Cost of Living in Cadence Henderson: Complete 2026 Breakdown

by Ryan Rose

What does it actually cost to live in Cadence Henderson each month?

Here are real numbers for different home prices.

Total Monthly Cost: $400K Home

Let's break down monthly expenses for a typical $400K single-family home in Cadence.

Purchase details: $400,000 purchase price, $80,000 down payment (20%), $320,000 mortgage at 6.5% interest rate, 30-year fixed mortgage.

Expense	Monthly Cost
Mortgage (Principal + Interest)	$2,023
Property Tax (0.7% annual rate)	$233
Homeowners Insurance	$125-$175
HOA Fees (Master + Sub)	$75-$135
Utilities (Electric, Water, Gas, Internet)	$300-$450
Maintenance Reserve (1% annually)	$333
TOTAL MONTHLY	$3,089 - $3,349

Annual household income needed: $128,000 to $139,000 (using 28% to 30% housing-to-income ratio recommended by lenders).

Total Monthly Cost: $600K Home

Here's the breakdown for a higher-end $600K home in Cadence.

Purchase details: $600,000 purchase price, $120,000 down payment (20%), $480,000 mortgage at 6.5% interest rate, 30-year fixed mortgage.

Expense	Monthly Cost
Mortgage (Principal + Interest)	$3,034
Property Tax (0.7% annual rate)	$350
Homeowners Insurance	$175-$225
HOA Fees	$75-$135
Utilities	$350-$550
Maintenance Reserve (1% annually)	$500
TOTAL MONTHLY	$4,484 - $4,794

Annual household income needed: $186,000 to $199,000.

Breaking Down Each Cost Component

Property Taxes in Henderson

Nevada property tax rate is approximately 0.7% of assessed value annually. Henderson is one of Nevada's lowest property tax jurisdictions.

On a $400K home: $2,800 annually ($233 monthly). On a $600K home: $4,200 annually ($350 monthly).

Compare this to California (1.0% to 1.2%), Texas (1.5% to 2.0%), or New Jersey (2.0% to 2.5%). Nevada's low property tax is a major cost savings.

Homeowners Insurance

Henderson homeowners insurance averages $1,500 to $2,400 annually depending on coverage, deductible, and home value.

Factors affecting cost: Home replacement value, credit score, claims history, deductible amount ($1,000 vs $2,500), additional coverage (flood, earthquake, umbrella policy).

New construction in Cadence may qualify for discounts. Newer homes have modern roofing, plumbing, electrical, and fire suppression systems that reduce risk.

HOA Fees

Cadence master HOA: $225 per quarter ($75 monthly). Some neighborhoods add $40 to $60 monthly for sub-association fees (gated entry, additional landscaping, neighborhood pools).

Total HOA: $75 to $135 monthly for standard homes. Heritage at Cadence (55+) is higher at $190 monthly due to guard gate and private clubhouse.

HOA covers Central Park maintenance, trails, master landscaping, community events, common area insurance, and master association management.

Utilities Breakdown

Electricity (NV Energy): $150 to $350 monthly depending on home size and season. Summer months (June to September) are highest due to air conditioning. Homes with solar panels reduce electric bills by 50% to 100%.

Water (Henderson Water): $50 to $100 monthly. New homes are water-efficient. Desert landscaping uses less water than grass.

Natural Gas (Southwest Gas): $30 to $80 monthly. Higher in winter for heating, lower in summer.

Internet/Cable: $70 to $120 monthly. Cox and CenturyLink serve Cadence. Fiber internet available in some areas.

Total utilities: $300 to $650 monthly depending on home size, season, and usage.

Maintenance Reserve

Financial advisors recommend budgeting 1% of home value annually for maintenance and repairs.

On $400K home: $4,000 annually ($333 monthly). On $600K home: $6,000 annually ($500 monthly).

New construction in Cadence means lower maintenance costs in first 5 years (everything under warranty). Budget increases as home ages and warranties expire.

Common expenses: HVAC filter replacement ($20 monthly), pool service if applicable ($100 to $150 monthly), landscape maintenance ($80 to $200 monthly), pest control ($25 to $50 monthly).

Additional Henderson Living Costs

Vehicle registration: Nevada charges sales tax on vehicles (8.375% in Henderson) but no annual property tax on vehicles. Registration fees are $33 to $300+ annually depending on vehicle value and age.

State income tax: $0. Nevada has no state income tax. This is a massive savings compared to California (up to 13.3%) or other high-tax states.

Food costs: Groceries in Henderson are 5% to 10% above national average. Dining out is 10% to 15% above average due to tourism-driven restaurant pricing.

Gas prices: $3.20 to $4.00 per gallon depending on season and crude oil prices. Slightly above national average.

Comparing Cadence to Other Henderson Communities

Community	Monthly Cost ($400K Home)	HOA
Cadence	$3,089 - $3,349	$75-$135
Inspirada	$3,150 - $3,450	$85 + LID fees
Anthem	$4,500 - $5,000	$39-$201

Cadence offers lower monthly costs than Anthem (homes are 40% to 50% less expensive). Comparable to Inspirada with slightly lower HOA fees.

How to Reduce Monthly Costs

Choose solar: Lennar includes solar in many models. Beazer offers solar options. This cuts electric bills by 50% to 100% ($75 to $175 monthly savings).

Higher down payment: Put 25% to 30% down instead of 20% to reduce mortgage payment and eliminate PMI.

Shop insurance: Get quotes from 3 to 5 insurance companies. Rates vary 20% to 40% for identical coverage.

Energy efficiency: Use programmable thermostat, LED bulbs, and efficient appliances. Save $30 to $80 monthly on utilities.

Desert landscaping: Rock and native plants use 70% less water than grass. Save $30 to $50 monthly on water bills.

The Bottom Line

Total monthly cost to live in Cadence ranges from $3,089 to $4,794 depending on home price ($400K to $600K range).

You need $128K to $199K annual household income to comfortably afford Cadence based on 28% to 30% housing cost ratio.

Nevada's no state income tax and low property tax (0.7%) reduce overall cost of living compared to California, Oregon, or Washington residents relocating to Henderson.

Cadence HOA fees ($75 to $135 monthly) are 30% to 50% lower than Anthem while still providing 50-acre Central Park and extensive amenities.

Ready to run the numbers on your Cadence home budget? Let's talk. I can help you calculate exact monthly costs and get you pre-qualified.

Frequently Asked Questions: Cadence Henderson Cost of Living

Q1: What is the total monthly cost to live in Cadence Henderson in 2026?

For a $400K home, expect $3,089 to $3,349 monthly including mortgage, property tax, insurance, HOA, utilities, and maintenance. For a $600K home, expect $4,484 to $4,794 monthly. These figures assume a 20% down payment and 6.5% interest rate on a 30-year fixed mortgage.

Q2: How much income do I need to afford a home in Cadence?

You'll need $128,000 to $139,000 annual household income for a $400K home, or $186,000 to $199,000 for a $600K home. These calculations use the 28% to 30% housing-to-income ratio that most lenders recommend for comfortable affordability.

Q3: What are the property taxes in Cadence Henderson?

Henderson property taxes are approximately 0.7% of assessed value annually. On a $400K home, that's $2,800 per year ($233 monthly). On a $600K home, it's $4,200 annually ($350 monthly). This is significantly lower than California (1.0-1.2%), Texas (1.5-2.0%), or New Jersey (2.0-2.5%).

Q4: How much are HOA fees in Cadence?

Cadence master HOA fees are $75 monthly ($225 per quarter). Some neighborhoods have additional sub-association fees of $40 to $60 monthly for gated entry or extra amenities, making total HOA fees $75 to $135 monthly. The Heritage at Cadence (55+) community has higher fees at $190 monthly due to guard gates and private clubhouse.

Q5: What do Cadence HOA fees cover?

Your HOA fees cover maintenance of the 50-acre Central Park, walking and biking trails, master landscaping, community events, common area insurance, and master association management. Some sub-associations also cover gated entry, additional landscaping, and neighborhood pools.

Q6: How much are utilities in Cadence Henderson?

Expect $300 to $650 monthly for utilities depending on home size and season. This includes electricity ($150-$350, highest in summer), water ($50-$100), natural gas ($30-$80, highest in winter), and internet/cable ($70-$120). Homes with solar panels can reduce electric bills by 50% to 100%.

Q7: Does Nevada have state income tax?

No. Nevada has no state income tax, which is a massive savings compared to California (up to 13.3%), Oregon, or other high-tax states. This makes the overall cost of living in Henderson significantly lower for relocated residents, even if housing costs appear similar.

Q8: How much should I budget for home maintenance in Cadence?

Financial advisors recommend budgeting 1% of home value annually for maintenance and repairs. For a $400K home, that's $333 monthly; for a $600K home, it's $500 monthly. New construction in Cadence means lower actual costs in the first 5 years while everything is under warranty.

Q9: How much is homeowners insurance in Cadence?

Henderson homeowners insurance averages $1,500 to $2,400 annually ($125 to $200 monthly) depending on coverage, deductible, and home value. New construction in Cadence may qualify for discounts due to modern roofing, plumbing, electrical, and fire suppression systems that reduce risk.

Q10: How does Cadence cost of living compare to other Henderson communities?

Cadence offers lower monthly costs than Anthem (where homes are 40-50% more expensive) and is comparable to Inspirada with slightly lower HOA fees. For a $400K home, monthly costs are $3,089-$3,349 in Cadence versus $3,150-$3,450 in Inspirada or $4,500-$5,000 in Anthem.

Q11: Are there vehicle property taxes in Nevada?

No. Nevada charges an 8.375% sales tax on vehicle purchases in Henderson but has no annual property tax on vehicles. Registration fees are only $33 to $300+ annually depending on vehicle value and age, which is significantly lower than states with annual vehicle property taxes.

Q12: How can I reduce my monthly costs in Cadence?

Choose solar to save $75-$175 monthly on electric bills. Make a larger down payment (25-30%) to reduce mortgage payments. Shop 3-5 insurance companies for 20-40% savings. Use desert landscaping to save $30-$50 monthly on water. Install programmable thermostats and LED bulbs to save $30-$80 monthly on utilities.

Q13: What electric company serves Cadence Henderson?

NV Energy serves Cadence. Electric bills range from $150 to $350 monthly depending on home size and season, with summer months (June to September) being highest due to air conditioning. Many new homes in Cadence include or offer solar panel options that can reduce bills by 50-100%.

Q14: What internet providers are available in Cadence?

Cox and CenturyLink serve Cadence, with costs ranging from $70 to $120 monthly. Fiber internet is available in some areas, providing faster speeds for remote work and streaming. Check with your specific neighborhood for exact provider availability.

Q15: How much is a 20% down payment on a Cadence home?

On a $400K home, 20% down is $80,000. On a $600K home, it's $120,000. A 20% down payment eliminates PMI (private mortgage insurance) and reduces your monthly mortgage payment, making homeownership more affordable long-term.