Henderson isn’t just Las Vegas’ quieter neighbor—it’s a magnet for families fleeing California taxes and snowbirds chasing 300 days of sun. The city absorbed 14,000 new residents last year yet added fewer than 4,000 single-family permits, tightening resale inventory to a 1.3-month supply—lower than metro Phoenix. That dynamic pushes median list prices past $465K, but deals still surface in emerging pockets like West Henderson’s Amador Ranch and Tuscany golf enclave, where builders dangle $10K incentives to use their preferred lender (incentives NMHL can often match or beat).

• Quick move-in inventory peaks March–May, when developers want to clear specs before summer slowdown.
• Older section-93 builds east of Boulder Highway trade at $90–$110 per square foot less than Green Valley, a sweet spot for renovation loans like FHA 203(k).
• Condo-tel units inside Lake Las Vegas are the only product type still soft—down 4% YoY—because lenders classify them as vacation homes; NMHL’s Portfolio-30yr product finances them at 20% down instead of the typical 40%.

If you’re relocating for Tesla, Switch, or the Raiders’ headquarters, note that purchase contracts written before your first Nevada paycheck require a lender familiar with offer-letter income qualification—something our underwriters handle daily.

Nevada’s 0.56% average property-tax rate ranks seventh-lowest nationally, but Henderson buyers still gasp when they see HOA dues. Anthem’s guard-gated country-club sections run $235–$285 per month; Inspirada’s parks and trails command $95–$125; older Green Valley neighborhoods without gates can dip to $35. Budgeting these fees into your debt-to-income ratio matters—on a $400K loan, a $250 HOA can reduce your purchase power by roughly $45K.

Special Improvement Districts (SIDs) are another Henderson quirk. Many master-plans finance infrastructure through SID bonds that add $400–$900 annually to your tax bill for 20–30 years. NMHL’s Loan Estimator automatically pulls SID data from Clark County so your disclosed payment is accurate on day 1, sparing you last-minute sticker shock.

Finally, count on solar-transfer premiums. Roughly 38% of Henderson resale listings include paid-off panels, which appraisers credit at $3–$4 per installed watt—about $15K on a 5 kW system. Our appraisers maintain a database of the five largest solar installers’ permits, helping support that value instead of letting underwriters treat it as personal property.

Clark County’s median household income sits at $65K, but Henderson’s is $85K—just enough to price many programs out of reach unless you target the right zip codes. Nevada’s Home Is Possible For Teachers covers up to $105K in income and still allows you to buy in 89011 (Anthem) or 89044 (Inspirada), while the standard HIP cap is $66,000. Combine either with NMHL’s 1% Down Plus program and you can purchase with as little as $4,000 out-of-pocket on a $400K home.

Henderson partners with Neighborhood Assistance Corporation of America (NACA) twice a year for purchase workshops at the Henderson Convention Center; attendees leave with a $0 down, no-PMI, below-market rate—typically 0.75% under conventional. Seats fill within 24 hours, so NMHL clients get early-bird registration plus a fast-track underwriting slot that trims two weeks off the closing timeline.

Credit-challenged buyers should explore the WISH Program through the City of Henderson’s housing division: it matches savings 3-to-1 up to $15K, turning $5K into $20K for down payment and closing costs. The grant is forgiven after five years of owner-occupancy, and NMHL has closed 43 WISH transactions in the last 18 months with an average 628 credit score.

With Nellis AFB 25 minutes north and the VA hospital in nearby North Las Vegas, Henderson quietly hosts thousands of veterans who don’t realize Clark County VA loan limits match conforming limits—meaning $0 down up to $766,550 in 2024. Combine that with Nevada’s disabled-veteran property-tax exemption (up to $30K assessed value) and monthly savings can exceed $150 on a $500K home.

Many Anthem and Inspirada builders now offer $5,000–$10K incentives for VA buyers, covering the funding fee or prepaids. NMHL’s VA FastTrack team closes in 18 days by ordering the appraisal upfront and scheduling termite inspections within 48 hours—a necessity when competing with cash offers on new construction.

If you already used a VA loan elsewhere, Henderson’s price appreciation makes refinancing into a conventional loan easier, restoring your entitlement for a second purchase. We recently helped a retired master sergeant rent out her $420K Summerlin townhome and buy a $475K Henderson ranch using restored entitlement—both deals closed the same week.

Henderson has quietly become a hub for tech start-ups, Only-Talent agencies, and cannabis-related businesses that write off massive expenses, making tax returns nearly useless for qualification. NMHL’s Bank-Statement program allows 12 or 24 months of personal or business statements; we add back a 50% expense factor for most industries or use the actual expense ratio your CPA provides if lower. Average approved DTI is 47%, and credit scores as low as 620 get a 90% LTV up to $1.2M.

Because Henderson’s appraiser pool is small, we’ve curated a panel that understands short-term-rental income from Airbnb hotspots around Lake Las Vegas; we can count 75% of that net income with only a two-year history, versus the standard one-year requirement. Self-employed doctors at the new Henderson Hospital have used this route to qualify for $700K physician builds in Ascaya with only 5% down.

Documentation is refreshingly simple: statements, a P&L letter-signed CPA, and two months reserves. No 4506-T transcripts, no K-1 hassles. For gig-economy drivers, we even accept statements showing consistent Square/PayPal deposits matched to 1099s—closing a Lyft driver on a $385K condo in Green Valley Ranch within 16 days.

Green Valley, the city’s first master-plan, is maturing into the walkable urban core. The District at Green Valley Ranch is expanding with 300 luxury apartments and a cinema revamp; expect 3–4% annual appreciation and homes built after 2000 holding under the crucial $500/psf mark. Investors eye 3-bed townhomes under $400K that rent to casino managers and hospital staff for $2,200–$2,400, hitting the 1% rule.

West Henderson—think Amador Ranch and Calico Ridge—is the next frontier. Land starts at $1.5M per acre, so builders are pushing $700K–$1M product, but the area feeds into the new 5-star elementary and a future stop on the proposed light-rail spur. Early buyers in 2021 have already gained $120K equity; values should track with infrastructure completion in 2027.

Lake Las Vegas is rebounding from its 2010 bust. New Hyatt resort amenities, a David Copperfield theater, and 300-slip marina upgrades are luring weekenders, pushing waterfront custom homes from $1.2M to $1.8M in 24 months. Condos under $500 psf still exist, and short-term rentals are legal with a simple city permit—an angle house-hackers love.

Finally, Inspirada continues to outpace national new-home absorption. Builders like Lennar and Tri Pointe are experimenting with attached single-family products (small-lot zero-liners) starting in the high $400s—perfect for buyers who need square footage but can’t touch the $550s in Anthem. HOA dues remain under $110 and the area is wired for Google Fiber, a quiet selling point for remote tech workers.