The Housing Market in Henderson Today
Henderson, Nevada’s second-largest city, has seen its housing market evolve significantly in recent years. As the Las Vegas metro area continues to grow, Henderson has become an increasingly popular place to live for those seeking a suburban lifestyle with easy access to the amenities of a major city. However, this popularity has come with rising housing costs.
Over the past decade, inventory has tightened in Henderson as demand for housing has outpaced supply. This has led to steady increases in both home prices and rents. At the same time, new housing developments are rising in various parts of the city, particularly in the downtown area and along major transportation corridors. These developments are helping to meet some of the demand, but prices remain high.
Renting in Henderson: What’s Typical?
For those looking to rent in Henderson, prices vary depending on the size and location of the apartment. As of 2025, the average rent for a one-bedroom apartment in Henderson is around $1,400 per month, while a two-bedroom typically goes for about $1,800. These prices are slightly higher than the Las Vegas metro average, reflecting Henderson’s status as a desirable suburb.
Rent prices in Henderson have been on an upward trajectory for several years, with annual increases averaging around 3-5%. This trend is expected to continue, although the pace of rent growth may slow somewhat as more new apartment complexes come online. In terms of availability, the rental vacancy rate in Henderson is relatively low, hovering around 5%. This can make it challenging to find an apartment, particularly in popular areas like Green Valley and MacDonald Ranch.
Henderson’s renter population is diverse, including young professionals, families, and retirees. Many renters are drawn to the city’s high-quality schools, safe neighborhoods, and abundant parks and recreation opportunities. Some of the most popular areas for renters include the Water Street District downtown, which offers walkable access to shops and restaurants, and the Green Valley area, which features numerous apartment complexes and is close to major employers.
Owning a Home in Henderson
For those looking to buy a home in Henderson, the median home price as of 2025 is around $450,000. At this price point, a typical buyer with a 20% down payment and a 30-year mortgage at 3.5% interest could expect a monthly mortgage payment of about $1,600. However, this is just one part of the cost of homeownership.
In addition to the mortgage, Henderson homeowners need to budget for property taxes, insurance, and in many cases, homeowners association (HOA) dues. Property taxes in Henderson are around 0.7% of a home’s assessed value, which translates to about $3,150 per year for a $450,000 home. Homeowners insurance costs vary but typically range from $800 to $1,500 per year. HOA dues are common in Henderson, particularly in newer developments, and can range from $100 to $500 per month.
Renters vs. Homeowners: Who Lives Where?
Henderson’s homeownership rate is around 65%, which is higher than the national average. This reflects the city’s large stock of single-family homes and its appeal to families and retirees. However, the high cost of buying a home is a significant barrier for many, particularly for younger residents and those with lower incomes.
Renters in Henderson are more likely to be younger, with many in their 20s and 30s. They are also more likely to live in multi-family buildings and in the city’s more urban areas. Homeowners, on the other hand, tend to be older and more established, with many in their 40s, 50s, and beyond. They are more likely to live in single-family homes and in the city’s more suburban neighborhoods.
Despite these general trends, there is significant diversity within both the renter and homeowner populations. Many young families rent homes in Henderson, while some retirees choose to downsize to apartments. Cultural factors also play a role, with some groups more likely to rent or own based on traditional norms and financial practices.
Table: Typical Monthly Housing Costs in Henderson
Here’s what housing costs might look like each month in Henderson:
| Cost | Renting (1BR) | Renting (2BR) | Owning |
|---|---|---|---|
| Rent/Mortgage | $1,400 | $1,800 | $1,600 |
| Property Tax | – | – | $263 |
| Utilities | $120 | $150 | $250 |
| Insurance | $15 | $15 | $100 |
| HOA | – | – | $250 |
| Total | $1,535 | $1,965 | $2,463 |
Estimates reflect mid-range properties and average usage.
What’s Driving Costs Up or Down?
Several factors are influencing housing costs in Henderson. On the demand side, the city’s strong job market and high quality of life continue to attract new residents. Major employers like the Raiders football team and Amazon have set up operations in Henderson, bringing new jobs and driving demand for housing.
On the supply side, Henderson has seen steady construction of new housing in recent years, but it hasn’t been enough to keep pace with demand. Zoning restrictions and land availability limit how quickly and where new homes can be built. Rising construction costs, fueled by labor shortages and price increases for materials like lumber, are also pushing up the price of new homes.
FAQs About Housing in Henderson
- Is Henderson affordable to live in? Compared to many other parts of the country, Henderson has a relatively high cost of living, particularly when it comes to housing. However, incomes in Henderson are also higher than average, which helps offset some of these costs.
- Why are housing prices changing? Housing prices in Henderson are influenced by a complex mix of factors, including population growth, economic conditions, construction costs, and zoning policies. In recent years, prices have been driven up primarily by strong demand and limited supply.
- How does Henderson compare to nearby cities? Housing costs in Henderson are generally higher than in Las Vegas but lower than in some of the more expensive suburbs like Summerlin. Compared to cities in other states, Henderson is less expensive than many coastal metros but pricier than most midwestern and southern cities.
Making Smart Housing Decisions in Henderson
For those looking to rent or buy in Henderson, it’s important to carefully consider your budget and long-term financial goals. Renting can provide more flexibility and lower upfront costs, but owning a home can be a good investment and may offer more stability. It’s also important to factor in additional costs beyond just rent or mortgage payments, such as utilities, insurance, and maintenance.
Regardless of whether you choose to rent or buy, it’s wise to look at the big picture of the cost of living in Henderson. Housing is just one piece of the puzzle. Transportation, food, healthcare, and other expenses also need to be considered. By taking a comprehensive approach to budgeting and financial planning, you can make the best housing decision for your unique situation and goals.