Moving to Cadence, Henderson NV: New Homes vs Resale, Prices, Buildout and Costs (2026)

By Mike Roland, Nevada license S.0177048 | Published November 10, 2026 | Updated November 10, 2026 | Read time: about 24 minutes

Short answer: Moving to Cadence means buying into a Henderson master plan (ZIP 89011) where about 7 in 10 recent closings were new 2026 homes, yet most of the homes listed today are resales. My MLS pull on November 10, 2026 shows 157 closed single-family sales in the last 90 days at a median of $535,000, and 165 active listings with a median ask of $530,000.

The three numbers I would set side by side before choosing a house here are the HOA total for that exact neighborhood, the improvement district answer in writing, and the monthly payment at today's 7.18 percent rate. This guide gives you the data for each, dated, and tells you where the public record runs out.

Verdict box (data as of November 10, 2026): Closed sales, last 90 days: 157 single-family homes, median $535,000, median $233 per square foot, median 40 days to close. Active listings: 165, median ask $530,000, median 70 days on market. New-construction share of closings: 111 of 157 (71 percent). New-construction share of active listings: 57 of 165 (35 percent). Tax rate: 2.9613 per $100 of assessed value (FY 2026-27). Freddie Mac 30-year rate: 7.18 percent (November 5, 2026). Source: my MLS pull, Las Vegas REALTORS MLS, single-family residential, community name Cadence.

Key takeaways

• The sales and the shelf are different markets. New construction made up 71 percent of closings but only 35 percent of active listings, so the resale homes you can tour today have been on the market longer (median 75 days) than the new ones (median 58 days).
• Price bands are crowded in the $450,000 to $550,000 range. 68 of 157 closings and 73 of 165 listings sit in those two bands, which is where the choice between a smaller new home and a larger older one gets made.
• Size, not just price, separates the bands. The median closed home under $450,000 had 1,672 square feet. The median above $700,000 had 4,104.
• Cadence is still being built. The Review-Journal reported about 2,500 homes left to sell as of late July 2025, so expect construction near your street for years.
• The HOA total and improvement district status need written answers. I could not verify either from a primary source, so I did not guess.

Table of contents

1. What does moving to Cadence look like at a glance?
2. How much of Cadence is built, and how much is left?
3. Why do most Cadence closings come from new homes while most listings are resales?
4. What do Cadence homes sell for in each price band?
5. How big are the homes, and how long do they take to sell?
6. What are the HOA dues and assessments in Cadence?
7. What is the monthly cost: tax plus a payment at 7.18%?
8. How do you get around Cadence, and what is being built nearby?
9. What should I see in person, and in what order?
10. What do I set up in the first 90 days?
11. Featured community: what is Cadence, in detail?
12. Frequently asked questions about moving to Cadence
13. How can The Roland Team help with a Cadence move?

What does moving to Cadence look like at a glance?

Cadence is a roughly 2,200 acre master plan in east Henderson, developed by The LandWell Company, with first home sales in December 2014 according to the Las Vegas Review-Journal. It sits along Lake Mead Parkway and Boulder Highway. If you want the community overview first, our Cadence real estate page lists the current homes for sale. This guide is the moving checklist behind that page.

I am writing this one around a single question: what is being built, what is already built, and what does that mean for the home you can actually buy this month? Most master plan guides lead with amenities. In Cadence the more useful lens is the mix of new and resale, because it changes price, timeline and what you can negotiate.

Two facts in the table are worth reading slowly. First, the typical asking price per square foot ($250) is higher than the typical closed price per square foot ($233). Asking prices are what sellers hope for, and closed prices include builder incentives and negotiation, so a gap like this is normal, but it is the reason I never price a home off the listing alone. Second, the median active home has been listed for 70 days while the median closed home took 40, which tells you the homes that sell quickly are not the ones still on the shelf.

For the broader move, our Moving to Henderson guide covers city-wide costs, and our moving to Las Vegas page covers the valley overall. I am Mike Roland, #6 in Nevada by units sold (RealTrends Verified), and #1 individual agent in Henderson by homes sold in 2025 (RealTrends Verified), and my team has sold 1,000+ homes with 800+ five-star reviews. That is the context for the numbers here, not a substitute for them.

How much of Cadence is built, and how much is left?

Cadence is one of the best-selling master plans in the country, and the public record on how much remains is partial. The Review-Journal, citing Landwell, reported that 7,070 homes had sold since December 2014 and about 2,500 were left to sell as of late July 2025. The same report gave 1,386 sales for 2024, a No. 3 national ranking, up 44 percent from 964 in 2023.

Here is how I read it. A master plan that closes 650 to 1,400 homes a year is not a finished neighborhood. If you buy a lot or a new home on the edge of an active phase, you are agreeing to live next to construction for a period you cannot fix in advance. If you buy a resale in an early village (first sales began in December 2014), the streets, landscaping and nearby parks are already in place.

One loose end I want to be upfront about: marketing pages cite more than 13,000 planned homes, an earlier developer statement gave 12,250, and the Review-Journal sold-plus-remaining count lands near 9,600. I do not reconcile those numbers because I cannot, and I would not repeat any one of them as settled. If the number of future homes matters to your decision, ask the builder or LandWell in writing.

Six questions to put to any Cadence builder in writing

1. What is the completion date for this exact lot, and what happens to my rate lock if it slips?
2. What are the master association dues and the sub association dues for this address today, and what are the planned increases?
3. Is there any improvement district, special assessment or other charge on this parcel that is not on the property tax bill?
4. What is under construction on the lots and parcels next to and behind this home, and what is planned for the open land nearby?
5. Which incentives require your preferred lender, and what is the rate and cost if I use my own?
6. What is included in the base price (landscaping, window coverings, appliances, flooring) and what is an upgrade?

I ask the same six of every builder because the answers are comparable on paper. A sales office that answers all six without hedging is easy to compare with one that cannot, and a sales office that will not put answers in writing has told you something too.

Why do most Cadence closings come from new homes while most listings are resales?

The gap between what closes and what is listed is the most useful pattern in this pull. Of the 157 closings, 111 were built in 2026 and 46 were built earlier. Of the 165 active listings, 57 were built in 2026 and 108 were built earlier. New homes are being absorbed faster than resales are.

A few things follow from the table. Homes built in 2026 sold for a median of $535,000 and had a median of 2,436 square feet, which is larger than any other group, so the median price per square foot ($233) is below the 2020 to 2022 group ($259). In plain terms, a new Cadence home gave buyers more house per dollar than a home built in 2020 to 2022 in this window. That is the opposite of what many people assume, and it is why I would never rule out new construction on price alone.

On the shelf the picture reverses. Active 2026-built homes carry a median ask of $512,500 and 58 days on market. Active homes built earlier carry a median ask of $531,000 and 75 days. A resale listed for 75 days is a negotiating conversation. A builder inventory home listed for 58 days is also a negotiating conversation, but the levers differ: the resale seller can move price, and the builder may prefer to offer closing cost help or a rate buydown through its preferred lender. I would ask for both in writing and compare the total cost, not the headline number.

A worked example: new inventory home versus resale, same rate

Take the median asking prices from the active list, $512,500 for a 2026-built home and $531,000 for an older one, and finance each with 10 percent down at the November 5 rate of 7.18 percent. The new home means a loan of $461,250 and principal and interest of about $3,125 a month. The resale means a loan of $477,900 and about $3,237 a month. The gap is roughly $113 a month before taxes, insurance and dues, and it can disappear or flip with one incentive.

A rule of thumb I use at this rate: every $10,000 you finance adds about $68 a month in principal and interest (30-year fixed at 7.18 percent, my arithmetic). So a $10,000 price reduction on a loan at 90 percent financed is worth about $61 a month, and a $10,000 closing cost credit is worth less on the monthly payment than the same amount off the price, because the credit does not lower the loan. Whether you take the credit or the price cut depends on cash at closing, and your lender can tell you which one your loan program allows.

For a side by side with the other big Henderson master plan, read our Cadence vs Inspirada comparison and the Moving to Inspirada guide.

What do Cadence homes sell for in each price band?

I split the closings and listings into the same six price bands so you can see where the shelf is thick and where it is thin. Months of supply here is my arithmetic: active listings divided by closings per month (90 day closings divided by three). It is a rough pace measure for one community, not an official statistic.

The tightest band is $550,000 to $599,999 at 2.2 months of supply, and it is also the band where closed homes took the longest to sell (65 days), which looks contradictory until you notice the size jump: the median closed home in that band had 2,640 square feet, 521 more than the band below. These are larger homes that sell less often but, when they do, there are fewer on the shelf. The $500,000 to $549,999 band has the most listings (39) and the longest supply (3.8 months), so a buyer in that range has the most choice.

The $700,000 and up band is small (10 closings) but worth a note. Those closings had a median of 4,104 square feet at $188 per square foot, and they sold in a median of 18 days. With only 10 sales I would not lean on that days figure, but the price per square foot tells you why larger Cadence homes are the value story on paper.

If you want to compare the same exercise in another price conversation, see our Moving to Summerlin price tier guide and our Henderson homes under $600,000 with a pool.

How big are the homes, and how long do they take to sell?

Size is the cleanest way to understand what a dollar buys in a master plan with many builders. I split the 157 closings into five living-area bands.

The price per square foot falls as the homes get bigger, from $280 under 1,600 square feet to $196 at 2,800 and above. That is the common pattern in Las Vegas new construction, and it means stepping up from the 2,000 to 2,399 band to the 2,400 to 2,799 band cost about $75,000 at the median. Whether that is worth it is a household decision, not a data one.

Two more splits from the same pull. By stories, 113 of the 157 closings were two story, 36 were one story (including one listed as one level), 7 were three story and one was listed as one or two story. By bedrooms, the medians were $491,950 for three bedroom homes (53 sales), $557,475 for four bedrooms (64 sales) and $559,990 for five bedrooms (20 sales). The two and six bedroom groups (11 and 9 sales) mix very different products, including attached homes, so I would not read a trend into them.

More than a third of today's active listings (60 of 165) have been on the market over 90 days, compared with about a quarter of closings. That long tail is where the negotiating room is. It does not mean those homes are priced wrong, since a long listing can reflect a view, a lot, an interior or a sub association, but it is the group I would ask about first on a tour day. The monthly closing pace in the same pull was 41 closings from August 12 to August 31, 66 in September, 42 in October and 8 in the first ten days of November, so the shelf is being worked, not stuck.

What are the HOA dues and assessments in Cadence?

Here is where I am going to be direct with you. I could not verify a master association dollar amount for Cadence from a primary source this week, so this post does not print one. Older promotional numbers float around, and the right figure depends on the village and sometimes the street. The MLS carries an association fee field on each listing, and that is the figure to use for a specific house, confirmed against the HOA's own budget.

The structure matters more than any single number. In a plan like Cadence, expect a master association that covers shared parks, trails and events, plus sub associations in many neighborhoods for streets, landscaping or private amenities. The age restricted (55+) neighborhood, Heritage at Cadence, has its own structure. Build-to-rent and apartment neighborhoods are not owner HOAs at all. Which of those you are in changes both the bill and the rules.

For special assessments, the developer's public FAQ has been reported as saying there is no improvement district fee, but I could not retrieve that statement from a primary source, and some townhome or condo neighborhoods may carry other charges. Do not rely on a marketing sentence. Three items, in writing, before you offer: the current HOA budget and reserve study for the sub association, the Nevada resale package for a resale (or the builder disclosure for a new home), and a search of the City of Henderson LID and special assessment page for the parcel. Our Inspirada guide shows what a documented improvement district looks like, and that contrast is why I ask.

What is the monthly cost: tax plus a payment at 7.18%?

The rate that matters is the Freddie Mac survey: 7.18 percent for a 30-year fixed loan as of November 5, 2026, and 6.57 percent for 15 years, per Freddie Mac. The next survey is due November 12, so check it before you run numbers for a real offer. For a wider view of whether to wait, see our wait-for-rates guide.

Take the median closed price of $535,000 with 10 percent down. The loan is $481,500, and principal and interest is about $3,262 a month. Add property tax, homeowners insurance and the HOA total, and the real monthly cost is higher. I leave the lender math to your lender, which is the right lane for it, so treat this table as a way to compare houses, not a quote.

Next, property tax. The Clark County Treasurer lists FY 2026-27 rate 2.9613 for all of the Henderson districts, including the redevelopment districts, so the rate is the same whichever Henderson tax code an address falls in. Nevada assesses at 35 percent of taxable value, and taxable value (land plus depreciated improvements) is set by the County Assessor, not by the price you pay. That is why a new $535,000 home can carry a lower taxable value than the price suggests.

As an example of the arithmetic, at the FY 2026-27 Henderson rate of 2.9613 per $100 of assessed value, a taxable value of $250,000 produces gross tax of about $2,591 a year ($216 a month), $300,000 produces $3,109 ($259 a month), $350,000 produces $3,628 ($302 a month) and $400,000 produces $4,146 ($345 a month). That is my arithmetic (taxable value x 35% x 2.9613 / 100) from the Treasurer rate page, before abatement and before the owner-occupied cap, and taxable value is not the sale price.

The owner-occupied cap limits how fast the bill can rise year to year once you claim the primary residence status with the Assessor, so file for it in your first month. For an actual number on a specific house, look up the parcel on the county assessor site rather than using my table, and the first year's bill on a new home can step up after the first reassessment of the finished house.

How do you get around Cadence, and what is being built nearby?

I am leaving out drive times to the Strip, the airport and the nearest hospital, because I did not pull them from a dated mapping source this run, and a guessed number is worse than none. Use your own address and the hours you would actually drive. What I can give you is the road structure. The main access is Lake Mead Parkway (SR 564) and Boulder Highway (SR 582) crosses it, with the I-215 beltway meeting the parkway to the west, per the road description on our Cadence page.

The biggest nearby change is the Reimagine Boulder Highway project. FOX5 Las Vegas reported on July 31, 2026 that it covers 7.5 miles of Boulder Highway in Henderson, that the cost rose from $120 million to an estimated $185 million (RTC funding the increase for additional bus stops), and that completion is scheduled for August 2027, about a year of remaining work at the time of the report. The article described nighttime lane restrictions at cross streets and resident complaints about lane conditions, lighting and bus stop placement. It did not mention Cadence by name, so I am not claiming any specific effect on your commute. I am saying that the main corridor beside the community is a construction zone through 2027, and that you should drive it at your own hours.

Cadence Crossing, a Boyd Gaming casino on Boulder Highway near the community, opened on March 25, 2026, per the Las Vegas Sun photo coverage and Boyd's announcement. It adds a nearby commercial destination and some employment, and it also adds traffic and lighting. Whether that is a plus is personal, which is why I list it with the facts rather than the selling points.

For schools, I name no campuses and make no claims. Zoning depends on the exact address and can change, so use the Clark County School District zoning search with the address you are considering. If you are weighing Cadence against a different corner of the valley, our Anthem, Green Valley and Lake Las Vegas pages show the other east and southeast Henderson options.

What should I see in person, and in what order?

This is the part of the guide you can print. The order matters because Cadence is large, the construction phases are different from street to street, and you will otherwise end up comparing a model home to a resale across the plan. Here is the order I would use on a first visit, and it keeps a visit from turning into a blur.

1. Start at the sales offices, not the parks. Walk two or three builder models and ask each for the quick move-in list with the lot number, the completion date and the incentive in writing.
2. Drive the edge of the active phases. Note where grading, dust control and truck traffic are happening, because that is the construction you would live beside for the next few years.
3. Visit Central Park at the time of day you would use it. The developer describes about 50 acres with a residents-only pool, a 2,000 square foot splash pad, lighted pickleball courts and a pavilion. Check the hours and the pool access rules with the HOA.
4. Tour two resales built before 2020. They show you the older streets, mature landscaping and the sub association feel without the builder staging.
5. Drive Boulder Highway and Lake Mead Parkway. Do it once at your usual departure hour and once at a different time, so you see the construction and the traffic yourself.
6. Stop at the village center. Our Cadence page lists a Smith's Marketplace anchor and other tenants on roughly 30 acres. Confirm what is open today, since retail changes.
7. Finish with the paperwork questions. HOA total, improvement district status, the builder's preferred lender terms and the date the home will be finished.

If you cannot visit, ask for a live video walk of the same route. It works well for a remote walkthrough, and it costs nothing to ask.

What do I set up in the first 90 days?

This is the shortest list in the guide, and it is the one buyers lose track of. Where I did not verify a fee, the table says so instead of guessing.

For a fuller version of this list written for the whole city, see our Moving to Henderson guide. If you are relocating from another state, our out-of-state buyer page covers the logistics side, and our pre-approval page and down payment assistance page cover the financing steps.

Featured community: what is Cadence, in detail?

Cadence is the featured community in this guide, and here are its details in one place. Every figure below is dated or attributed. Where I could not confirm something, it says so.

Browse the current inventory on our Cadence community page, run your own numbers in the payment calculator, or search all homes for sale. If you already own a home and are weighing a move to Cadence, a home value estimate is a good first step, and our first-time buyer guide and single-story homes in Henderson page are useful side routes. Other Henderson communities with their own pages include Seven Hills, MacDonald Highlands, Whitney Ranch and Sun City Anthem (age restricted, 55+).

Frequently asked questions about moving to Cadence

Is Cadence in Henderson or Las Vegas?

Cadence is in the City of Henderson, in the east part of the city along Lake Mead Parkway and Boulder Highway. The MLS lists its single-family sales under ZIP 89011, and the Clark County Treasurer lists every Henderson tax district at the same FY 2026-27 rate of 2.9613. Confirm the exact jurisdiction for a specific address on the county assessor parcel page before you write an offer.

How many homes sold in Cadence in the last 90 days?

My MLS pull on November 10, 2026 shows 157 closed single-family sales in the Cadence community between August 12 and November 10, 2026, with a median closed price of $535,000. Of those, 111 were built in 2026, so about 7 in 10 closings were new construction. That counts single-family sales only and leaves out townhomes and condos.

How many homes are for sale in Cadence right now?

On November 10, 2026 the MLS showed 165 active single-family listings in Cadence, with a median asking price of $530,000 and a median of 70 days on market. Of those, 57 were built in 2026 and 108 were built earlier. Active means available now and does not include homes already under contract, so the number moves daily.

What is the property tax rate in Cadence?

The Clark County Treasurer lists 2.9613 per $100 of assessed value for Henderson tax districts in FY 2026-27. Assessed value is 35 percent of taxable value, so each $100,000 of taxable value produces about $1,036 of gross tax before abatement. Taxable value is set by the Assessor and is not the same as the price you pay, so look up the parcel.

Does Cadence have a special improvement district assessment?

I could not confirm either a yes or a no from a primary source, so ask in writing. Some Henderson master plans carry a separate improvement district bill and some do not. Request the Nevada resale package or the builder disclosure, and search the City of Henderson special assessment page for the parcel, before you rely on any marketing statement.

What is the HOA fee in Cadence?

I could not verify a master association dollar amount from a primary source, so this post does not print one. Cadence has a master association plus sub associations in many villages, and the total differs by neighborhood. Ask for the current budget and the resale package for the exact home, and add that figure to the payment before you compare houses.

How long do I have to register my car after moving to Henderson?

The Nevada DMV rules page gives new residents 30 days to register a vehicle after establishing residency, and an emissions test, where required, is valid for 90 days. Fees are not on that page, so check the DMV site for your vehicle. Start the driver license change at the same visit to keep the paperwork in one trip.

What is the monthly payment on a $535,000 home at 7.18%?

Principal and interest on a $535,000 home at 7.18 percent for 30 years is about $3,443 a month with 5 percent down, $3,262 with 10 percent down and $2,899 with 20 percent down. That uses the Freddie Mac rate dated November 5, 2026 and leaves out property tax, insurance, HOA dues and mortgage insurance. Your lender's quote will differ.

How can The Roland Team help with a Cadence move?

Here is the trade, stated plainly. Cadence gives you a wide range of new and resale homes, a lot of builder competition and a large amount of park space, in exchange for ongoing construction, a main corridor under construction through August 2027 and a set of HOA and assessment details I could not confirm from public sources. On the numbers, closings are skewing to new homes while the shelf skews to resales, and the largest homes carry the lowest price per square foot.

What this data cannot show you is the street you would live on: which lots back to a future phase, which sub association has the lowest dues, which builder will actually finish by your move date. It also cannot tell you whether the price you are quoted includes an incentive that disappears if you use your own lender. Those answers sit in documents and in a walk of the lot.

If you want to go through a short list with someone who does this every week, call or text (702) 830-9366 or use our contact page. I will walk the neighborhoods with you in person or on video, pull the HOA and assessment paperwork for the exact homes, and compare a builder offer to a resale at the total monthly cost. Our why the Roland Team page explains how the buyer and seller specialists on the team work.

About this article

Author: Mike Roland, Nevada real estate license S.0177048, The Roland Team with LPT Realty. #6 in Nevada by units sold (RealTrends Verified) and #1 individual agent in Henderson by homes sold in 2025 (RealTrends Verified). Member of the Las Vegas REALTORS MLS. MLS data pulled November 10, 2026; this article was last updated November 10, 2026. Market figures are for single-family sales in the MLS community named Cadence and exclude townhomes and condos. Information is believed accurate but is not guaranteed; verify all figures, fees and rules with the source before relying on them. This article is not legal, tax or lending advice. The Roland Team follows the Fair Housing Act and equal opportunity principles. Phone: (702) 830-9366.

Sources

• Freddie Mac, Primary Mortgage Market Survey (7.18% 30-year, 6.57% 15-year, November 5, 2026)
• FRED, 30-Year Fixed Rate Mortgage Average
• Clark County Treasurer, tax rate by district, FY 2026-27
• Las Vegas Review-Journal, Henderson leads in new home sales (Cadence sales and homes remaining)
• Las Vegas Review-Journal, Four Vegas master plans in top 50: Cadence earns No. 3 spot
• FOX5 Las Vegas, Reimagine Boulder Highway project: Two years down, one to go (July 31, 2026)
• City of Henderson Utility Services, water and sewer service
• City of Henderson, LID and special assessments
• Nevada DMV, registration requirements
• Clark County School District, zoning search
• Las Vegas Sun, Cadence Crossing Casino opens on Boulder Highway (March 25, 2026)
• RealTrends, Mike Roland agent profile

Related reading

• Cadence vs. Inspirada in Henderson: Which Should You Buy In?
• Moving to Inspirada, Henderson NV: LID Balance, HOA Dues and Rules to Read Before Closing (2026)
• Moving to Henderson, NV in 2026: Move-In Costs, Taxes and Your First 90 Days
• Boulder City vs Henderson: Taxes, Utilities, Growth Cap and Prices
• Summerlin vs. Henderson: Which One Fits Your Life?
• Southern Highlands vs Mountain's Edge: Price per Square Foot, Home Age, HOA and Taxes (2026)