Henderson, NV — Momentum Score, Home Values & Best-For

All states·Nevada·Henderson

Clark County · Las Vegas-Henderson-Paradise · population 350,039

Growing fastRenter-friendlyBig-city amenities
Henderson, NV
Image: Wikipedia · Henderson, Nevada
OverviewCost of livingMoving guide
View watchlist →
61
Stable
Momentum score · 0–100

Where Henderson stands

Population growing 2.5% per year.

Median home $487,098
1-year -2.4%
5-yr CAGR +4.9%
vs 5-yr peak -3.4%
Population +2.5%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-07$487k$242k$336k$430k$525k201620182020202220242026

Lifestyle scores

🚶
Walkability
35/100
Car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
38/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
95/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,805/mo$1,393$1,659$1,925202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent127122100120202220242026

Rent vs buy

Price-to-rent ratio: 22.5
Lean rent

At a 22.5 price-to-rent ratio, the math is starting to lean toward renting in Henderson. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
38 · w22%
Home 5-yr CAGR
65 · w22%
Distance from peak
69 · w18%
Population growth
85 · w16%
Rent YoY
44 · w12%
Home 10-yr CAGR
71 · w10%
Long thesis

Henderson has held up across the cycle: home values at $487,098 with +4.9% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Henderson's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Henderson

Henderson is a city in Clark County, Nevada, with an estimated population of 350,039. It anchors the Las Vegas-Henderson-Paradise metro area. The population has grown 2.5% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Henderson is $487,098 as of 2026-04, down 2.4% over the last 12 months. Over the last five years, home values have averaged +4.9% annual growth (-3.4% from the 5-year peak). Rents in Henderson average $1,805 per month, roughly flat year-over-year (-0.1%). The composite momentum score is 61 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●People are voting with their feet: population growing 2.5% per year since 2020 — that’s faster than ~80% of US cities.
○The data is the data: Henderson has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Cooling: -2.4% over the trailing year — momentum has stalled.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Henderson (Wikipedia)

Henderson is a city in Clark County, Nevada, United States, about 16 miles (26 km) southeast of Las Vegas. It is the 2nd most populous city in Nevada, after Las Vegas, with 317,610 residents as of the 2020 census. The city is part of the Las Vegas Valley.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorMichelle Romero (R)
Area106.92 sq mi
Elevation1864 ft
MottoA Place to Call Home
Density2984.10/sq mi
Named forCharles Henderson

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Clark County right now.

NWS active alerts (NV)Nevada Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Clark County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Henderson

22 tracked · ranked by median home value
1Lake Las Vegas$698,558-3.3%
2Anthem$605,084-1.4%
3Westgate$575,543-1.6%
4Green Valley Ranch$569,168-0.3%
5Calico Ridge$560,053-2.7%
6Paradise Hills$543,504-1.2%
7MacDonald Ranch$537,633-3.4%
8West Henderson$535,197-2.6%
9McCullough Hills$520,049-1.6%
10Foothills$514,108-0.5%
11Green Valley South$459,369-3.3%
12River Mountain$451,778-1.8%
13Green Valley North$443,985-3.4%
14Black Mountain$439,232-1.9%
15Gibson Springs$436,608-3.0%
16Pittman$428,164-1.0%
17Highland Hills$426,264-2.1%
18Valley View$396,171-2.7%
19Whitney Ranch$391,648-1.7%
20Midway$374,381-2.8%
21Mission Hills$349,276-1.9%
22Townsite$335,400-2.1%

Cities like Henderson

North Las Vegas, NV63 · RisingLas Vegas, NV60 · StableReno, NV66 · RisingMesquite, NV62 · Rising

Run the numbers for Henderson

ToolCan I afford Henderson?Income → city shortlistToolROI on a Henderson rentalCap rate, cash-on-cash, DSCRToolCompare Henderson to anywhereSide-by-side up to 3 citiesToolHenderson cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
45° / 24°
avg high / low
Summer (Jul)
91° / 60°
avg high / low
Sunny days/yr
252
~69% of year
Annual precip
9″ rain
6″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
High
Flood
Low

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Las Vegas-Henderson-Paradise area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Henderson listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
38%
Very dry climate
Median household income
$71,600
Nevada state median
Top industries (state-level)
Tourism/GamingMiningLogistics

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Henderson

Explore other places with comparable momentum or affordability.

See all Nevada cities →    Browse best-of lists →