Henderson
Market Report

The number that matters

Henderson is the fastest-moving major area in the valley right now — homes are selling in about five weeks, and values are up about 5% on last year. Which master plan you shop still matters: Cadence sits near the area median, while Inspirada and Green Valley Ranch run above it.

The valley-wide median existing single-family price held essentially flat at $475,000 in August — down $5,000 from July and about 1% below a year ago — while closed single-family sales ran about 2% behind last August. Listings without an offer are up about 5% on a year ago, to roughly 4.2 months of supply: a market cooling gently, not falling.

Where Henderson sits in the valley

Henderson is second of the six valley submarkets by median price. The bar below is Henderson; the rest are shown for context.

Who is gaining, who is giving back

Year-over-year change separates the valley more clearly than the headline price does. Green is up on last year, red is down.

Days on market is the other half of the picture — a soft price with a fast sale means buyers are there and sellers are meeting them. Henderson is averaging 35 days.

Inside Henderson

Cadence and its neighbours priced against the rest of the valley’s master plans. Highlighted bars are in Henderson.

These are resale medians. New construction prices separately, and the gap catches people out: base prices exclude lot premiums and design-centre upgrades, which add up by the time the home is finished. Pricing the finished house rather than the advertised one is most of the work.

Rates, and why builders are competing on them

The 30-year fixed is around 7.03%, against a low of 6.38% earlier this year.

Builders would rather protect the posted price of a community and compete on everything else. A price cut is public, permanent, and it reprices every neighbour. A rate buydown is quiet, expires on a date of their choosing, and can be withdrawn next month. That is why the flexibility lives in the financing — and why two homes at the same list price can be thousands of dollars a year apart.

Three things worth asking

• What is the lot premium? In Henderson the spread between the worst and best homesite in one phase can be larger than the price difference between two floor plans.
• Is there an SID or LID on this parcel? Newer master plans in this valley often carry a special assessment attached to the dirt, not to you. Ask for the outstanding balance, the annual payment and the years remaining, in writing.
• What did the last three homes in this phase actually close at? Not the base price of the plan. That single question moves you from the marketing number to the real one.