I am John Garcia, a Realtor with The Agency Las Vegas. For twelve licensed years I have helped buyers and sellers move through 89052, from guard-gated Seven Hills to Sun City Anthem, with negotiation built on two decades of Fortune 500 contract work.
I have been a licensed Nevada real estate professional for twelve years, and I hold license #S.0202423 as a Realtor with The Agency Las Vegas, the boutique luxury brokerage founded in Beverly Hills. I work the 89052 corridor every week: Seven Hills, Anthem Country Club, Sun City Anthem, Coventry Homes at Anthem, Anthem Highlands, and the Madeira Canyon pocket that spills into 89044. I am proud to align myself with The Agency because your experience during the transaction matters as much to me as the price on the settlement statement. As your realtor you can count on three characteristics: trust, integrity, and honesty.
Before earning my Nevada real estate license I completed a BA in business administration with an emphasis in marketing from California State University, Fullerton, then earned an MBA specializing in entrepreneurship and marketing at Pepperdine University in Malibu. After graduate school I spent twenty years in corporate finance and budgeting, where I produced, reviewed, and negotiated contracts on behalf of several Fortune 500 companies. That is the background I bring to a Seven Hills counteroffer. My clients also appreciate attention to detail, especially when I design a marketing strategy tailored to one specific property, and every client is assigned a personal certified transaction coordinator once escrow opens. Escrow, in plain language, is the neutral third party that holds the money and paperwork until every condition of the contract is satisfied.
Produced, reviewed, and negotiated more than $100 million in contracts on behalf of several Fortune 500 companies.
20 years in corporate finance and budgeting before transitioning to residential real estate.
MBA, Pepperdine University in entrepreneurship and marketing, plus a BA from Cal State Fullerton in business administration.
Last updated:
As of October 2026, homes in ZIP 89052 sold at a median of $649,719 over the three months ending August, up 8.3% from a year earlier. Price per square foot slipped 4.1% to $284. Redfin counted 225 sales in August, at a median 97.1% of list. At the median with 20% down and Freddie Mac's 7.40% average, principal and interest run about $3,599 a month, and Clark County's 0.48% average effective tax rate adds roughly $260.
My read: Prices held up, but this market is slower and more negotiable than the headline suggests. Four in ten listings cut price in August, and value per square foot slipped. The real swing costs here are HOA dues, club fees and which community you buy in.
ZIP 89052 covers Seven Hills, Anthem Country Club, Sun City Anthem, Coventry at Anthem and Solera at the south end of Henderson, in Clark County. See all Seven Hills and Anthem homes for sale or jump to the monthly cost calculator.
| Location | The south end of Henderson, about 13 miles from the Las Vegas Strip · Seven Hills, Anthem Country Club, Sun City Anthem and Coventry at Anthem | Wikipedia |
|---|---|---|
| People | About 60,888 residents in ZIP 89052 · median age 46.5 | Census ACS |
| Sale prices | $649,719 ZIP median · $284 per sq ft (down 4.1%) · 3 months ending Aug 2026 | Redfin |
| Speed | 57 median days on market · 225 sales in August 2026 · Redfin Compete Score 49 | Redfin |
| County asking prices | $464,900 median listing price, Clark County, Sept 2026 | Realtor.com via FRED |
| Property tax | 0.48% average effective rate in Clark County · owner-occupied increases capped at 3% a year | SmartAsset |
| Climate exposure | Wildfire rated major, with 28% of properties (7,002) at some risk · severe heat for 100% · flood minor at 1% | First Street via Redfin |
| Mortgage rate | 7.40% 30-year fixed average, week of Oct 15, 2026 (6.27% a year ago) | Freddie Mac PMMS |
Redfin lists 8 closings with 89052 addresses from September 23 to 25, 2026. Their median was $772,500, ranging from $510,000 on Castle Canyon Avenue to $1,150,000 on Glowing Horizon Street. Three of the eight closed at or above list, and the priciest closed about 11% under.
Figures are third-party estimates as cited, gathered October 2026. They describe homes and sales, not the people who live here. Information deemed reliable but not guaranteed.
89052 Housing Pulse · Updated
Analysis by John Garcia, Realtor, The Agency Las Vegas · Nevada License #S.0202423 · 12 years licensed
Each reading below is tagged by which side it helps. Sources differ in period, so each card states its own.
Redfin put the median at 57 days on market in August 2026, three days faster than a year earlier. Typical homes sold about 3% under list, while hot homes went pending in about 32 days.
At Redfin's $649,719 median with 20% down and a 7.40% rate, principal and interest run about $3,599 a month. Property tax at Clark County's 0.48% average effective rate adds about $260, before HOA and insurance.
Up, with a caveat. Redfin's 89052 median rose 8.3%, but price per square foot fell 4.1% and 39.8% of listings cut price in August. Henderson citywide rose just 1.0% through September.
| Metric | Now | A year ago | Period | Definition | Source |
|---|---|---|---|---|---|
| Median sale price | $649,719 | about $600,000 | 3 months ending Aug 2026 | The middle price of all homes that closed in the period. | Redfin |
| Sale price per sq ft | $284 | about $296 | 3 months ending Aug 2026 | Sale price divided by finished living area, median across sales. | Redfin |
| Homes sold | 225 | about 242 | Aug 2026 | Closed sales Redfin counted in ZIP 89052. | Redfin |
| Median days on market | 57 | about 60 | Aug 2026 | Days from listing to pending contract, median. | Redfin |
| Sale-to-list price | 97.1% | about 97.3% | Aug 2026 | Sale price as a share of the final list price, median. | Redfin |
| Homes sold above list | 8.7% | about 9.1% | Aug 2026 | Share of sales that closed above list price. | Redfin |
| Homes with a price drop | 39.8% | about 35.2% | Aug 2026 | Share of listings that cut their asking price. | Redfin |
| Median listing price, county | $464,900 | n/a | Sept 2026 | Middle asking price of active listings in Clark County. | Realtor.com via FRED |
| Recent 89052 closings, median | $772,500 | n/a | Closings Sept 23 to 25, 2026 | Middle price of the eight 89052 closings Redfin listed. | Redfin |
| 30-year mortgage rate | 7.40% | 6.27% | Week of Oct 15, 2026 | Freddie Mac weekly average, conforming loans, 20% down. | Freddie Mac PMMS |
| Principal and interest at median | $3,599/mo | about $2,961/mo | Oct 2026 | 20% down on the median price, 30-year fixed. | Calculated |
| Property tax at median | $260/mo | n/a | 2024 data | Median price times the 0.48% Clark County average effective rate. | SmartAsset |
| Wildfire risk, 30 years | 28% | n/a | First Street model | Share of ZIP properties at some wildfire risk over 30 years. | First Street via Redfin |
Cite this: John Garcia, The Agency Las Vegas, "Seven Hills & Anthem 89052 Housing Pulse," updated October 17, 2026.
Year-ago values are derived from each source's reported change. Periods differ by source and are stated on every card. Figures describe homes and sales, not residents. Information deemed reliable but not guaranteed.
Six areas buyers ask about most, side by side: the price figures I can cite against the 89052 median, the monthly payment on that figure, and what drives value in each. Filter by community type.
Showing 6 of 6 communities
Median sale $725,000
About $4,016/mo principal and interest20% down at 7.40%, on $725,000
32 sales in March 2026, up 18.5%
The luxury spine of 89052, wrapped around Rio Secco with gated enclaves such as Rapallo. Homes run from ground-floor condos to custom estates with Strip views.
Typical range $1.2M to $8M
About $6,647/mo principal and interest20% down at 7.40%, on $1,200,000
About 17 miles from the Strip
Spanish Revival homes on the ridge around a championship course, with optional club membership for tennis, pickleball, pools and a 13,700 sq ft fitness center.
Median sale $604,708
About $3,350/mo principal and interest20% down at 7.40%, on $604,708
214 sales in Aug 2026, up 21.3%
Redfin's Anthem area, where Coventry Homes at Anthem places about 1,200 single-family homes along greenbelts and walking paths near Anthem Hills Park.
Median sale $529,816
About $2,935/mo principal and interest20% down at 7.40%, on $529,816
191 sales in June 2026
About 7,000 homes for residents 55 and older in the Black Mountain foothills, with three recreation centers and wide, walkable streets.
ZIP 89044 median $549,762
About $3,045/mo principal and interest20% down at 7.40%, on $549,762
247 sales in Aug 2026, up 34.2%
The southern reach of Anthem along Bicentennial Parkway, plus the gated Madeira Canyon pocket. Newer homes, quick trail access and its own shopping center.
Median sale $494,764
About $2,741/mo principal and interest20% down at 7.40%, on $494,764
1,490 sales in Sept 2026
The whole city, including condos and townhomes in Green Valley and West Henderson. A useful yardstick for the premium 89052 carries.
No community matches that filter. Ask me about nearby options.
Figures reflect the latest Redfin readings available in October 2026 for each area, which run from March to September 2026, and move constantly. The Anthem Country Club range comes from a local brokerage's community table. Payment estimates exclude tax, insurance and HOA dues; see the monthly cost calculator. The dark tick on each bar marks the 89052 median sale price of $649,719.
The same numbers point different ways depending on whether you are buying, selling or investing. Pick your goal for the two signals that matter most and the move I would make next.
39.8%of listings cut price, up 4.6 pt
Redfin shows 39.8% of 89052 listings took a price drop in August 2026, and only 8.7% sold above list.
Why it matters: most sellers will discuss credits, repairs or price, so you can inspect and negotiate without racing a crowd.
Redfin, Aug 2026
$3,599monthly principal and interest at median
A higher median and a rate of 7.40%, up from 6.27%, put the payment about $637 above a year ago.
Why it matters: many buyers compare Sun City Anthem or Anthem Highlands for the same foothills setting at a lower median.
Redfin and Freddie Mac · 20% down on the median
$649,719median sale, up 8.3%
Redfin's 89052 median rose 8.3% over the three months ending August 2026, well ahead of Henderson's 1.0%.
Why it matters: buyers still pay for view, lot and golf frontage. Lead your marketing with what sets your home apart.
Redfin, 3 months to Aug 2026
97.1%median sale-to-list
Only 8.7% of August sales closed above list, and the typical home sold about 3% under its asking price.
Why it matters: overpricing costs time and usually a cut. Price it right on day one.
Redfin, Aug 2026
0.48%average effective tax rate, Clark County
At 0.48%, tax on the median 89052 home is about $260 a month. Nevada also has no state income tax.
Why it matters: rentals lose the 3% owner-occupied cap and grow at up to 8% a year, so model that path.
SmartAsset, 2024 data · NRS 361.4722
28%of properties at wildfire risk
First Street data via Redfin rate 7,002 properties in 89052 at some wildfire risk, and every property faces severe heat.
Why it matters: roof age, HVAC condition and the insurance premium belong in every pro forma.
First Street Foundation via Redfin
Jump to: Housing pulse · Communities · Price trends · Monthly cost calculator · Risk exposure · FAQ
By John Garcia, Realtor, The Agency Las Vegas · Updated · Figures carry their source; interpretation lines are mine.
01The 60-Second Overview
Seven Hills and Anthem sit on the southern rim of Henderson, where the valley floor climbs toward the McCullough Range. ZIP 89052 spans guard-gated golf communities, family villages and Sun City Anthem. Four chapters, fifteen seconds each.
Henderson began with the Basic Magnesium plant, which broke ground in 1941. The city incorporated in 1953. After the 1988 PEPCON explosion it turned to master-planned living, and Anthem's first schools opened in 1997 and 1998.
1941
Basic Magnesium breaks ground in the desert
ZIP 89052 counts about 60,888 residents in Census estimates, with a median age of 46.5. Sun City Anthem holds about 7,000 homes for residents 55 and older, and Anthem Hills Park covers 53 acres.
Homes in 89052 sold at a median of $649,719 over the three months ending August 2026, at $284 per square foot. Henderson's citywide median was $494,764. Late-September 89052 closings ran from $510,000 to $1,150,000.
$649,719
89052 median sale, 3 months to Aug 2026
$284/sq ft · 57 days · wildfire risk Major
Inside one ZIP code, the HOA, school zone, age rules, tax filing and heat exposure can change from street to street. I verify each of these for a specific home before you commit, usually during the inspection period.
1:00Your next sixty seconds
Sources: Henderson, Nevada; Las Vegas Sun; Coronado High School feeder schools; Redfin 89052; Redfin Henderson; Census ACS, accessed .
Each chart states its window and sample. Two-point charts compare the same window a year apart; the recent-closings charts use the eight 89052 sales Redfin lists for September 23 to 25, 2026, so single homes move them.
Adjust the numbers for your home
Defaults: Redfin's 89052 median price, Freddie Mac's Oct 15, 2026 rate, and SmartAsset's 0.48% Clark County average effective tax rate. Your real bill follows the parcel's taxable value and abatement. Add your HOA, club and homeowners insurance quotes. Estimate only; excludes PMI.
Get A Real Number For A Real HouseHow many people the ZIP holds, and how exposed its homes are to wildfire, heat and flood over the next 30 years.
Sources: 89052 population (ACS); First Street via Redfin 89052. Check FEMA flood maps and get an insurance quote for any specific address, especially on hillside lots and near washes.
Twelve licensed years in Nevada, twenty prior years negotiating corporate contracts, and a weekly working knowledge of Seven Hills, Anthem Country Club, Sun City Anthem, and Anthem Highlands. I keep my client list small enough that you reach me directly, and cutting-edge listing tools put every property on the major portals within hours of going live.
Every Seven Hills and Anthem listing I take gets its own plan: a pricing model built on closed comparable sales in that specific community, staging and presentation notes before we photograph, and syndication that puts the home on Zillow, Realtor.com, Redfin, and Homes.com plus The Agency's global network. My background is marketing, an MBA emphasis at Pepperdine and a BA emphasis at Cal State Fullerton, so the campaign is not an afterthought.
Sellers get a weekly written update, showing feedback in plain language, and a certified transaction coordinator once escrow opens so no deadline slips.
See my listing planProfessional photography is standard on every listing I take in Henderson, and it is scheduled after the home is presentation-ready, never before. Wide interiors, twilight exteriors that show the Black Mountain and Strip views Seven Hills and Anthem Country Club are known for, and floor plans so out-of-state buyers can judge flow before they book a flight.
Video walkthroughs and aerial imagery are added where the lot, the view corridor, or the golf frontage is part of the value.
Book a listing consultation
Anthem and Seven Hills sit on the southern rim of Henderson in ZIP 89052, with Anthem Highlands and Madeira Canyon reaching into 89044 and Green Valley bordering 89012. Below are the questions I answer most often, with the sources behind each number.
Coventry Homes at Anthem is the volume family pocket, roughly 1,200 single-family homes threaded through greenbelts and walking paths near Anthem Park. Anthem Heights holds about 125 homes of 2,300 to 3,300 square feet built in the early 2000s, backing onto Anthem Hills Park with Del E. Webb Middle School inside the neighborhood. Seven Hills adds guard-gated enclaves such as Rapallo along the Rio Secco golf corridor.
Source: Anthem community profiles and Homes.com neighborhood data, accessed .
All public schools here belong to the Clark County School District. The core feeder pattern runs Frank S. Lamping Elementary or Elise L. Wolff Elementary into Del E. Webb Middle School and on to Coronado High School. Lamping ranks in the top 10% of Nevada schools for overall test scores; Coronado carries a 91% graduation rate and an average SAT near 1280.
Sources: PublicSchoolReview and Homes.com school data, .
Off-peak, the drive from Anthem Parkway to the south Strip runs about 18 minutes using St. Rose Parkway to I-15. Harry Reid International Airport is closer at roughly 15 minutes. Anthem Country Club sits about 17 miles from the Strip, which is why Strip-view lots along the ridgeline carry a premium here.
Sources: Homes.com neighborhood profile and Google Maps off-peak driving estimates, .
Anthem Hills Park and the Anthem East Trailhead at 2256 N Reunion Dr anchor the area with ball fields, a large skate park, and trail access, holding a 4.7 star average across more than 820 reviews. The Black Mountain Trailhead opens a roughly 7-mile hiking area, Harmony Park adds disc golf, and Seven Hills contributes its composer parks: Allegro, Vivaldi, Puccini, and Sonata.
Sources: Google Places listing for Anthem Hills Park and Homes.com, .
The Anthem Country Club area reports a median age of 51, an average household income of $178,757, and 57% of residents holding a college degree, with 86% owning rather than renting. Sun City Anthem alone adds roughly 7,000 homes of age-restricted housing for residents 55 and older, which is why 89052 skews older and more owner-occupied than Henderson overall.
Source: Homes.com neighborhood demographics, accessed .
Every public school serving Seven Hills and Anthem sits inside the Clark County School District, the fifth largest district in the United States. Most 89052 addresses feed Coronado High School. Frank S. Lamping, Elise L. Wolff, Glen C. Taylor, Neil C. Twitchell, and John C. Vanderburg elementaries run through Bob Miller or Del E. Webb middle schools to Coronado. Anthem Highlands and Madeira Canyon in 89044 were moved to Liberty High School in 2009. Boundaries change, so confirm the assignment for a specific address before you write an offer.
Sources: PublicSchoolReview and Homes.com school data, .
Sources: U.S. News and SchoolDigger, .
Sources: Homes.com school data and SchoolDigger, .
From golf and desert trails to parks and open-air shopping, most of daily life here stays inside a short drive. These are real places my clients use across 89052 and the wider Henderson area.
The course the Seven Hills luxury spine wraps around. Fairway frontage and open desert sit behind a large share of the higher-end homes in 89052.
Fifty-three acres at 2256 N Reunion Dr with soccer and baseball fields, courts, two age-separated playgrounds, and a lighted skate park.
Bureau of Land Management desert about four miles from Anthem Country Club, protecting one of southern Nevada's densest petroglyph sites. The panel loop needs a permit.
Open-air retail and dining roughly ten minutes north. Closer to home, Anthem Village Center covers the Vons, CVS, and UPS runs.
What exists here, and roughly where. Availability shifts by community, so use the linked official sources to check details against a specific address.
Anthem Country Club anchors the high end with a 13,700 sq ft fitness center, six lighted tennis courts, four pickleball courts, a resort pool, and a sand volleyball pit. Sun City Anthem adds three recreation centers for 55-plus residents. Rio Secco Golf Club (Seven Hills) and the Revere Golf Club (near Sun City Anthem) complete the picture.
Sources: Team Carver, Anthem CC; RetireBetterNowAnthem Village Center holds a Vons, CVS, and UPS store. St. Rose Square on St. Rose Parkway anchors big-box shopping with Costco, TJ Maxx, and Ross. The District at Green Valley Ranch adds boutique retail and a cinema. Eastern Hills Center on Eastern Avenue handles everyday pharmacy and grocery runs for the Seven Hills corridor.
Sources: The District at Green Valley Ranch; Google Places, accessedHenderson Hospital on the west side serves most of 89052. Dignity Health St. Rose Dominican (Siena and San Martin campuses) covers the St. Rose corridor. Numerous urgent care clinics, dental offices, and specialist practices line Horizon Ridge Parkway and Eastern Avenue throughout the 89052 area.
Source: Henderson HospitalHenderson Libraries operates the James I. Gibson branch serving the southern Henderson area. Sun City Anthem and Anthem Country Club each run extensive member club calendars from book clubs to wine tastings. Henderson Parks and Recreation manages Anthem Hills Park and the trail network year-round.
Source: City of Henderson Parks and RecreationRebellion Pizza, Mahanakon Thai, Prosecco Italian Osteria, and SMKD BBQ anchor the local scene. Tru Bru Coffee in Seven Hills serves the morning crowd, and Good Pie rounds out the neighborhood pizza options. The District at Green Valley Ranch adds a full upscale dining row for evenings out, and Desert Sky Dining Room inside Anthem Country Club offers Strip views with formal dining.
Source: Google Places ratings, accessedThe Las Vegas Strip is 13 miles and roughly 18 minutes from Anthem Parkway, putting every major resort, concert, and entertainment venue within easy reach. The Henderson Pavilion hosts outdoor concerts seasonally. Harry Reid International Airport sits about 12 miles out for quick weekend departures.
Source: Google Maps off-peak estimates, accessedAnthem Hills Park anchors the system, Black Mountain frames the southern horizon, and composer parks thread through Seven Hills. Henderson averages 320 days of sunshine, so these spaces get used every week.
At 53 acres, Anthem Hills Park at 2256 N Reunion Dr is the community anchor. Soccer fields, baseball diamonds of varying sizes, basketball courts, sand volleyball, roller hockey, and a world-class concrete skate park (lighted, open until midnight) share the grounds with two age-separated playground zones. The Anthem East Trailhead at the top of the hill opens into the hillside trail network. Rated 4.7 stars across more than 820 Google reviews.
Sources: ParkMagnet; Team Carver, August 2026About four miles from Anthem Country Club, Black Mountain gives residents rugged desert hiking without leaving the south Henderson foothills. The summit rewards hikers with a full panorama of the Las Vegas Valley, Lake Mead, and the McCullough Range. Free to access and open year-round; early mornings are standard in summer. Popular with runners, mountain bikers, and hikers of all fitness levels.
Source: Team Carver community guide, August 2026Managed by the Bureau of Land Management about four miles from Anthem Country Club, Sloan Canyon protects one of the most concentrated petroglyph sites in southern Nevada. Desert trails wind through protected landscape with free access; the petroglyph panel loop requires a permit. Popular with residents wanting a longer, wilder hike beyond the local trail network.
Source: Bureau of Land Management, Sloan Canyon NCASeven Hills weaves four composer-themed parks through its sub-communities: Allegro, Vivaldi, Puccini, and Sonata. Each provides turf and shaded seating close to home. Madeira Canyon Community Park in the 89044 corridor adds 19 acres of lighted sports fields. Harmony Park, between Seven Hills and Coventry at Anthem, adds disc golf, soccer, and basketball with a 4.4-star Google rating.
Source: City of Henderson Parks and RecreationThe questions buyers ask on the drive home, answered with links to the agency that actually sets the rate. Rates and schedules change, so confirm against a specific address before you budget.
Nevada taxes 35% of taxable value, not your purchase price. The combined district rate runs roughly $3.00 to $3.66 per $100 of assessed value, producing an effective rate near 0.5% of market value; SmartAsset puts the Clark County average at 0.48%. On a typical 89052 home, expect roughly $3,100 to $5,100 per year owner-occupied. Annual increases are capped at 3% for primary residences under NRS 361.4722.
Nevada charges a real property transfer tax of $1.10 per $1,000 of value at sale. Henderson adds no separate city transfer tax. Your title and escrow company calculates the exact figure at closing based on the final sale price.
Owner-occupied primary residences are capped at 3% annual tax growth; other property is capped at 8%. You must file a primary-residence claim with the Clark County Assessor when you buy to receive the 3% rate. It is not automatic and is one of the first filings to complete after closing.
NV Energy is the primary electricity provider for Henderson and the greater Las Vegas Valley. Set up service before your closing date. Ask about net metering if a home has rooftop solar already installed, since the rate structure affects your monthly bill.
Southwest Gas serves Henderson and the southern Nevada market for heating, cooking, and water heaters. Transfer service into your name before move-in. Confirm whether a specific property is on gas or all-electric, as some newer builds in the area are all-electric.
The City of Henderson manages municipal water for the 89052 service area. Set up service before closing. Water is metered and billed monthly; HOA communities like Sun City Anthem may bundle irrigation costs into the HOA fee, so confirm how a specific address handles it.
City of Henderson manages sewer service for most of 89052. Trash and recycling collection operates through Republic Services under a Henderson contract, with weekly pickup. Condos often fold sewer into the monthly HOA fee, so confirm before you budget the monthly total.
Cox Communications is the primary cable internet provider in Henderson, with CenturyLink fiber available on many streets and T-Mobile Home Internet as a fixed wireless option. Availability varies by address, so confirm the specific plan before you rely on a speed estimate.
Henderson is a full-service incorporated city with its own Police Department and Fire Department. Crime rates in Henderson run roughly 44% below the national average. Check FEMA flood maps for any property near washes or low-lying areas in the 89044 pocket south of Anthem.
Sources: Clark County Assessor, Clark County Recorder, Nevada Department of Taxation, NV Energy, Southwest Gas, City of Henderson, FEMA. Verify current rates and boundaries by address. Not legal, financial, or tax advice. .
Three roads do most of the work here. St. Rose Parkway, signed as Nevada State Route 146, runs west from Anthem Parkway to I-15 and is the fastest route to the Strip and the airport. Interstate 11 and the CC-215 Beltway wrap the south and west sides of the valley, connecting Henderson to Boulder City in one direction and Summerlin in the other. Locally, South Eastern Avenue and Anthem Parkway feed Sun City Anthem, Anthem Village, and Seven Hills Drive. Figures below are off-peak driving estimates; add fifteen to twenty-five minutes in weekday rush hour, particularly northbound on I-15.
| Destination | Distance | Typical drive |
|---|---|---|
| The District at Green Valley Ranch | 5 miles | 10 minutes |
| Harry Reid International Airport | 12 miles | 15 minutes |
| Las Vegas Strip, south end | 13 miles | 18 minutes |
| Henderson Hospital, West Henderson | 9 miles | 14 minutes |
| Downtown Las Vegas and Fremont Street | 20 miles | 22 minutes |
| Boulder City and Hoover Dam | 20 miles | 25 minutes |
| Downtown Summerlin | 28 miles | 30 minutes |
Source: Google Maps off-peak driving estimates measured from Anthem Parkway and Seven Hills Drive, plus Nevada Department of Transportation route designations. Retrieved . Individual times vary with traffic and construction.
Seven Hills and Anthem are among the newest parts of Henderson, but the city underneath them was built almost overnight in the desert for a wartime metal. Six facts worth knowing before you buy here.
Groundbreaking for Basic Magnesium Inc. took place on 15 September 1941. Within three months roughly 2,700 laborers were on the project, and a tent city grew outside the plant. The site was chosen for its access to Lake Mead water and Hoover Dam power.
Sources: Henderson Historical Society; Las Vegas Sun.
The settlement was called Midway City, then Basic Townsite. In 1942 it was renamed in honor of United States Senator Charles Belknap Henderson. By January 1944 the plant had produced more than 166 million pounds of magnesium ingots for the war effort.
Sources: Las Vegas Sun; Henderson Historical Society.
Henderson formally incorporated on 16 April 1953 with a population of 7,410 across an original 13 square miles. The following year census figures ranked it America's fastest-growing city. Today it is the second largest city in Nevada.
Sources: Las Vegas Sun; City-Data.
A fire at the Pacific Engineering and Production Company rocket fuel plant triggered explosions that destroyed much of the facility, killed two people, and injured 372. In the aftermath Henderson deliberately pivoted away from heavy industry toward master-planned residential development.
Source: Nevada Appeal.
Green Valley was plotted in the early 1980s as Henderson's first master-planned community. Henderson's population was 24,363 in 1980; it had more than doubled by 1990 and reached 175,381 by the end of the century. Anthem and Seven Hills are the descendants of that decision.
Source: City-Data.
The build-out sequence is written in campus opening dates: Frank Lamping Elementary in 1998, John C. Vanderburg Elementary in 1997, Elise L. Wolff Elementary and Neil C. Twitchell Elementary in 2001, Glen C. Taylor Elementary in 2003, and Del E. Webb Middle School in 2005.
This is not a restaurant-row market. Dining here clusters into three walkable pockets: Anthem Village Drive, the Seven Hills Drive plaza near St. Rose Parkway, and the South Eastern Avenue corridor. For a bigger night out, The District at Green Valley Ranch is ten minutes north.
The Anthem neighborhood default for a weeknight, with an artisan beer list and an outdoor patio. Regulars point to the pepperoni, jalapeno, and hot honey pie. Rebellion Market next door sells sandwiches on bread baked daily.
2540 Anthem Village Dr, Suite 100, Henderson, NV 89052
View on mapsA quiet, table-service Thai room in Anthem Village holding a 4.6 star average. Reviewers single out the pad thai, the beef fried rice, and the iced Thai coffee. Good for families with different dietary needs.
2550 Anthem Village Dr, Suite 190, Henderson, NV 89052
View on mapsPasta made fresh daily in Anthem Village Center. It runs a full lunch and dinner service seven days, with a shorter Sunday window. A sensible choice when you want a sit-down dinner without driving to the Strip.
2505 Anthem Village Dr, Suite B, Henderson, NV 89052
View on mapsCounter-service barbecue on South Eastern Avenue with a 4.7 star average across more than 550 reviews. Brisket carved to order, plus ribs, chopped pork, and the usual sides. Closed Mondays.
10895 S Eastern Ave, Suite 130, Henderson, NV 89052
View on mapsThe Seven Hills outpost of a Las Vegas pizzeria known for square Grandma pies and Detroit-style pans. Daily happy hour between 2 and 5 p.m. Ten minutes from most of Seven Hills.
835 Seven Hills Dr, Henderson, NV 89052
View on mapsAn independent roaster in the Seven Hills plaza serving organic coffee and a full breakfast kitchen from 6 a.m. daily. Fireplace, couch seating, and 4.6 stars across more than 320 reviews. My usual meeting spot with buyers.
855 Seven Hills Dr, Suite 100, Henderson, NV 89052
View on mapsThe everyday anchor for Anthem, holding a 4.5 star average across roughly 286 reviews. Groceries, pharmacy, shipping, salons, and the Anthem Village restaurants sit in the same lot.
2505 Anthem Village Dr, Henderson, NV 89052
View on mapsHenderson's European-style walking street of boutiques and restaurants, adjacent to the Green Valley Ranch resort. Rated 4.6 stars across more than 5,600 reviews and the default choice for a dressed-up evening.
2240 Village Walk Dr, Henderson, NV 89052
Visit websiteThe bulk-shopping stop on St. Rose Parkway, about ten minutes from Seven Hills. Costco, Hobby Lobby, discount apparel, and a wide restaurant mix. Parking gets tight on weekend afternoons.
3543 St Rose Pkwy, Henderson, NV 89052
View on mapsThe South Eastern Avenue strip between Anthem and Seven Hills, with indoor and outdoor seating, casual restaurants, and services. SMKD BBQ and Torino Cafe sit within the same corridor.
10815 to 10935 S Eastern Ave, Henderson, NV 89052
View on mapsServes the southern Anthem communities in 89044, with a grocery anchor, several restaurants, banks, a dry cleaner, and a veterinary hospital. Rated 4.4 stars across more than 700 reviews.
2930 Bicentennial Pkwy, Henderson, NV 89044
View on mapsHenderson's enclosed regional mall, about twenty minutes north of Anthem. Department stores, national chains, and a food court. The practical option when you need a full afternoon of shopping under one roof.
1300 W Sunset Rd, Henderson, NV 89014
Visit websiteA sampling of well-regarded local spots, not an exclusive list or paid placement. Ratings and review counts reflect Google Places data retrieved and change over time.
Paige Rioux
John helped us find and purchase our first home. He was kind, patient and thoughtful through the entire process. He listened to what we were looking for and worked with us to find our dream home. He made one of the most important decisions of our lives a breeze. I’m so thankful John was with us through every step of the process. He answered all of our questions and set our minds at ease. I would definitely work with John again to purchase another home.
Carol Doss
I could not be more pleased to recommend John if you want to sell your home. From the day we interviewed him I was impressed with his knowledge of our market and his attention to our questions. During the sale process and escrow he was incredibly available by text and phone and I never had to wait long for a response. He was ahead of the process from start to finish. Most importantly he represented us, bringing us only the best offers and sticking to his guns in negotiating for our best interest. Not to mention he’s just a really nice guy! Thanks John for all you did for us!
Roger Dunlap
If you are in the market to buy or sell your home, we highly recommend John Garcia. We had an excellent experience with John and he made selling our home easier than we could have ever imagined. John was very professional and made us feel like we were his only clients. He took care of every detail including the listing pictures/video, staging, and even went as far as getting some small repairs done to ensure our house would realize the highest possible selling price. Our house in Rancho Palos Verdes received multiple offers within the first week. John expertly handled what I thought was a difficult process to make sure the entire experience was stress free for me and my wife. We wouldn't hesitate to use John again.
These reviews are published on my Google Business Profile, each one posted by the client under their own name. They cover first-time buyers, sellers preparing a home for market, and negotiation through escrow. Read every review at the source, including any I have not featured here.
Six communities cover most of what buyers ask me about in 89052 and the 89044 edge. They share a ZIP code and almost nothing else, which is exactly why pricing has to be done community by community.
Roughly $400,000 to $8,000,000
The luxury spine of 89052, wrapped around the Rio Secco golf course with private sub-communities such as Rapallo and Horizon at Seven Hills. Range runs from ground-floor condos to eight-thousand-square-foot custom estates with unobstructed Strip views.
View Seven Hills homes for sale →Roughly $700,000 to $4,000,000
Positioned on the ridge with panoramic Black Mountain and Strip views about seventeen miles out. Primarily Spanish Revival stucco with tile roofs, built around a championship golf course with optional club membership covering tennis, pickleball, and pools.
View Anthem Country Club homes →Roughly $300,000 to $900,000
About 7,000 homes for residents 55 and older, in the foothills of the Black Mountains. Three recreation centers with fitness, pools, and a massage area, plus access to the Revere Golf Club and its two 18-hole courses. Wide, walkable streets and mature landscaping.
View Sun City Anthem homes →Roughly $450,000 to $900,000
Roughly 1,200 single-family homes from about 1,500 to 4,400 square feet, placed among greenbelts and walking paths around Anthem Park. This is where most of my family buyers land when they want Anthem without a guard gate.
View Coventry at Anthem homes →Roughly $400,000 to $1,200,000
The southern reach of the Anthem master plan along Bicentennial Parkway, in ZIP 89044. Newer construction than the original Anthem villages, with its own grocery-anchored shopping center and quick access to Sloan Canyon.
View Anthem Highlands homes →Roughly $500,000 to $1,500,000
A smaller gated pocket on the Anthem side, marketed alongside Solera at Anthem and Terra Bella. Elevated lots, less through traffic than the larger villages, and a short drive to both Anthem Village and the Black Mountain trail system.
View Madeira Canyon homes →Price ranges reflect active and recently sold listings reported by Redfin and Homes.com for each community, retrieved . Ranges move; ask me for current comps before you set a budget.
Trust, integrity, and honesty are the three characteristics I ask to be measured on. If a property is wrong for you, I will say so before you write the offer, not after.
Promise · 01
Twenty years in corporate finance and more than $100 million in Fortune 500 contracts produced, reviewed, and negotiated. That experience shows up when the counteroffers start.
Promise · 02
A marketing strategy built for your specific transaction, and a personal certified transaction coordinator assigned once escrow opens so nothing falls between the cracks.
Promise · 03I decided to move into real estate because I love watching clients, friends, and family realize their dream of home ownership. Anytime I can help someone achieve the American dream, it brings a huge smile to my face. That is the plain reason I answer my own phone.
Practically, it means you get a written pricing rationale before we set a number, honest feedback on what a home actually needs, and a transaction coordinator once escrow opens. My positive attitude and drive to succeed are what seal the deal; the certified support behind me is what keeps it closed.
Start with a conversation
Twelve licensed years in Nevada, a working knowledge of Seven Hills, Anthem Country Club, Sun City Anthem, and Anthem Highlands, and a negotiating background built on more than $100 million in Fortune 500 contracts. Whether you are selling a Rio Secco view lot or buying your first Coventry home, the first conversation costs nothing and usually saves something.
The best realtor in 89052 is the one who knows the ZIP from the inside: the difference between a Terracina estate and a Coventry at Anthem townhome, the HOA costs at Anthem Country Club versus Sun City Anthem, and what the last 90 days of closed comps actually say for your specific community.
John Garcia has worked the 89052 corridor for twelve licensed years as a Realtor with The Agency Las Vegas. Before real estate he spent twenty years negotiating contracts for Fortune 500 companies, and that background shows up directly at the negotiating table. He keeps his client list small enough that you reach him directly. Call (714) 875-7029 or email jgmarketing@gmail.com to start a conversation.
Yes, 89052 is one of the strongest ZIP codes in the Las Vegas Valley for long-term ownership. Seven Hills and Anthem sit at the south end of Henderson, the second-safest large city in the United States, with crime rates roughly 44% below the national average. The Clark County School District feeder pattern: Frank Lamping Elementary into Del Webb Middle and Coronado High, consistently ranks among the valley's best. Nevada carries no state income tax, property taxes are capped at 3% annually for owner-occupied homes, and 320 days of sunshine a year make outdoor amenities genuinely usable year-round.
From a pricing standpoint, the ZIP median of $649,719 for the three months ending August 2026 sits well above the Henderson citywide median of $494,764. Buyers still have negotiating room, with a median of 57 days on market, a sale-to-list ratio near 97.1%, and about 40% of listings cutting price. That is a buying window, not a distress signal.
Six stages: get a lender pre-approval, tour and shortlist, write an offer, open escrow, complete inspections and the appraisal, then close and record. In Nevada most residential closings run 30 to 45 days from accepted offer.
Escrow is simply a neutral third party holding the funds and documents until every condition of the contract is met. A contingency is a condition you must be satisfied with, such as inspection or financing, before you are locked in.
Expect brokerage compensation, Nevada real property transfer tax, escrow and title fees, an HOA resale package where applicable, prorated taxes, and any negotiated repairs or buyer credits. Commission is negotiable and always has been.
I give every seller a written net sheet before we list, showing estimated proceeds at three different sale prices, so there are no surprises at signing.
Since the 2024 industry settlement changes, buyer representation compensation is negotiated in a written buyer agreement between you and your agent, and it may or may not be covered by the seller. Nothing is automatic.
I walk through that agreement line by line before we tour anything, so you know exactly what you owe, who pays it, and under what circumstances.
The Clark County School District serves all of 89052. The main feeder path runs Frank S. Lamping Elementary or Elise L. Wolff Elementary into Del E. Webb Middle School, then Coronado High School.
Lamping ranks in the top 10% of Nevada schools for test scores and Coronado reports a 91% graduation rate. Boundaries do change, so confirm the assignment for a specific address with the district before you write an offer.
Coventry Homes at Anthem is the most common answer: roughly 1,200 single-family homes on greenbelts and walking paths, with a low HOA and no guard gate. Anthem Heights is the other favorite, backing directly onto Anthem Hills Park.
Sun City Anthem is age restricted to 55 and older, so it is not an option for households with school-age children.
Yes, and a large share of Henderson buyers do exactly that, many of them relocating from California. Nevada permits electronic signatures and remote online notarization, so most of a transaction can be handled without you flying in.
I run live video walkthroughs, send unedited phone footage alongside the marketing photos, and drive the neighborhood at the hour you would actually commute.
Start with a full lender pre-approval, not a pre-qualification, because pre-approval means your income and assets have actually been reviewed. Conventional, FHA, and VA loans are all common in Henderson, and Nevada offers state down payment assistance programs through the Nevada Housing Division.
Budget for the HOA dues, which in a guard-gated or age-restricted community can meaningfully change the payment you qualify for.
They vary widely by community, and the spread is one of the most misunderstood costs in 89052. Coventry Homes at Anthem is marketed on a low HOA, while guard-gated Seven Hills enclaves and Anthem Country Club carry higher dues plus optional club membership.
Before you remove your contingency, read the resale package: current dues, any special assessment, reserve balance, and the rules on rentals and vehicles.
An automated estimate is a starting point, not a valuation. I build a comparative market analysis from closed sales in your specific community over the last 90 days, adjusted for view, lot, upgrades, and golf frontage.
The analysis is free and there is no obligation to list. Call (714) 875-7029 or email jgmarketing@gmail.com and I will send it within two business days.
It can, but the math has to be run community by community. 89052 is roughly 86% owner-occupied in the Anthem Country Club area, and several HOAs restrict short-term and minimum-term rentals, which changes your exit options.
I model actual rent comps, HOA dues, taxes, and vacancy before you offer, rather than working from a projected appreciation rate. I am not a tax advisor, so confirm any tax treatment with your CPA.
John Garcia is a Realtor with The Agency Las Vegas who works Anthem Country Club, Sun City Anthem, Seven Hills and the wider 89052 corridor every week. Call (714) 875-7029 or email jgmarketing@gmail.com to schedule a private showing or a home valuation.
Call, email, or send the form. I answer my own phone, and if I miss you I will call back the same day.
Thirty-two pages covering Seven Hills, Anthem Country Club, Sun City Anthem, Coventry at Anthem, Anthem Highlands, and Madeira Canyon. Sent instantly, no cost.
Thank you. Check your inbox in the next few minutes. If you would rather talk now, call John at (714) 875-7029.
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