Aries Henderson Home Prices: A Buyer's Guide to the 15 Floorplans and Five Open Neighborhoods

by Ryan Rose

What Is Actually For Sale Right Now

PulteGroup held the Aries grand opening on Wednesday, September 16, 2026, with a ceremony at Greenbow Park. Henderson Mayor Michelle Romero and members of the city council attended. The full community plan calls for 24 neighborhoods across more than 1,100 acres. Five of those neighborhoods are selling today. The other 19 come later, in phases, over what will almost certainly be a decade or more.

Across those five open neighborhoods there are 15 actively selling floorplans. The smallest is 1,285 square feet. The largest is 2,727 square feet. That is a tight, deliberate range. Pulte did not open with 4,000 square foot estate plans, and it did not open with 900 square foot starter boxes either. The whole opening slate sits in the middle of the market, which tells you exactly who the builder thinks the buyer is.

Pricing at opening ran from the $300,000s to the $500,000s. Put the two ranges together and you can do rough math on price per square foot. A home in the $300,000s at roughly 1,285 square feet lands somewhere in the neighborhood of $260 to $300 per square foot. A larger plan in the $500,000s at 2,727 square feet works out closer to $185 to $200 per square foot. That is the normal shape of new construction pricing. The smallest plan carries the highest cost per foot because the land, the foundation, the roof, and the utility hookups cost about the same no matter how many bedrooms sit on top of them.

Two Pulte brands are building here: Pulte Homes and Del Webb. That distinction matters more than most buyers realize. Pulte Homes is the all-ages product. Del Webb is the 55 and older brand, which means an age-qualified neighborhood with its own amenity structure, its own HOA rules, and its own resale pool. If you are 42 with two kids, a Del Webb plan is not available to you no matter how much you like the layout. If you are 61 and downsizing, the Del Webb side may be the entire reason you drive out there.

The location is northeast Henderson, near Lake Mead Boulevard, close to the 215 Beltway and within reach of both the Water Street District and Lake Las Vegas. That is a specific spot on the map. It is not Inspirada, it is not Cadence, and it is not Green Valley. It is the stretch of Henderson that has sat mostly undeveloped because of what used to be on it.

Residential floor plan blueprint laid out on a table for a new construction home

Why It Matters to Las Vegas Residents

The $300,000s entry price is the part of this that reaches past the people actually shopping Aries. Las Vegas has been running a median sale price around $475,000. A new build starting in the $300,000s is not a small gap. It is roughly a third less than the middle of the market, and it is new, which means no deferred maintenance, no 20 year old HVAC, and a builder warranty.

When a large builder opens hundreds of homes at a price point below the local median, it puts quiet pressure on nearby resale listings. A seller in northeast Henderson with a 1,600 square foot home built in 2004 is now competing with a 1,600 square foot home built in 2026, sitting five minutes away, with a fresh warranty and a builder willing to buy down an interest rate. That seller does not have to drop their price, but they do have to be realistic about it.

This matters more right now than it would have two years ago, because the local market has already slowed. Homes in Las Vegas are taking about 55 days to sell. Fewer than one in five sell above asking. Mortgage rates moved up to about 6.95 percent. In a market like that, buyers have choices and time, and a new community with builder incentives is a very loud choice.

For buyers, the practical effect is leverage. Builders can do things individual sellers cannot. They can offer rate buydowns through their own lending arm, cover closing costs, or throw in design center credits on standing inventory. Those incentives are often worth more in monthly payment terms than a price cut of the same dollar amount. A buyer comparing a resale home and an Aries plan should compare the monthly payment after incentives, not the sticker prices side by side.

For current Henderson homeowners, the longer term read is different and mostly positive. Twenty four neighborhoods on 1,100 acres eventually brings parks, retail, road improvements, and school capacity to a corner of the city that has had very little of it. Greenbow Park is already part of the plan. Infrastructure follows rooftops in Clark County, and 1,100 acres is a lot of rooftops.

Renters in Henderson should pay attention too. A 1,285 square foot new build in the $300,000s is, for a lot of households, close to payment parity with what a comparable rental costs today once you account for the tax deduction and the fact that the payment stops rising. That math does not work for everyone and it depends heavily on the down payment and the rate you can get, but it is the first time in several years it has been close enough to be worth running. If you have been renting in Henderson and assuming ownership is out of reach, this is a reasonable moment to actually check the numbers instead of assuming.

Background and History

The reason this land sat empty for so long is the Three Kids Mine. It was a manganese mining operation, and when mining stopped, it left behind contaminated soil, tailings, and open pits across a large chunk of northeast Henderson. For decades the site was a liability that nobody could build on, sitting in plain view between developed Henderson and Lake Las Vegas.

Cleaning it up took years of coordinated work and a federal land transfer before any of it could be conveyed for private development. That history is worth knowing as a buyer, not because it should scare you, but because it should prompt the right question. Ask the builder for documentation on the remediation, the agency sign-offs, and what the deed and disclosure package say about the parcel your specific home sits on. A reputable builder will hand that to you. If a salesperson cannot produce it, that is your answer about how the rest of the transaction will go.

Henderson has been running out of easy land for a while. The city is boxed in by federal land, by the mountains, and by already-built neighborhoods. Every large Henderson community of the last 20 years, from Anthem to Inspirada to Cadence, has pushed further from the core. Aries is unusual because it does the opposite. It fills in a large hole relatively close to established Henderson rather than extending the edge outward.

That is also why the pricing is possible. Land that was a cleanup liability does not carry the same acquisition cost as prime raw desert with easy entitlements. Some of that basis shows up in the entry price. It is one of the few honest ways a builder can open below the valley median in 2026 without shrinking homes to nothing.

Construction workers reviewing site plans and blueprints at a residential development site

It is also worth understanding how a 24 neighborhood plan behaves over time. The neighborhoods that open first are rarely the ones with the best amenity access, because the parks, trails, and community centers usually land in the middle phases once enough homes exist to justify them. Buyers in phase one often end up with a great price and a long wait for the features that were on the marketing map. Ask the sales team which phase each planned amenity belongs to and roughly when it is scheduled. Get the answer in writing if you can, and treat any amenity without a construction timeline as a maybe rather than a promise.

What Happens Next

Expect the opening five neighborhoods to move first and fastest, then expect prices to move up. That is how phased master plans work. Builders release homesites in small groups, watch absorption, and raise base prices on the next release when the current one sells through. The buyers who close in the first year almost always pay less than the buyers who close in year three, at least in base price terms.

The tradeoff is real, though. Early buyers get the lower price and the better lot selection, but they also live inside a construction zone for years. Dust, trucks, temporary roads, and unfinished amenities are part of the deal. Buyers who wait get finished parks, mature landscaping, and a functioning community, and they pay for it. Neither choice is wrong. Decide which one you can actually live with before you walk into a sales office.

Watch three things over the next 12 months. First, whether Pulte opens additional neighborhoods from the remaining 19 and what price points they open at, because that tells you the builder's read on demand. Second, the incentive packages, which tend to get richer at the end of each quarter and richer still on standing inventory that has been finished and sitting. Third, the first resales. Once a handful of Aries homes sell a second time, you will have real appraisal comps instead of builder base prices, and that is when the market actually prices this community.

Also watch what happens to resale listings in the surrounding northeast Henderson corridor. If days on market in that area stretch out while the rest of Henderson holds steady, that is Aries showing up in the data.

Ryan's Take

I like this opening for a specific kind of buyer, and I want to be direct about who that is. If you want to be in Henderson, you want new construction, and your budget tops out somewhere under the valley median, Aries is one of the very few real options on the board right now. That combination has been nearly impossible to find in this valley for three years. It is worth the drive to go look.

Where I would slow a client down is on the total cost, not the base price. New construction pricing is a starting line. Lot premiums, elevation upgrades, design center selections, and the Southern Nevada standard of landscaping a bare backyard yourself can add a meaningful amount to a home that looked affordable on the price sheet. Then layer in the HOA dues and any special improvement district or LID assessment attached to the parcel, because large master plans in Clark County frequently carry them and they show up on your tax bill for years. Get the full monthly number in writing before you fall in love with a floorplan.

The other thing I tell every new construction buyer: bring your own representation to the first visit, before you sign anything at the sales office. The builder's sales agent works for the builder. That is not a criticism, it is just the job. Having someone on your side of the table costs you nothing and changes how the negotiation goes.

Bright modern kitchen with island and new cabinetry in a recently built home

What You Can Do

If Aries is on your list, start by touring all five open neighborhoods in one trip rather than one at a time. Seeing 15 floorplans across a single afternoon is the fastest way to learn what 1,285 square feet actually feels like versus 2,727, and which layout genuinely fits how your household lives. Bring a tape measure and photograph the plan sheets at each model.

Ask for the full pricing worksheet at every stop, not the flyer. You want base price, lot premium, required elevation costs, the current incentive, the HOA dues, and any assessment district attached to the lot. Ask whether the incentive requires using the builder's lender, and if it does, run the numbers both ways. Sometimes the buydown is worth it and sometimes an outside lender with a lower rate beats it.

Get pre-approved before you tour, because builders release homesites to pre-approved buyers first on popular plans. And if you are 55 or older, walk the Del Webb side even if age-restricted living was not your plan, since the amenity package and the single-story layouts often change people's minds. If you are under 55, confirm which neighborhoods are all-ages before you get attached.

Finally, drive the commute before you commit. Northeast Henderson near the 215 and Lake Mead Boulevard is a different drive than Green Valley or Anthem, and the road network out there is still being built out alongside the homes. Do the trip to your job, to your school, and to the grocery store you actually use, on a weekday morning, not on a quiet Sunday when the sales office tour happens. Layout and price sheets are easy to compare from a couch. Commute and daily convenience are the things buyers most often regret, and the only way to test them is to go drive them yourself.