North Las Vegas vs Henderson: Which Is Right for You? (2026)

Price Comparison

The price difference is substantial and consistent.

Henderson median home price runs approximately $485,000-$500,000. North Las Vegas median runs approximately $375,000-$400,000. The gap of $85,000-$125,000 represents 20-25% savings in North Las Vegas.

What the price difference buys is significant. A $400,000 North Las Vegas home typically offers 2,000-2,400 square feet, 4 bedrooms, newer construction from 2010s-2020s, and community amenities. A $400,000 Henderson home typically offers 1,600-1,900 square feet, 3-4 bedrooms, older construction from 1990s-2000s, and similar community amenities.

For the same money, North Las Vegas delivers more house. Alternatively, buyers can save $100,000-plus and still get comparable square footage.

Safety Comparison

Safety is Henderson's clearest advantage.

Henderson ranks number two nationally for safety among large cities with violent crime at 2.1 per 1,000 and property crime at 15.2 per 1,000.

North Las Vegas citywide statistics show violent crime at approximately 7.5 per 1,000 and property crime at approximately 28 per 1,000.

However, neighborhood selection in North Las Vegas matters enormously. Aliante and newer northern developments report crime rates 50-60% below citywide averages—still higher than Henderson but approaching suburban norms.

Buyers who choose carefully in North Las Vegas can achieve reasonable safety. Buyers who choose randomly face genuine risk. Henderson offers consistent safety regardless of specific neighborhood within the city.

Schools Comparison

Henderson holds a clear edge in school quality.

Henderson schools average 7-9 out of 10 ratings in master-planned communities with 43% math proficiency versus 30% state average. Top schools include Pinecrest Academy Inspirada at number one in state and Coronado High with IB program.

North Las Vegas schools average 4-6 out of 10 ratings with some exceptions. School quality varies significantly by specific location.

For families prioritizing education, Henderson's school advantage often justifies the price premium. The difference in daily educational experience is meaningful.

North Las Vegas families often utilize charter schools, magnet programs, or private options to supplement neighborhood school quality.

Community Character Comparison

Both cities offer master-planned communities with different overall character.

Henderson master-planned communities include Anthem, Green Valley Ranch, Inspirada, and Cadence. These established communities have proven governance, mature landscaping in older sections, and decades of appreciation history. The suburban feel is consistent throughout Henderson.

North Las Vegas master-planned communities include Aliante as the flagship with 20-year history, newer developments still establishing character, and varied quality between master-planned and older sections. The experience varies more dramatically based on specific neighborhood choice.

Henderson offers consistent suburban experience citywide. North Las Vegas offers pockets of quality requiring more careful selection.

Commute and Location Comparison

Location advantages depend on employment location.

Henderson commute to Strip runs 20-35 minutes depending on specific neighborhood. Henderson commute to Downtown Las Vegas runs 25-35 minutes. Henderson airport access runs 20-25 minutes from most neighborhoods.

North Las Vegas commute to Strip runs 20-30 minutes from most neighborhoods. North Las Vegas commute to Downtown Las Vegas runs 15-25 minutes and is often closer than Henderson. North Las Vegas airport access runs 15-25 minutes.

For Strip and downtown employment, North Las Vegas often offers equivalent or shorter commutes than Henderson. For southeast valley employment, Henderson is more convenient.

New Construction Comparison

North Las Vegas leads in new construction availability.

North Las Vegas new construction is abundant with multiple active communities, builders include Lennar, KB Home, Century Communities, and others, prices for new construction start in the $350,000s, and land availability supports continued development.

Henderson new construction is more limited with Cadence and Inspirada as primary options, higher price points starting in the $400,000s, and less land available for future development.

Buyers wanting new construction at accessible prices find more options in North Las Vegas.

Investment and Appreciation Comparison

Both cities have shown appreciation with different risk profiles.

Henderson appreciation has been steady with consistent demand, lower volatility due to established desirability, and strong rental market if needed. Henderson represents a lower-risk investment with proven track record.

North Las Vegas appreciation has been strong recently as the city improves, with higher volatility historically and dependent on continued development momentum. North Las Vegas offers higher potential returns with higher risk.

For conservative investors, Henderson provides stability. For those accepting more risk, North Las Vegas offers value-oriented opportunity.

Who Should Choose Henderson

Henderson is better for families prioritizing top schools as a non-negotiable, buyers for whom safety rankings matter significantly, those who want consistent quality regardless of specific neighborhood, buyers with larger budgets who can afford the premium, conservative investors prioritizing stability over maximum returns, and relocators wanting the easiest transition with lowest research requirements.

Who Should Choose North Las Vegas

North Las Vegas is better for buyers prioritizing value and willing to research neighborhoods carefully, those who need more house for their budget, new construction buyers seeking modern floor plans at accessible prices, commuters to downtown or north Las Vegas employment, investors seeking value-oriented markets with appreciation potential, and buyers who judge neighborhoods individually rather than by city reputation.

Making the Right Choice

The decision framework is straightforward.

If schools are your top priority, choose Henderson. The gap is meaningful.

If safety with minimal research matters, choose Henderson. Any Henderson neighborhood works.

If maximizing square footage per dollar matters, choose North Las Vegas. The value is significant.

If you'll research neighborhoods carefully, North Las Vegas's best areas offer reasonable quality at major savings.

If city reputation matters for resale or personal satisfaction, Henderson commands more prestige.

The Bottom Line

Henderson and North Las Vegas serve different buyer priorities. Henderson delivers safety, schools, and consistency at premium prices. North Las Vegas delivers value, new construction, and opportunity for those who choose neighborhoods carefully. Neither is universally better—the right choice depends on your priorities, budget, and willingness to research.

I help buyers evaluate this exact comparison based on their specific priorities. Reach out for honest guidance on which city—and which neighborhoods within that city—fit your needs.