Anthem vs Cadence Henderson: Elevation Premium vs Affordability

by Ryan Rose

Anthem: $665K-$750K median, elevated cooling, mature community, A-rated schools, aging homes. Cadence: $340K-$400K median, new construction, warranties, family-friendly, modern amenities. Price difference: 65-88% premium for Anthem. Choose Anthem for elevation lifestyle, Cadence for affordability and new homes.

Price Comparison: 65-88% Gap

Feature	Anthem	Cadence
Median Price	$665K-$750K	$340K-$400K
Home Age	10-20 years (resales)	0-7 years (new/recent)
Elevation	2,450-3,400 ft	1,900-2,100 ft
Temperature	5-10°F cooler	Valley floor heat
HOA Fees	$39-$201/month	$75-$180/month

Price gap: $265K-$410K difference. Anthem costs 65-88% more than Cadence for comparable square footage.

What You Get For The Premium

Anthem's $325K premium buys: 5-10°F cooler temperatures year-round ($50-$100 monthly AC savings = $12K-$24K over 20 years). Mountain and city views from elevated lots. Established mature community (20+ years landscaping, proven HOA). A-rated schools with multiple elementary options. Lower HOA fees ($39-$201 vs $75-$180). Access to Sloan Canyon trails and hiking.

Is it worth $325K extra? If you hate valley heat and value views: maybe. If budget-constrained or indifferent to temperature: absolutely not.

New Construction vs Resale

Cadence advantage: New homes. 2018-2025 construction. Builder warranties (1-year workmanship, 2-year systems, 10-year structural). Modern energy efficiency (LEED-certified, solar panels, smart thermostats). Current design trends (open floor plans, upgraded finishes). No immediate repairs needed (new HVAC, new roof, new water heater).

Anthem reality: Aging systems. 2005-2015 construction typical. 10-20 years old. Budget for repairs: HVAC replacement $8K-$15K due 2025-2027, water heater $1,500-$2,500 due 2023-2027, roof $12K-$25K due 2023-2030. Maintenance costs: $8K-$25K in first 5 years likely.

Winner: Cadence for new construction peace of mind. Anthem buyers pay premium then face $8K-$25K repairs.

Required Income Comparison

Anthem $700K home: 10% down = $3,800 mortgage + $150 HOA + $440 taxes + $120 insurance = $4,510 monthly. Required income: $16,107 monthly = $193,284 annually.

Cadence $375K home: 10% down = $2,075 mortgage + $125 HOA + $235 taxes + $65 insurance = $2,500 monthly. Required income: $8,929 monthly = $107,148 annually.

Income gap: Anthem requires $86K more annual household income. Limits buyer pool to top 20% of earners vs Cadence's broader middle-class appeal.

Schools Comparison

Anthem schools: Liberty, Lummis, Mervin Iverson Elementary (A-rated). Coronado High (A-rated, IB program). Established track record.

Cadence schools: Arturo & Lena Castellon Elementary (newer), new schools being built as community grows. Quality improving but less proven than Anthem.

Winner: Anthem for proven school quality. Cadence schools newer with less history but improving.

Lifestyle and Amenities

Anthem lifestyle: Quiet, established, family-oriented. 63 acres parks. Extensive trail system. Mountain recreation focus. Lower density, larger lots. Car-dependent (no walkable retail).

Cadence lifestyle: Modern, family-friendly, active. 50 acres parks including water park. Community events and activities. Modern amenities (fitness centers, pools, sports courts). Higher density. Car-dependent but planned retail future.

Winner: Personal preference. Anthem feels mature and spacious. Cadence feels new and community-focused.

Who Should Choose Anthem

Perfect for: Higher-income buyers ($190K+ household), people who hate valley heat (5-10°F matters), mountain view lovers, outdoor/hiking enthusiasts, families prioritizing proven A-rated schools, buyers willing to pay premium for elevation advantage, empty nesters wanting mature quiet community.

Who Should Choose Cadence

Perfect for: Middle-income buyers ($110K household sufficient), first-time buyers or move-up buyers on budget, families wanting new construction warranties, buyers prioritizing modern energy efficiency, young families attracted to community events, those indifferent to elevation/heat, buyers wanting to avoid $8K-$25K repair costs short-term.

The Bottom Line

Anthem: $665K-$750K elevated mature community, 5-10°F cooler, A-rated proven schools, aging systems, mountain lifestyle. Cadence: $340K-$400K new construction affordable, warranties, valley heat, improving schools, modern family amenities.

Price gap: $265K-$410K or 65-88% premium for Anthem elevation advantage. Income required: Anthem $193K vs Cadence $107K = $86K gap.

Choose Anthem if: You hate heat, value views, have $190K+ income, want proven schools, prefer mature quiet community. Choose Cadence if: Budget under $400K, want new warranties, prioritize affordability, prefer modern amenities, comfortable with valley heat.

Most families choose Cadence for affordability and new construction. Elevation premium buyers choose Anthem for cooling and views.

Need help deciding between Anthem and Cadence? Let's talk. I can show you both and help you evaluate if elevation premium is worth $325K extra.

Anthem vs Cadence Henderson: Frequently Asked Questions

Q1: What is the price difference between Anthem and Cadence Henderson?

Anthem homes range from $665K-$750K median price, while Cadence homes are $340K-$400K. This means Anthem costs 65-88% more—a premium of $265K-$410K for comparable square footage. The price gap is primarily due to Anthem's elevated location, mature landscaping, and established reputation.

Q2: How much cooler is Anthem compared to Cadence?

Anthem is 5-10°F cooler year-round due to its elevation of 2,450-3,400 feet compared to Cadence's 1,900-2,100 feet. This elevation advantage translates to $50-$100 monthly air conditioning savings, which equals $12K-$24K over 20 years. However, this cooling benefit costs you a $325K premium upfront.

Q3: What household income do I need to afford each community?

For a typical $700K Anthem home with 10% down, you need approximately $193,284 annual household income to afford the $4,510 monthly payment (mortgage, HOA, taxes, insurance). For a $375K Cadence home, you need $107,148 annually for the $2,500 monthly payment—an $86K income gap that limits Anthem to top 20% earners.

Q4: Are Cadence homes really new construction?

Yes. Cadence homes were built between 2018-2025, making them 0-7 years old. They come with builder warranties (1-year workmanship, 2-year systems, 10-year structural), modern energy efficiency features, LEED certifications, and current design trends. You won't face immediate major repairs like HVAC or roof replacement that older Anthem homes require.

Q5: What repair costs should I expect in Anthem's older homes?

Anthem homes are typically 10-20 years old (built 2005-2015). Budget for HVAC replacement ($8K-$15K) due in 2025-2027, water heater replacement ($1,500-$2,500) due 2023-2027, and roof replacement ($12K-$25K) due 2023-2030. Expect $8K-$25K in maintenance costs within your first 5 years—on top of your $665K-$750K purchase price.

Q6: Which community has better schools?

Anthem has proven A-rated schools including Liberty, Lummis, and Mervin Iverson Elementary, plus Coronado High School with its IB program and established track record. Cadence schools like Arturo & Lena Castellon Elementary are newer with less history but improving quality. Anthem wins for proven school excellence, though Cadence schools are developing well.

Q7: What are the HOA fees in each community?

Anthem HOA fees range from $39-$201 monthly, typically lower than Cadence's $75-$180 monthly fees. However, Cadence's higher HOA often includes more modern amenities like fitness centers, pools, sports courts, and community events. Anthem's lower fees reflect its mature community with established infrastructure.

Q8: What amenities does each community offer?

Anthem offers 63 acres of parks, extensive trail systems, mountain recreation focus, and Sloan Canyon access with a quiet, established feel. Cadence provides 50 acres of parks including a water park, modern fitness centers, pools, sports courts, and regular community events with an active, family-friendly vibe. Both are car-dependent with limited walkable retail.

Q9: Is Anthem's $325K premium worth it?

Only if you absolutely hate valley heat and highly value mountain views. You'll save $50-$100 monthly on cooling ($12K-$24K over 20 years) but pay $325K more upfront—that's a terrible financial return. If budget-constrained, indifferent to temperature differences, or prioritizing affordability and new construction, Cadence is the smarter choice.

Q10: Who should choose Anthem over Cadence?

Choose Anthem if you have $190K+ household income, genuinely hate valley heat, love mountain views and hiking, prioritize proven A-rated schools, prefer mature quiet communities, and can afford both the premium price and upcoming $8K-$25K repair costs. Empty nesters and higher-income families who value elevation lifestyle are ideal Anthem buyers.

Q11: Who should choose Cadence over Anthem?

Choose Cadence if you have middle-income ($110K household sufficient), are a first-time or move-up buyer on budget, want new construction warranties and peace of mind, prioritize modern energy efficiency, have young families who'll enjoy community events, are comfortable with valley heat, or want to avoid immediate major repair expenses.

Q12: Can I get mountain views in Cadence?

Limited. Cadence sits at 1,900-2,100 feet elevation on relatively flat valley floor terrain, so mountain views are less dramatic and less common compared to Anthem's elevated lots at 2,450-3,400 feet. Anthem's elevation advantage provides superior panoramic city and mountain views—one of the main reasons for its price premium.

Q13: Which community is better for families with children?

Both work well but differently. Anthem offers proven A-rated schools, safe established neighborhoods, and outdoor recreation—ideal for families prioritizing education quality. Cadence offers modern amenities, water parks, community events, newer playgrounds, and an active social scene—ideal for families wanting built-in activities and community connections. Budget often decides: Cadence's affordability suits more families.

Q14: How do property taxes compare between the two communities?

Anthem's higher home prices ($665K-$750K) result in higher property taxes—approximately $440 monthly on a $700K home. Cadence's lower prices ($340K-$400K) mean approximately $235 monthly taxes on a $375K home. That's a $205 monthly difference ($2,460 annually) in property taxes alone, adding to Anthem's overall cost premium.

Q15: Are there any upcoming developments in either community?

Anthem is largely built-out as a mature 20+ year community with limited new construction—you're buying resales. Cadence is actively growing with new phases, schools being built, and planned future retail development. Cadence offers growth potential and appreciation from community development, while Anthem offers stability and established infrastructure.