Cost of Living in Green Valley Ranch Henderson 2026

by Ryan Rose

Owning a $595K median Green Valley Ranch home costs approximately $4,885 monthly: $3,800 mortgage, $275 HOA, $250 utilities, $120 insurance, $440 property taxes.

Here's the complete budget breakdown for Green Valley Ranch living.

Housing Costs: $595K Median Home

Home price: $595,000 (December 2025 median)

Down payment scenarios: 20% down: $119,000 down, $476,000 loan. 10% down: $59,500 down, $535,500 loan. 5% down: $29,750 down, $565,250 loan.

Monthly mortgage payment (20% down, 7% interest, 30-year fixed): Principal and interest: $3,165. PMI: $0 (20% down eliminates PMI). Total mortgage: $3,165 monthly.

Monthly mortgage payment (10% down, 7% interest, 30-year fixed): Principal and interest: $3,560. PMI: $240 (until 20% equity reached). Total mortgage with PMI: $3,800 monthly.

Monthly mortgage payment (5% down, 7% interest, 30-year fixed): Principal and interest: $3,758. PMI: $270. Total mortgage with PMI: $4,028 monthly.

Most buyers use 10% down, so $3,800 monthly mortgage payment is typical starting point.

HOA Fees: $100 to $375 Monthly

Green Valley Ranch has two-tier HOA structure.

Master HOA: $75 monthly (all residents).

Sub-association HOA: $25 to $300 monthly depending on neighborhood.

Total HOA range: $100 to $375 monthly. Average is $200 to $275 for most neighborhoods. Gated with pool typically $250 to $300. Guard-gated premium $300 to $375.

For budget calculation, we'll use $275 monthly (mid-range gated neighborhood with pool).

Property Taxes: $440 Monthly

Nevada property taxes are calculated on 35% of assessed value.

Clark County combined tax rate: Approximately 3.0% to 3.2% on taxable value (35% of assessed value). Effective rate: 1.05% to 1.12% of purchase price.

$595K home property taxes: $595,000 x 1.08% effective rate = $6,426 annually. Monthly: $535.

However, Nevada's Partial Abatement (property tax cap) limits annual increases to 3% for owner-occupied primary residences. If previous owner had abatement, your first-year taxes might be lower ($350 to $450 monthly) until reassessed at sale price.

Budget $440 monthly for property taxes as conservative estimate.

Homeowners Insurance: $100 to $150 Monthly

Nevada homeowners insurance averages $1,200 to $1,800 annually ($100 to $150 monthly) for $595K home.

What affects insurance cost: Age of home (13-27 years old in GVR = higher premiums than new construction), deductible chosen ($1,000 vs $2,500 vs $5,000), coverage limits and replacement cost, credit score and claims history.

Typical coverage for $595K GVR home: Dwelling coverage: $500K to $600K replacement cost. Personal property: $250K to $300K. Liability: $300K to $500K. Medical payments: $5K.

Budget $120 monthly ($1,440 annually) for standard homeowners insurance.

Utilities: $200 to $300 Monthly

NV Energy (electricity): $120 to $200 monthly depending on season and home size. Summer (June-September): $180 to $250 due to AC usage 24/7. Winter (December-February): $80 to $120 with minimal heating. Spring/Fall: $60 to $100. Annual average: $140 monthly.

Southwest Gas (natural gas): $30 to $60 monthly. Summer: $20 to $30 (water heater only). Winter: $60 to $100 (heating plus water heater). Annual average: $40 monthly.

Las Vegas Valley Water District: $60 to $100 monthly. Includes water, sewer, and trash collection. Higher in summer with landscape irrigation. Lower in winter. HOA covers common area irrigation but not individual home water use. Annual average: $70 monthly.

Total utilities average: $250 monthly ($140 electric + $40 gas + $70 water).

Internet and TV: $100 to $150 Monthly

Cox Communications: Primary provider in Green Valley Ranch. Internet: $70 to $100 monthly for 500 Mbps to 1 Gbps. TV: $80 to $150 monthly for cable packages. Internet + TV bundles: $130 to $200 monthly.

CenturyLink Fiber: Available in select GVR areas. Internet: $65 to $85 monthly for fiber. No TV service.

Budget $100 monthly for standalone high-speed internet. Add $50 to $80 if you want cable TV.

Total Monthly Housing Costs: $4,885

Expense Category	Monthly Cost
Mortgage (10% down, 7% rate)	$3,800
HOA Fees (gated with pool)	$275
Property Taxes	$440
Homeowners Insurance	$120
Utilities (Electric, Gas, Water)	$250
TOTAL	$4,885

Add internet ($100) for $4,985 total monthly with basic connectivity.

Maintenance and Repairs: Budget 1% to 2% Annually

Green Valley Ranch homes are 13 to 27 years old. Budget for aging systems.

Annual maintenance budget: $595K home x 1.5% = $8,925 annually ($745 monthly).

Common GVR maintenance costs: HVAC replacement: $8K to $15K (systems 12-18 year lifespan). Water heater replacement: $1,500 to $2,500 (8-12 year lifespan). Roof replacement: $12K to $25K (18-25 year lifespan). Pool resurfacing (if applicable): $5K to $8K (every 10-15 years). Landscape renovation: $3K to $10K as needed.

Some years you spend nothing. Other years you replace HVAC for $12K. Average 1.5% annually captures long-term reality.

Total Monthly Cost Including Maintenance

$4,885 housing costs + $745 maintenance reserve = $5,630 total monthly to own $595K Green Valley Ranch home.

Required Income for $595K Home

Lenders typically require housing costs under 28% of gross monthly income.

Required gross monthly income: $4,885 ÷ 0.28 = $17,446 monthly. Annual: $209,352.

With maintenance included: $5,630 ÷ 0.28 = $20,107 monthly. Annual: $241,284.

Most lenders qualify based on $4,885 housing costs (without maintenance reserve), requiring $210K household income.

Living Expenses Beyond Housing

Groceries: $800 to $1,200 monthly for family of 4. Whole Foods and Trader Joe's at The District are walkable but premium pricing. Budget 10% to 20% higher than Walmart or Smith's.

Dining out: $400 to $800 monthly. The District restaurants are mid-to-upscale pricing ($15 to $30 per entrée). Walking to dinner reduces Uber/alcohol costs.

Transportation: $400 to $600 monthly. Gas: $200 to $300 for two vehicles. Insurance: $150 to $250 for two vehicles. Maintenance: $100 to $150 monthly average.

Nevada state taxes: $0 state income tax. Major Nevada advantage over California.

How GVR Cost Compares

Community	Median Price	Est. Monthly Cost
Green Valley Ranch	$595K	$4,885
Anthem	$665K-$750K	$5,200-$5,800
Cadence	$340K-$400K	$2,900-$3,400
Inspirada	$450K-$550K	$3,800-$4,500

Green Valley Ranch costs 40% more than Cadence, 10% more than Inspirada, 15% less than Anthem.

The Bottom Line

Owning median $595K Green Valley Ranch home costs $4,885 monthly: $3,800 mortgage (10% down, 7% rate), $275 HOA, $440 property tax, $120 insurance, $250 utilities.

Add $745 monthly maintenance reserve for aging systems (HVAC, roof, water heater). Total: $5,630 monthly all-in.

Requires $210K household income to qualify for mortgage. Nevada $0 state income tax is major cost advantage.

Walkable District reduces transportation costs (walk to groceries, dining, entertainment). Premium grocery pricing offset by gas/Uber savings.

Want help budgeting for Green Valley Ranch? Need exact costs for specific neighborhoods? Let's talk. I can break down costs for your target home and down payment scenario.

Green Valley Ranch Cost of Living FAQ 2026

Q1: What is the total monthly cost to own a home in Green Valley Ranch Henderson in 2026?

The total monthly cost to own a $595K median Green Valley Ranch home is approximately $4,885, which includes $3,800 mortgage payment (10% down, 7% interest rate), $275 HOA fees, $440 property taxes, $120 homeowners insurance, and $250 utilities. If you include a maintenance reserve fund of $745 monthly (1.5% annually for aging home systems), the all-in cost is $5,630 per month.

Q2: How much down payment do I need for a $595K home in Green Valley Ranch?

Down payment options vary: 20% down requires $119,000 (eliminates PMI, reduces monthly payment to $3,165), 10% down requires $59,500 (adds $240 PMI, total monthly payment $3,800), and 5% down requires $29,750 (adds $270 PMI, total monthly payment $4,028). Most Green Valley Ranch buyers use 10% down, making the typical mortgage payment $3,800 monthly.

Q3: What are HOA fees in Green Valley Ranch and what do they cover?

Green Valley Ranch has a two-tier HOA structure with a $75 monthly Master HOA (all residents) plus $25-$300 monthly sub-association fees depending on neighborhood. Total HOA fees range from $100 to $375 monthly. Average gated neighborhoods with pools pay $200-$275, while guard-gated premium communities pay $300-$375. HOA fees cover common area maintenance, landscaping, community amenities, and master-planned community services.

Q4: How much are property taxes on a $595K home in Green Valley Ranch?

Property taxes on a $595K Green Valley Ranch home are approximately $440 monthly ($5,280 annually). Nevada taxes 35% of assessed value at a combined Clark County rate of 3.0-3.2%, creating an effective rate of 1.05-1.12% of purchase price. However, Nevada's Partial Abatement caps annual increases at 3% for owner-occupied homes, so first-year taxes might be lower ($350-$450 monthly) if the previous owner had abatement protection.

Q5: What household income do I need to qualify for a $595K Green Valley Ranch home?

You need approximately $210,000 annual household income to qualify for a $595K Green Valley Ranch home. Lenders typically require housing costs (mortgage, taxes, insurance, HOA) to be under 28% of gross monthly income. With $4,885 in monthly housing costs, this translates to $17,446 required monthly income or $209,352 annually. If including maintenance reserves, the income requirement increases to $241,284 annually.

Q6: How much do utilities cost in Green Valley Ranch monthly?

Average monthly utilities in Green Valley Ranch total $250: NV Energy electricity averages $140 monthly ($180-$250 in summer, $60-$100 in spring/fall), Southwest Gas averages $40 monthly ($20-$30 in summer, $60-$100 in winter), and Las Vegas Valley Water District (water, sewer, trash) averages $70 monthly. Costs vary based on home size, season, and usage habits, with summer AC usage being the biggest variable.

Q7: What should I budget for home maintenance in Green Valley Ranch?

Budget 1.5% of home value annually for maintenance on Green Valley Ranch homes (built 1998-2012). For a $595K home, this equals $8,925 annually or $745 monthly. Major expenses include HVAC replacement ($8K-$15K every 12-18 years), roof replacement ($12K-$25K every 18-25 years), water heater replacement ($1,500-$2,500 every 8-12 years), and pool resurfacing if applicable ($5K-$8K every 10-15 years). The aging home stock requires realistic maintenance budgeting.

Q8: How does Green Valley Ranch cost of living compare to other Henderson communities?

Green Valley Ranch costs approximately 40% more than Cadence ($340K-$400K median, $2,900-$3,400 monthly), 10% more than Inspirada ($450K-$550K median, $3,800-$4,500 monthly), and 15% less than Anthem ($665K-$750K median, $5,200-$5,800 monthly). The $595K median price and $4,885 monthly cost positions GVR as an upper-middle option with established amenities, walkability to The District, and mature landscaping compared to newer Henderson developments.

Q9: Does Nevada have state income tax and how does this affect Green Valley Ranch affordability?

Nevada has $0 state income tax, which is a major cost advantage for Green Valley Ranch residents, especially those relocating from California (13.3% top rate) or other high-tax states. For a household earning $210,000 annually, this saves $15,000-$25,000 per year compared to California, effectively offsetting higher housing costs and making the $4,885 monthly payment more affordable on equivalent income.

Q10: What are typical additional living expenses beyond housing in Green Valley Ranch?

Beyond the $4,885 monthly housing cost, budget for groceries ($800-$1,200 monthly for family of 4, 10-20% premium at walkable Whole Foods/Trader Joe's), dining out ($400-$800 monthly at The District restaurants), transportation ($400-$600 monthly for two vehicles including gas, insurance, and maintenance), and internet ($100 monthly). The walkable District location reduces transportation costs by eliminating some driving needs, partially offsetting premium grocery pricing at nearby upscale stores.

Q11: How much is homeowners insurance for a Green Valley Ranch home?

Homeowners insurance for a $595K Green Valley Ranch home costs $100-$150 monthly ($1,200-$1,800 annually), with $120 monthly being typical. Insurance costs depend on the age of the home (13-27 years old means higher premiums than new construction), deductible chosen ($1,000 vs $2,500 vs $5,000), coverage limits, and your credit score. Typical coverage includes $500K-$600K dwelling replacement cost, $250K-$300K personal property, and $300K-$500K liability protection.

Q12: What mortgage payment should I expect with different down payment amounts?

With a 7% interest rate on a $595K home: 20% down ($119,000) creates a $476,000 loan with $3,165 monthly payment (no PMI). 10% down ($59,500) creates a $535,500 loan with $3,560 principal/interest plus $240 PMI = $3,800 total monthly. 5% down ($29,750) creates a $565,250 loan with $3,758 principal/interest plus $270 PMI = $4,028 total monthly. The 10% down scenario at $3,800 monthly is most common among Green Valley Ranch buyers.