Selling in Henderson or Summerlin?A flat fee, not a commission.
Moving to Henderson and Summerlin?
Licensed local agents who list, negotiate and close your Las Vegas Valley home for one flat fee set by its price. Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.⁶
Not locked in until your home is listed. Cancel from your dashboard.
A licensed local buyer's agent for one flat fee set by the price of the home you buy, usually covered by the seller's contribution.¹
Henderson (353,289 people by the Census Bureau’s July 1, 2025 estimate) is Nevada’s second most populous city, Summerlin is the 22,500-acre master-planned community on the Las Vegas Valley’s western edge, and Landian works across both, and the city of Las Vegas between them, with licensed local agents. Sellers list on the MLS with a licensed local agent for one flat fee set by the home's price, not a commission: $5,999 flat for a home around $600,000. $7,999 flat for a home around $800,000. $9,999 flat for a home around $1,200,000. The fee is shown before you meet the agent, written into your agreement, and paid only at closing. Buyers get a buyer's agent on the same schedule, based on the price of the home they buy, usually covered by the seller's contribution; anything the seller contributes above it comes back as a rebate or closing credit where allowed.⁶
What's your home worth in Henderson?
Enter your address. We'll look up your home's value and show your flat fee, set by its price.
Henderson and Summerlin at a glance
Two sides of the valley, both above the core on price. Zillow put the typical home at $478,064 in Henderson and $715,008 in the Summerlin South neighborhood in September 2026, against $417,475 in the city of Las Vegas. Henderson has added about 36,500 residents since the 2020 Census, an 11.5% rise.
Henderson
Clark County
Residents
353,289
July 1, 2025 estimate
Median home value*
$484,900
Homeowners
66.1%
Average commute
24.3 min
Summerlin South
Census-designated place, Clark County
Residents
31,354
ACS 2020-2024
Median home value*
$672,400
Homeowners
70.0%
Average commute
23.4 min
U.S. Census Bureau figures: Henderson residents are the Bureau’s July 1, 2025 city population estimate; Summerlin South residents, *median value of owner-occupied homes, homeowners (owner-occupied share of occupied homes) and mean travel time to work are American Community Survey 2020-2024 figures, so recent sale prices can run higher. Summerlin South is the Census’s slice of Summerlin south of Charleston Boulevard; the full master plan counts about 127,000 residents (Summerlin, 2026).
Living in Henderson and Summerlin
A WWII plant town that grew into Nevada’s second city, a 22,500-acre master plan built against Red Rock Canyon, and a resort village wrapped around its own lake.
Water Street, downtown Henderson
Henderson
From a wartime magnesium plant to Nevada’s second city
Henderson exists because of magnesium. Basic Magnesium broke ground on September 15, 1941, months before Pearl Harbor, and at its peak the plant employed 14,000 workers producing a metal the National Park Service calls a vital component of wartime aircraft and incendiary bombs; the townsite homes built for them in 1942 became the city, incorporated on April 16, 1953 and named for U.S. Senator Charles B. Henderson. In December 2023 the Park Service named Henderson and Boulder City, jointly, an American World War II Heritage City.
Water Street, the original main street, anchors a downtown district that is visibly filling in: new condos, restaurants, bars and shops, including the 151-unit Watermark building, which was almost fully leased when local news checked in October 2026. Across the city, a December 2025 city release counts more than 75 parks and 300 miles of trails, and the Henderson Bird Viewing Preserve puts about 140 acres and nine ponds on the eastern edge of the Pacific Flyway.
Summerlin is named for Jean Amelia Summerlin, Howard Hughes’ grandmother, and rims the western edge of the Las Vegas Valley on 22,500 acres that Hughes’ successor companies have been building since about 1990, when the first leg of Summerlin Parkway opened. The community counts about 127,000 residents today and projects roughly 200,000 at completion; its developer, Howard Hughes, says about 5,000 gross acres remain reserved for future growth. A 1988 land exchange with the Bureau of Land Management set the community’s western boundary to, in Summerlin’s words, forever protect Red Rock Canyon.
Day to day that means 300-plus parks, 200-plus miles of interconnected trails, ten golf courses and 26 public, private and charter schools. Downtown Summerlin opened in 2014 with more than 800,000 square feet of open-air retail and now holds City National Arena, the Vegas Golden Knights’ practice facility (2017), and Las Vegas Ballpark, home of the Triple-A Las Vegas Aviators.
On Henderson’s eastern edge, Lake Las Vegas wraps resort villages, golf greens and custom-lot neighborhoods around its own reservoir inside a 3,600-acre master plan that markets itself as 25 minutes from the Las Vegas Strip. The community lists two golf clubs, Reflection Bay Golf Club and SouthShore Country Club, and two resorts, a Westin and a Hilton, along the shore, and its only townhome community currently selling is going up inside the plan.
Zillow put the typical Lake Las Vegas home value at $684,617 in September 2026, the highest of Henderson’s big master plans, and the water changes the checklist: on a shoreline or golf-course lot, ask what the association covers and get the resale package early.
What the numbers say about demand on the valley’s two master-planned flanks.
Still growing
The Census Bureau estimates Henderson grew from 316,736 at the April 2020 Census to 353,289 on July 1, 2025, an 11.5% rise that keeps it Nevada’s second most populous city. Summerlin projects about 200,000 residents at completion, with about 5,000 gross acres still reserved for growth (Howard Hughes).
Jobs are moving in
Google broke ground on its first Henderson data center in 2019 and says it has invested more than $6 billion in Nevada. The Las Vegas Raiders built their headquarters in Henderson: a three-story, 135,000-square-foot office and a 150,000-square-foot field house, opened in 2020.
Water Street is filling in
Downtown Henderson’s redevelopment is now visible on the ground, local news reported in October 2026: new condos, restaurants, bars and shops along Water Street, with the 151-unit Watermark building almost fully leased.
More choice for buyers
Las Vegas REALTORS counted 2,169 September 2026 sales at a $470,000 single-family median, level with a year earlier, with 7,995 single-family homes listed without an offer, up 6.6% in a year, and a five-month supply, up from about four.
What homes here look like
Master-planned villages on both sides of the valley, mostly owned by the people who live in them: 66.1% of occupied Henderson homes and 70.0% in the Summerlin South CDP are owner-occupied (ACS 2020-2024). The same survey puts the median owner-occupied home at $484,900 in Henderson and $672,400 in Summerlin South; Zillow’s typical values for September 2026 were $478,064 for Henderson, $715,008 for the Summerlin South neighborhood and $621,439 for Summerlin North, against $417,475 in the city of Las Vegas.
Henderson’s master plans
Zillow’s September 2026 typical values by neighborhood: Anthem $591,019, Green Valley Ranch $558,321, MacDonald Ranch $525,314. Cadence, on the east side, is building out around a park of nearly 50 acres (per its developer).
Summerlin
Zillow’s September 2026 typical values: $715,008 in Summerlin South and $621,439 in Summerlin North, against the Summerlin South CDP’s $672,400 ACS median. Villages date from about 1990 onward, so ask when yours was built and what its association covers.
Lake Las Vegas
Zillow’s typical value was $684,617 in September 2026 inside the 3,600-acre lakeside master plan, where resort, golf and custom-lot neighborhoods meet the shore.
Schools
Henderson, Summerlin and the rest of Clark County are served by one district: the Clark County School District, which calls itself the nation’s fifth-largest and educates approximately 280,000 students across 370-plus schools and nearly 7,900 square miles. Within the master plan, Summerlin counts 26 public, private and charter schools. Attendance zones follow the street address and are reviewed annually, so check a specific home with the district’s zoning search.
The Census puts the average commute at 24.3 minutes in Henderson and 23.4 in Summerlin South (ACS 2020-2024). The I-215 Beltway links the two directly, arcing around the valley’s south and west sides, and I-515/US 93-95 runs through Henderson toward downtown Las Vegas. Interstate 11 now runs past Henderson’s southeast side toward Arizona: its Boulder City bypass leg opened in August 2018, cutting drive times to Arizona by up to 30 minutes, local news reported.
On Summerlin’s side, Summerlin Parkway connects the villages to US 95, and Red Rock Canyon’s visitor area sits 17 miles west of the Las Vegas Strip on Charleston Boulevard/State Route 159 (BLM). In east Henderson, Lake Las Vegas puts itself 25 minutes from the Strip, and Henderson Executive Airport, minutes from the Strip by the county’s description, handles private aviation.
Red rock, petroglyphs and America’s first national recreation area
Both communities end at protected land. West of Summerlin, Red Rock Canyon became Nevada’s first National Conservation Area in 1990, covers approximately 198,000 acres and draws around three million visitors a year to its 13-mile scenic drive (BLM). Directly south of Henderson, Sloan Canyon National Conservation Area protects 48,438 acres whose petroglyph site holds more than 300 rock art panels with 1,700 individual design elements.
East of Henderson the water starts. Lake Mead National Recreation Area, which became America’s first national recreation area in 1964, spreads across 1.5 million acres and drew about 6.1 million recreation visits in 2025, a top-10 figure across the National Park System (NPS). The River Mountains Loop Trail runs a paved loop of about 34 miles around the River Mountains, linking Lake Mead, Henderson and Boulder City, and Clark County Wetlands Park spans 2,900 acres with a 210-acre nature preserve and five trailheads on the valley’s eastern edge.
Red Rock Canyon
Nevada’s first National Conservation Area (1990): approximately 198,000 acres, a 13-mile scenic drive and around three million visitors a year, 17 miles west of the Strip and right over Summerlin’s western boundary (BLM).
Sloan Canyon
South of Henderson, 48,438 acres of conservation land whose petroglyph site holds more than 300 rock art panels with 1,700 individual design elements (BLM).
Lake Mead and the River Mountains
America’s first national recreation area (1964): 1.5 million acres and about 6.1 million recreation visits in 2025, a top-10 National Park System figure. The paved River Mountains Loop Trail circles the range between it and Henderson for about 34 miles.
Petroglyphs at Sloan Canyon, south of Henderson
Buying in Henderson or Summerlin: taxes and boundaries
Nevada does not impose a state income tax on individuals (Nevada Department of Taxation). On property tax, Nevada law (NRS 361.4723) gives a partial abatement that caps the yearly rise in the tax bill at 3% on an owner’s primary residence; residences that are not owner-occupied carry a cap of up to 8%, so file the county’s primary-residence claim after you close (Clark County).
Boundaries here are not what the map suggests. Summerlin is not one jurisdiction: Summerlin North and West sit inside the city of Las Vegas (Ward 2), while Summerlin South is an unincorporated town of 6,129 acres administered by Clark County. Henderson is its own city. In any of the master plans, villages are association-governed, so ask for the association’s resale package early: what it covers, what it charges and what it has planned.
Three example prices across Henderson and Summerlin, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $5,999 flat for a home around $600,000. $7,999 flat for a home around $800,000. $9,999 flat for a home around $1,200,000.⁶
On a home around $600,000
Traditional listing side (2.5%)$15,000
1% service (about $3,000 minimum)$6,000
Landian flat fee$5,999
$9,001⁵⁶
more in your pocket than a traditional listing
On a home around $800,000
Traditional listing side (2.5%)$20,000
1% service (about $3,000 minimum)$8,000
Landian flat fee$7,999
$12,001⁵⁶
more in your pocket than a traditional listing
On a home around $1,200,000
Traditional listing side (2.5%)$30,000
1% service (about $3,000 minimum)$12,000
Landian flat fee$9,999
$20,001⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$7,999 flat for a home around $800,000. That’s 1%, and it never becomes a percentage.
Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
The same three steps as everywhere on Landian, with licensed agents who work Henderson, Summerlin and the rest of the Las Vegas Valley.
1
Book online
Enter your address and expected price. Your flat fee shows right away; pick a consultation time.
2
Compare agents
Licensed local agents who accept your fee answer. You compare their cards (rating, experience, response time) and choose.
3
Meet and list
Meet your agent, then decide. Nothing is exclusive until your home is listed, and you can cancel from your dashboard.
Red Rock Canyon, west of Summerlin
Moving to Henderson and Summerlin?How buying in Henderson and Summerlin works
Moving for Red Rock, the trails or a master-planned village? Tell us which neighborhoods you are watching and you are matched with a licensed buyer’s agent who works the Las Vegas Valley.
A licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.¹
How much does it cost to sell a house in Henderson or Summerlin with Landian?
One flat fee set by your home's price, not a percentage: $5,999 flat for a home around $600,000. $7,999 flat for a home around $800,000. $9,999 flat for a home around $1,200,000. It is shown before you meet your agent, written into your agreement, and paid from your proceeds at closing. Nothing upfront.
Is the fee the same in Henderson and Summerlin?
Yes. The schedule is set by the home's price, not by the town, so a home at the same price pays the same flat fee anywhere in Nevada. Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
Does Landian have agents in Henderson and Summerlin?
Yes. Landian has office pages for Henderson and Las Vegas and matches you with licensed local agents within about 75 miles of your home, so Summerlin, Green Valley, Anthem and Lake Las Vegas are covered. Agents who accept your fee answer, and you compare them before anyone calls.
Is Summerlin part of Las Vegas?
Partly. Summerlin North and West are inside the city of Las Vegas, in Ward 2, while Summerlin South is an unincorporated town of 6,129 acres administered by Clark County. Henderson is a separate city, incorporated in 1953 and now Nevada’s second most populous.
Which school district serves Henderson and Summerlin?
The Clark County School District, which calls itself the nation’s fifth-largest, with approximately 280,000 students in 370-plus schools. Zones follow the street address and are reviewed annually, so use the district’s zoning search for a specific home.
How do property taxes work in Nevada?
Nevada has no state income tax on individuals, and NRS 361.4723 caps the yearly rise in the property tax bill at 3% for an owner’s primary residence; other residences carry a cap of up to 8%. File the primary-residence claim with Clark County after closing.
How far are Henderson and Summerlin from the Strip?
Red Rock Canyon, over Summerlin’s western boundary, is 17 miles west of the Las Vegas Strip by BLM’s description, and Lake Las Vegas, in east Henderson, markets itself as 25 minutes from the Strip. Day to day, the Census puts the average commute at 24.3 minutes in Henderson and 23.4 in Summerlin South.
Was Henderson really built to make magnesium?
Yes. Basic Magnesium broke ground on September 15, 1941, employed 14,000 workers at its peak and supplied magnesium for wartime aircraft and incendiary bombs (National Park Service). The townsite grew into the city of Henderson, incorporated in 1953, and in December 2023 the Park Service named Henderson and Boulder City an American World War II Heritage City.
How does buying a home in Henderson or Summerlin work with Landian?
You get a licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.
What's your home worth in Henderson?
Enter your address. We'll look up your home's value and show your flat fee, set by its price.
Looking at homes in Henderson?
Get matched with a licensed buyer's agent who works the area, for a flat fee set by the price of the home you buy.
⁶Flat listing fee by expected price: $5,999 from $600K; $6,999 from $700K; $7,999 from $800K; $8,999 from $900K; $9,999 from $1M; $11,999 from $1.25M; $14,999 from $1.5M; $19,999 from $2M; lower below $600K. Based on the higher of the price you enter and a third-party estimate of your home’s value, and written into your Client Agreement before you meet an agent. If your listing price falls in a higher step, the fee follows the schedule; it never rises after your home is listed. Under $500K the fee you see is final; from $500K an agent may propose a different amount before you choose them, always under 1% of your expected price. Payable only at closing. Buyer-side fees use the same steps on the price of the home you buy and are usually covered by the seller’s contribution.
⁵Seller savings are estimated against a 2.5% listing-side commission on the final sale price. Commissions are not set by law and are negotiable, so actual savings vary by market, agent and property. The fee shown is the flat listing-side fee for the home’s price, set on Landian before the seller met the agent.
¹Rebates available where jurisdictional laws permit. Excludes AL, AK, KS, LA, MS, MO, OK, OR, TN. Seller credits may be requested as an alternative to rebates in restricted jurisdictions.
