Top Rated
8/10
8/10Galloway Elementary
Zoned · Seven Hills
K-5505 Students17:1
Seven Hills, Henderson
Seven Hills Homes For Sale
Nevada's #1 team for Seven Hills real estate. Search guard-gated golf-course homes, Strip-view estates, and Terracina custom luxury across Henderson's hillside community above Rio Secco Golf Club.
MEDIAN LIST (ZIP 89052 AREA)
$698K
LVR / GLVAR, June 2026
SEVEN HILLS MEDIAN LIST
$819,900
Subdivision-tagged MLS actives, June 2026
GUARD GATE
24/7
Community record — staffed entry + patrols
DAYS ON MARKET (PLAN)
21
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Seven Hills at a Glance?
Seven Hills is Henderson’s 1,300-acre guard-gated hillside community above Rio Secco Golf Club — 2,800+ homes established in 1996, with city services per the City of Henderson — where subdivision-tagged listings carry a median near $819,900 across a $500K–$7M+ ladder per Las Vegas REALTORS MLS data. The takeaways below unpack it.
- The two-number market: ZIP 89052 medians sit near $698,000, but Seven Hills proper trades around $819,900 — townhomes from $500K, Terracina estates past $7M.
- The golf: Rio Secco Golf Club — a Rees Jones championship design and home of the Butch Harmon School of Golf — anchors the community.
- Best for: view-driven luxury buyers (Terracina, Summit Estates), golf households on Rio Secco frontage, and families using Hillcrest and the Village entry tiers.
- The trade-off: HOA layering of $200–$600 monthly plus enclave sub-associations, and large, uneven premiums on Strip-view and golf-frontage lots.
- City backbone: full Henderson police, fire, and services — with Green Valley Ranch Resort about 10 minutes and the Strip about 20 minutes away.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Seven Hills Homes for Sale?
The Seven Hills ZIP area (89052) listed 339 active homes in June 2026 according to Las Vegas REALTORS MLS data — 57 of them inside Seven Hills proper, from $500K Village townhomes to $7M+ Terracina estates. The newest ZIP-area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Seven Hills-Area Homes Sell in Each Price Range?
The ZIP 89052 median list price sits near $698,000 per Las Vegas REALTORS June 2026 MLS data, but inventory ladders sharply: entry homes and townhomes cluster under $700K while Terracina-tier estates stretch past $2M. The bands below show actual ZIP-area active counts so you can gauge competition honestly.
Browse Seven Hills Listings
How Can You Find a Seven Hills Home by Neighborhood, Lifestyle & Price?
Seven Hills’ 57 subdivision-tagged active listings — within 339 across the wider ZIP — break down into six neighborhood tiers, three property types, and the price bands below, each link opening our live Henderson MLS search with counts updated daily from Las Vegas REALTORS MLS data.
Which Seven Hills Neighborhoods Should You Explore?
Dedicated neighborhood pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the hillside. ZIP-area neighbor cards are labeled as such.
Guard-Gated · Golf · Hillside
Seven Hills (all enclaves)
Double Guard-Gated · Custom EstatesTerracina
Gated · Elevated View LotsThe Pinnacle
Single-Family · EstablishedHorizons at Seven Hills Ranch
Townhomes · EntryLamplight Square at Seven Hills
55+ · Active AdultSun City Anthem (ZIP neighbor)
Guard-Gated · GolfAnthem Country Club (ZIP neighbor)
Gated · EstablishedMacDonald Ranch / The Canyons (ZIP neighbor)
By Property Type
By Price Range
Updated daily · 339 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Seven Hills Listings First?
Custom alerts by neighborhood, price, beds, and golf or Strip-view frontage — no spam, unsubscribe anytime. With 57 active listings in the plan and roughly five to six closings a month per Las Vegas REALTORS data, the right Seven Hills home can surface and vanish inside a week; alert subscribers see it within hours.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
10/10
9/10
9/10
7/10
8/10
How Are the Schools for Seven Hills?
Schools are a genuine Seven Hills strength: the zoned lineup — Galloway Elementary, Bob Miller Middle, and Coronado High — rates 8–9/10 on GreatSchools, among the best public pathways in the Las Vegas Valley. The cards below map zoned, charter, and private options by level, with neighborhood context.
10/10Vanderburg Elementary
Anthem (10 min)
K-5480 Students16:1
9/10Twitchell Elementary
Green Valley (12 min)
K-5512 Students17:1
9/10Wallin Elementary
Inspirada (15 min)
K-5498 Students16:1
7/10Lamping Elementary
Green Valley Ranch (12 min)
K-5472 Students16:1
8/10Givens Elementary
Cadence (20 min)
K-5540 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Seven Hills Families?
According to GreatSchools.org, Seven Hills families draw a strong hand: zoned Coronado High and Bob Miller Middle both rate 9/10, Galloway Elementary rates 8/10, and nearby Vanderburg Elementary reaches 10/10. Ratings are cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Vanderburg Elementary | CCSD | K-5 | 10/10 | Anthem · 10 min | $500,000+ |
| 2 | Coronado High | CCSD (zoned) | 9-12 | 9/10 | Seven Hills | $500,000+ |
| 3 | Bob Miller Middle | CCSD (zoned) | 6-8 | 9/10 | Seven Hills | $500,000+ |
| 4 | Pinecrest Academy Inspirada | Public charter | K-12 | 9/10 | Inspirada · 15 min | $500,000+ |
| 5 | Galloway Elementary | CCSD (zoned) | K-5 | 8/10 | Seven Hills | $500,000+ |
SAFETY & CRIME
Is Seven Hills Safe?
Direct Answer
Yes. Seven Hills is policed by the Henderson Police Department — Henderson consistently ranks among the safest large U.S. cities in comparisons built on FBI Uniform Crime Reporting data. The community stacks its own layers on top: a 24-hour staffed gate, security patrols, perimeter walls, and a second gate at Terracina. Typical incidents are suburban property matters, not violent crime.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Staffed guard gate + patrolsCommunity association security, per the record
- Terracina’s double guard-gated entryA staffed gate within the gated community
What Buyers Should Know
Geography and design do quiet work here: every vehicle entering Seven Hills passes a staffed gate, so there is essentially no through-traffic — people inside the walls are residents, their guests, or pre-cleared vendors. Perimeter walls and association patrols add layers on top of Henderson Police Department coverage.
The production neighborhoods around Hillcrest and the Village see mainly low-level property incidents — package theft, the occasional vehicle break-in — at rates consistent with Henderson’s safest suburbs. Standard precautions cover most of it.
For estate buyers, the practical security picture in Terracina — a second staffed gate, large custom lots, and a social fabric where neighbors know each other — ranks among the strongest in the Las Vegas Valley, comparable to the valley’s most exclusive double-gated addresses.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Seven Hills, NV?
The Answer
Seven Hills delivers elevated guard-gated living on Henderson’s southern hillside: seven namesake knolls, Rio Secco’s Rees Jones fairways, Strip-and-mountain panoramas, and six neighborhood tiers from $500K townhomes to $7M+ Terracina estates. City of Henderson services cover the community, and Nevada’s zero state income tax sweetens every relocation budget.
What is Seven Hills known for?
Seven Hills is known for its 24-hour guard gate, the Rio Secco Golf Club and Butch Harmon School of Golf, panoramic Las Vegas Strip views from its elevated knolls, and the double-gated Terracina custom-estate enclave.
Who should live in Seven Hills?
It fits luxury buyers who want gates, golf, and views without MacDonald Highlands pricing, families targeting Henderson’s strong school pocket, executives near the St. Rose medical corridor, and move-up buyers climbing the community’s six-tier ladder.
What is daily life like?
Mornings start with the range at Rio Secco or laps at Seven Hills Community Park, errands run down Eastern Avenue to the Galleria and Green Valley Ranch, and evenings end with sunset Strip views from the hillside.
Location
Where Is Seven Hills
Seven Hills occupies an elevated hillside in south Henderson between Eastern Avenue and St. Rose Parkway, minutes from the I-215 Beltway. About 1,300 acres across seven knolls. Roughly 20 minutes from the Strip.
GVR Resort
10
Min
Galleria
10
Min
Airport
20
Min
Strip
20
Min
Water Street
15
Min
Seven Hills
At a Glance$698,000
Median List (ZIP 89052 area)
$819,900
Seven Hills Median List
57
Active in Seven Hills
21
Days on Market (plan)
- Setting
- Guard-gated hillside, south Henderson
- Acreage
- 1,300 acres
- Established
- 1996
- Developer
- American Nevada Corporation
- Homes
- 2,800+
- Neighborhood Tiers
- 6
- Golf
- Rio Secco (Rees Jones, 18 holes)
- Guard Gate
- 24-hour staffed · Terracina double-gated
- HOA Range
- $200–$600/mo
- Sunshine
- 300 days/year
- Schools
- Coronado HS 9/10 · Galloway ES 8/10
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Seven Hills Score?
Seven Hills earns top marks for safety, schools, and commute convenience, with honest trade-offs on carrying costs and in-community retail. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first gate-coordinated tour of the hillside.
Grade A: Safety
Henderson Police Department coverage plus a 24-hour staffed gate, patrols, and perimeter walls; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons.
Grade A-: Schools
Coronado High (9/10) and Bob Miller Middle (9/10) anchor a strong zoned lineup, with Galloway Elementary (8/10) and well-rated charters nearby per GreatSchools.
Grade B-: Cost of Living
Seven Hills actives carry a median near $819,900 — above Henderson’s $548K citywide median — plus $200–$600 monthly HOA layers.
Grade B+: Amenities
Rio Secco Golf Club, the Butch Harmon School of Golf, Seven Hills Community Park, and Anthem Hills Park — retail and dining sit just outside the gate.
Grade B+: Outdoor Access
Community parks, hillside walking paths, McCullough Range foothill scenery, and Sloan Canyon National Conservation Area a short drive south.
Grade A-: Commute
Eastern Avenue and St. Rose Parkway reach I-215 in minutes; about 10 to Green Valley Ranch, 20 to the airport and Strip.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Seven Hills a good place to live?
Yes — if gates, golf, and views top your list. Seven Hills pairs a 24-hour staffed gate with Rio Secco’s Rees Jones championship course, panoramic Strip views from its seven knolls, and full Henderson city services about 20 minutes from the Strip. The six-tier neighborhood ladder spans $500K Village townhomes to $7M+ Terracina custom estates, the zoned schools are among Henderson’s strongest, and Nevada’s zero state income tax adds five-figure annual savings for most relocating California households.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Seven Hills?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Seven Hills — the parent city holds 331,857 residents with a median household income of $88,654. Within the gates, the community record counts roughly 8,000 residents across 2,800+ homes, skewing established, affluent, and owner-occupied.
The Census does not break Seven Hills out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the gates, our closing data shows a mix of executives and medical professionals from the St. Rose corridor, golf-club households on Rio Secco frontage, established families in Hillcrest and Canyon View, and relocating Californians buying view lots.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Seven Hills is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Seven Hills Area Growing?
Seven Hills itself is built out — established 1996, its 2,800+ homes grow only through occasional custom builds — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and the St. Rose corridor keeps pulling growth toward the hillside.
331,857Henderson residents (Census)
1,300Seven Hills master-planned acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth is structurally finite: the 1,300-acre plan was fully entitled in the 1990s, so supply comes only from resales — 57 active listings and roughly 18 closings per hundred days as of June 2026 — plus the occasional Terracina custom build or teardown-rebuild on a premium view lot. That capped buildout is the scarcity argument for ownership here.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Seven Hills Score for Livability?
Seven Hills pairs A-grade safety, a strong zoned-school lineup, and quick I-215 access with two honest caveats: carrying costs run well above the Henderson median, and dining or retail requires leaving the gate. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census and FBI data.
- 86A-
Overall Livability
- 84A-
Schools (zoned)
- 93A
Safety
- 58C+
Cost of Living
- 82B+
Amenities
- 80B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Seven Hills Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89052 — the Seven Hills–Anthem corridor — from Las Vegas REALTORS MLS data. Framing honesty: the ZIP is broader than Seven Hills itself, and luxury closings swing single months, so read twelve-month ranges. The three charts below show the past year.
Median Sold Price
$544K–$720K monthly band across the ZIP — luxury closings swing single months
vs May 2025
Source: Las Vegas REALTORS
Days on Market
17–41 day monthly range; 27 ZIP median, 21 in Seven Hills proper
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~60–100 typical across the ZIP; the latest month is partially reported
vs May 2025
Source: Las Vegas REALTORS
The long view: Seven Hills's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,607 recorded closings — Las Vegas REALTORS MLS records via Repliers.
21
PLAN MEDIAN DAYS ON MARKET
$820K
SEVEN HILLS MEDIAN LIST
57
ACTIVE LISTINGS IN THE PLAN
< 1 hr
OUR RESPONSE TIME
GATED INVENTORY MOVES FAST
Get matched with a
Seven Hills specialist.
Market Competitiveness
How competitive is Seven Hills right now?
Seven Hills is a selective, luxury-paced market — subdivision-tagged sales closed at a 21-day median over the past hundred days per Las Vegas REALTORS data, but the pace splits by tier: Village and Hillcrest homes move quickly while $2M+ Terracina estates can take months to find their buyer.
48Selective / Luxury-Paced Market
- 21 daysMedian DOM, Seven Hills sold (100d)
- 57Active listings in the plan (June 2026)
- 18Seven Hills closings, past 100 days
- $800KMedian sold price in the plan (100d)
Is Seven Hills Right for You?
Who Should Buy a Home in Seven Hills?
Seven Hills isn’t one-size-fits-all — it’s a six-tier hillside ladder spanning $500K Village townhomes to $7M+ Terracina custom estates, with a lifestyle that rewards specific buyer types over others. Six profiles below match lifestyles to neighborhoods, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Seven Hills Neighborhoods Fit Your Buyer Type?
Luxury & View-Lot Buyers
- Terracina — double-gated custom estates from $2M+
- Summit Estates panoramas from the namesake knolls
- Strip-view premiums that hold resale value
- Custom builds and teardown-rebuilds on premium lots
Golf-First Buyers
- Rio Secco Estates frontage from $1.2M+
- Rees Jones championship design at home
- Butch Harmon School of Golf in-community
- PGA Tour-tested course conditions year-round
Families
- Hillcrest 2,500–3,500 sq ft homes from $600K
- Coronado High and Bob Miller Middle both 9/10
- Seven Hills Community Park pool, tennis, playgrounds
- Gated streets with no through-traffic
First Guard-Gated Purchase
- Village at Seven Hills townhomes from $500K
- The valley’s most attainable staffed-gate entry
- Watch HOA layers and resale-package details
- Move-up path inside the same community
Executives & Medical Professionals
- St. Rose medical corridor minutes west
- I-215 access to the Strip and airport in ~20
- Canyon View established luxury from $700K
- Quiet, patrol-backed streets for unpredictable schedules
California Relocators
- Gated golf living from the $500Ks–$800Ks
- Zero state income tax, 3% property-tax cap
- Coastal-grade views without coastal pricing
- Virtual tours and remote closing support
Best Fit For
- California relocators — guard-gated golf living at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- View-driven luxury buyers — Terracina and Summit Estates put the valley’s sunset Strip panoramas behind one — or two — staffed gates.
- Golf households — Rio Secco frontage plus the Butch Harmon School of Golf — a championship course and tour-level instruction inside the community.
- School-first families — zoned Coronado High and Bob Miller Middle both rate 9/10 — rare quality inside a guard gate at family price points.
- Move-up planners — six internal tiers mean you can climb from a Village townhome to a Terracina estate without changing communities.
- Buyers who value scarcity — a built-out 1,300-acre plan with 57 actives and five to six closings monthly — supply discipline that protects well-bought positions.
Ready to explore homes in Seven Hills? Our team knows every neighborhood tier, view street, and golf-frontage premium on the hillside.
Start Your Home SearchPros
- A 24-hour staffed guard gate with patrols and perimeter walls — and a second gate at Terracina
- Rio Secco Golf Club: a Rees Jones championship design and the Butch Harmon School of Golf in-community
- Panoramic Las Vegas Strip and Spring Mountains views from the elevated knolls
- Zoned schools among Henderson’s best — Coronado High 9/10, Bob Miller Middle 9/10, Galloway Elementary 8/10
- Six neighborhood tiers from $500K townhomes to $7M+ custom estates — an internal move-up ladder
- About 10 minutes to Green Valley Ranch Resort and the Galleria, 20 to the airport and Strip
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- Carrying costs run above the Henderson median — $819,900 median list in the plan plus $200–$600 monthly HOA layers
- View and golf-frontage premiums are large and uneven — comp selection demands tier-level judgment
- No retail or dining inside the gate — every errand starts with the gatehouse exit
- Most purchases above the conforming limit go jumbo, with reserve requirements and slower appraisals
- Built-out community: no production new construction inside the plan — new builds mean custom lots or nearby master plans
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Seven Hills’ Top 6 Neighborhoods Compare?
A like-for-like comparison of Seven Hills’ six neighborhood tiers — entry price positioning from the community record, lifestyle fit, and what each tier trades away — alongside active-listing context via Las Vegas REALTORS. Honesty note: the MLS does not publish reliable per-enclave medians at these sample sizes, so price columns show record-based entry points.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Terracina | From $2,000,000 | — | 60+ | 1 | Double-gated custom |
| Rio Secco Estates | From $1,200,000 | — | 30–60 | — | Golf frontage |
| Summit Estates | From $900,000 | — | 30–60 | — | Panoramic views |
| Canyon View | From $700,000 | — | ~30 | — | Established luxury |
| Hillcrest | From $600,000 | — | ~21 | — | Families |
| Village at Seven Hills | From $500,000 | — | ~21 | — | Entry · Townhomes |
Source: Las Vegas REALTORS MLS data plus NREG community records, June 2026. Per-enclave samples are tiny — single sales would swing any computed median, so we show record-based entry pricing instead. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What’s Inside Seven Hills’ Top Neighborhoods?
Submarket 1
Terracina
The community’s pinnacle: guard-gated within the guard gate, with custom estates from $2M to $7M+ on the largest lots and the most dramatic Strip views. Sales are infrequent and individually negotiated — patience is part of the price.
Browse Terracina homes →From $2MMedian Price
60+Days on Market
1Active Listings
—Price / Sq Ft
Submarket 2
Rio Secco Estates
Semi-custom and custom homes along the Rees Jones fairways with direct course, Strip, and mountain views — the address golf-first buyers target, per the community record.
Browse Rio Secco Estates homes →From $1.2MMedian Price
30–60Days on Market
—Active Listings
—Price / Sq Ft
Submarket 3
Summit Estates
Higher-elevation homes on the namesake knolls with 270-degree panoramas and larger lots — the view tier below Terracina’s custom price point.
Browse Summit Estates homes →From $900KMedian Price
30–60Days on Market
—Active Listings
—Price / Sq Ft
Submarket 4
Canyon View
Mature landscaping and elevated terrain with a mix of single-story and two-story homes and valley views — the established-luxury middle of the ladder.
Browse Canyon View homes →From $700KMedian Price
~30Days on Market
—Active Listings
—Price / Sq Ft
Submarket 5
Hillcrest
Mid-range family homes of 2,500–3,500 square feet with pools, parks, and mountain views — the practical family core of Seven Hills, closest to the 21-day plan-wide pace.
Browse Hillcrest homes →From $600KMedian Price
~21Days on Market
—Active Listings
—Price / Sq Ft
Submarket 6
Village at Seven Hills
Smaller homes and townhomes with HOA-maintained common areas — the most attainable staffed-gate address in south Henderson and the community’s entry door.
Browse Village at Seven Hills homes →From $500KMedian Price
~21Days on Market
—Active Listings
—Price / Sq Ft
Submarket 7
Rio Secco Golf Club & the Butch Harmon School of Golf
The amenity engine of the community: a Rees Jones championship course that has hosted PGA Tour and celebrity events, plus one of the world’s most renowned instruction facilities. Owning anywhere in Seven Hills puts both minutes from your driveway.
Browse Rio Secco Golf Club & the Butch Harmon School of Golf homes →18Championship Holes
~200Acres of Golf Terrain
7View Knolls
24/7Staffed Gate
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Seven Hills
neighborhood fits?
BY ZIP CODE
What Does the Seven Hills Market Look Like Within ZIP 89052?
Seven Hills shares one ZIP — 89052 — with Anthem, Sun City Anthem, and MacDonald Ranch, so the table below separates the plan from its postal neighbors and breaks Seven Hills into its real tiers. The spread is the story: the ZIP-wide median reads $698,000 while subdivision-tagged Seven Hills actives run $819,900, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89052 | ZIP-wide (Seven Hills–Anthem corridor) | $698,000 | — | 27 | 339 | n/a* |
| 89052 | Seven Hills proper (subdivision-tagged) | $819,900 | — | 21 | 57 | n/a* |
| 89052 | Terracina (double guard-gated custom) | From $2M (record) | — | — | 1 | n/a* |
| 89052 | Rio Secco golf frontage / Summit knolls | From $900K–$1.2M (record) | — | — | — | n/a* |
| 89052 | Canyon View · Hillcrest (family core) | From $600K–$700K (record) | — | — | — | n/a* |
| 89052 | Village at Seven Hills (entry · townhomes) | From $500K (record) | — | — | — | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community records. *Year-over-year change is intentionally omitted: with roughly five to six Seven Hills closings a month, per-tier YoY math would be statistical noise. Tier entry prices come from the community record, not computed MLS medians. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Seven Hills Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the community record, or the FBI — capture Seven Hills faster than any brochure: a $819,900 plan-level median list, a 21-day plan median, 57 active listings, and a 1,300-acre guard-gated hillside.
$698,000
Median list price across ZIP 89052, blending Seven Hills with Anthem and MacDonald Ranch, June 2026.
Las Vegas REALTORS
$819,900
Median list price of subdivision-tagged Seven Hills actives — the honest plan-level number.
LVR / GLVAR MLS, June 2026
57
Active listings inside Seven Hills proper in June 2026 — scarcity within a built-out plan.
Las Vegas REALTORS
21
Median days from list to accepted offer for Seven Hills sales over the past hundred days.
LVR / GLVAR, June 2026
2,800+
Homes across the 1,300-acre plan, established 1996 by American Nevada Corporation.
NREG community record
$800,000
Median sold price of the plan’s 18 closings over the past hundred days.
LVR / GLVAR, June 2026
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
9/10
GreatSchools rating for both zoned Coronado High School and Bob Miller Middle School.
GreatSchools 2026
WHY SEVEN HILLS
Why Does Seven Hills Stand Apart From Its Peers?
From the guard gate to the golf to the seven view knolls, Seven Hills holds a niche between mainstream Henderson and ultra-luxury MacDonald Highlands. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and MLS records — so you can check every claim.
- NREG community records / MLS, June 2026
Guard-gated golf at a broader price ladder
A 24-hour staffed gate and a Rees Jones championship course with entry from the $500Ks — the same lifestyle ingredients that start near $800K next door at MacDonald Highlands.
- Community & club records
Rio Secco + the Butch Harmon School of Golf
A PGA Tour-tested Rees Jones design paired with one of the most renowned golf instruction facilities in the world, inside the community.
- NREG community records
Seven knolls of Strip views
The elevated hillside terrain that named the community delivers panoramic Strip, Spring Mountains, and valley views — especially from Summit Estates and Terracina.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada’s 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable.
- FBI UCR · GreatSchools 2026
Henderson safety and schools backbone
A city that regularly ranks among America’s safest large cities, with zoned Coronado High and Bob Miller Middle both rated 9/10.
WHY BUY IN SEVEN HILLS
What Are the Top 10 Reasons to Buy a Home in Seven Hills?
Seven Hills’ case rests on verifiable fundamentals: a 24-hour guard gate, a Rees Jones golf course, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, 9/10 zoned schools, and a built-out hillside that cannot add supply. Ten sourced reasons follow.
24-hour guard-gated security
Staffed entry, patrols, and perimeter walls — with Terracina double-gated inside the community.
NREG community record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
Rio Secco Golf Club
A Rees Jones championship design that has hosted PGA Tour and celebrity events, home to the Butch Harmon School of Golf.
Community & club records
Strip-view hillside terrain
Seven elevated knolls deliver panoramic Strip and Spring Mountains views few Henderson addresses can match.
NREG community records
9/10 zoned schools
Coronado High and Bob Miller Middle both rate 9/10 on GreatSchools — a rare pairing inside a guard gate.
GreatSchools 2026
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
A six-tier internal ladder
From $500K Village townhomes to $7M+ Terracina estates — buyers can move up without leaving the gate.
NREG community record
Central south-Henderson location
About 10 minutes to Green Valley Ranch Resort and the Galleria, 20 to the airport and Strip via I-215.
NREG community record
Structural scarcity
Built out since the 2000s — 57 actives and roughly five to six closings a month is supply discipline, not a slump.
Las Vegas REALTORS / GLVAR, June 2026
New Construction
Who Built Seven Hills — and Where Is New Construction Nearby?
Seven Hills is essentially built out: Toll Brothers, Pulte, and custom architects delivered the original housing stock per the community record, and today’s new construction is limited to occasional custom builds on premium lots. Buyers who want production new builds pair this search with nearby Henderson master plans — incentives change monthly, so verify current offers before writing.
Move-Up & Luxury
Toll Brothers
Original Seven Hills builder, per the community record
Family & Move-Up
Pulte Homes
Original Seven Hills builder, per the community record
Family & Mid-Market
Lennar
Nearest large-scale new-home alternative
Design-Forward Move-Up
Tri Pointe Homes
Modern production builds minutes from the gate
Family
Richmond American
Value-oriented new construction nearby
Outdoor Recreation
What Outdoor Amenities Does Seven Hills Offer?
Golf, parks, and foothill scenery — Seven Hills lives outdoors. The City of Henderson maintains the surrounding park and trail network, Rio Secco’s fairways climb the community’s namesake knolls, and Sloan Canyon National Conservation Area’s petroglyph country begins a short drive south — usable through 300 days of annual sunshine.
IN-COMMUNITY
Rio Secco Golf Club
18 holesChampionship golfPublic/resort rates
Rees Jones design through dramatic desert elevation — PGA Tour and celebrity event host, with Strip views from multiple tees.
IN-COMMUNITY
Butch Harmon School of Golf
Teaching facilityInstructionBy program
One of the most renowned golf instruction facilities in the world, based at Rio Secco — tour-level coaching in your neighborhood.
IN-COMMUNITY
Seven Hills Community Park
~10 acresPool · Tennis · TrailsResidents
The community’s daily-routine anchor: pool, playground, tennis courts, walking paths, and picnic areas per the community record.
5 MIN
Anthem Hills Park
~15 acresSplash pad · SportsFree
Adventure playground, splash pad, sports courts, walking trails, and picnic pavilions just over the hill in Anthem.
15 MIN
Sloan Canyon National Conservation Area
Federal NCAHiking · PetroglyphsFree/fee areas
Protected desert canyon country on the McCullough Range’s south slope — petroglyph sites and quiet ridge hikes minutes from the gate.
AT HOME
McCullough Range foothills
Hillside terrainWalking · ViewsFree
The elevated knolls that named the community — sunset Strip panoramas from sidewalks, view lots, and neighborhood paths.
COMMUNITY-WIDE
Henderson trail network
Citywide systemCycling · RunningFree
Henderson’s celebrated multi-use trail system links Seven Hills toward Anthem, Green Valley, and the broader valley per the City of Henderson.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
America’s first national recreation area — full-size boating, coves, and desert hiking a half-hour east via Lake Mead Parkway.
The Seven Hills Lifestyle
What Does a Weekend in Seven Hills Look Like?
Three hillside moods within minutes of each other: a morning lesson at the Butch Harmon School of Golf, eighteen at Rio Secco, and a sunset Strip panorama from the knolls — with the City of Henderson park and trail network and Sloan Canyon’s petroglyph country filling the hours in between.
18Rio Secco Holes (Rees Jones)
7Namesake View Knolls
1,300Master-Planned Acres
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Seven Hills Homes This Weekend?
Open houses work differently behind a guard gate — many sellers, and virtually all in Terracina, show by appointment only, with the gatehouse pre-cleared through the listing agent. Set up instant alerts to get notified the moment a Seven Hills home schedules an open house — or browse every active listing now and let us arrange private, gate-coordinated showings.
Quick Answer
What does an HOA cost in Seven Hills?
Budget $200–$600 per month depending on the neighborhood, per the community record. The master association funds the 24-hour staffed gate, patrols, perimeter walls, and common-area landscaping; several enclaves add sub-association dues on top — Terracina carries its own second-gate staffing, and townhome pockets like the Village include exterior maintenance. Rio Secco Golf Club membership and play are separate from HOA dues entirely. Always pull dues, reserves, transfer fees, and assessment history in escrow before releasing contingencies.
Moving to Seven Hills
Should I Move to Seven Hills?
Every month, households from Orange County, San Diego, and the Bay Area discover that guard-gated golf living priced into the millions on the coast starts in the $500Ks on this Henderson hillside. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing Seven Hills
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Seven Hills adds the housing argument: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, attached to a guard-gated home above a Rees Jones championship golf course.
At an $820,000 budget — the Seven Hills median list — coastal Orange County buyers are looking at an inland condo or a dated tract home far from any gate. That same budget here secures a guard-gated hillside home with golf-community scenery and, on many streets, Las Vegas Strip views — with the Butch Harmon School of Golf, community parks, and Henderson’s top-rated schools inside or minutes from the gate.
According to Las Vegas REALTORS, the ZIP 89052 median list price is about $698,000, with subdivision-tagged Seven Hills actives near $819,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates the zoned Coronado High School 9/10.
Seven Hills sits on Henderson’s strongest employment corridor: the St. Rose Parkway medical spine — anchored by St. Rose Dominican Hospital’s Siena Campus — runs minutes west, Green Valley Ranch Resort and the District anchor hospitality and retail jobs 10 minutes north, Rio Secco Golf Club and the Butch Harmon School of Golf employ inside the community, and the Strip’s employment core is roughly 20 minutes via I-215.
Cost of Living Snapshot — Seven Hills vs. Orange County
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: gated golf-view living that starts in the $500Ks–$800Ks at Seven Hills starts well past $2 million behind comparable Orange County gates.
| Metric | Seven Hills, NV | Orange County, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | ~$698K (ZIP) / ~$820K Seven Hills | ~$1.2M+ |
| Guard-Gated Golf Entry Point | $500Ks (Village at Seven Hills) | $2M+ (coastal gated golf) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Airport Commute | ~20 min (Harry Reid) | 45–90+ min (LAX/SNA) |
Figures are approximate, for illustration. Contact our team for current market data.
Seven Hills Rental Market — Rent vs. Own
Guard-gated single-family rentals are scarce and command premiums: area homes typically lease for about $2,800–$4,500+ per month per Las Vegas REALTORS rental tracking, with golf-frontage and Strip-view executive homes higher still. Thin rental supply inside the gates is exactly the scarcity that rewards owners over a 5+ year hold — and most HOA neighborhoods here restrict short-term rentals outright, so underwrite long-term leases only.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Seven Hills? Our team specializes in out-of-state relocation — virtual gate-to-gate tours, view-lot and comp analysis, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to Seven Hills in 8 steps
From first research to keys-in-hand, here’s the 8-12 week timeline most Seven Hills buyers follow. Two deadlines are statutory: Nevada requires a driver’s license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your tier and set a budget
Decide which Seven Hills you’re buying: $500K–$600K Village and Hillcrest entry, $700K–$900K Canyon View and Summit Estates, $1.2M+ Rio Secco frontage, or $2M+ Terracina custom. Each tier carries different dues and premiums.
Get pre-approved — jumbo-aware
Most purchases above the conforming limit go jumbo with reserve requirements. Have your lender size the file early — gate-coordinated showings move fastest when financing is settled.
Hire a Seven Hills specialist
With five to six closings a month, comps demand judgment — Strip-view, golf-frontage, and knoll-elevation premiums are real but uneven. Work with an agent who tracks every tier.
Tour in person or virtually
Walk Hillcrest at school pickup and Terracina at sunset — the community’s rhythm differs sharply by tier. Virtual tours work well for out-of-state buyers; we handle all gate access.
Write and negotiate the offer
Cash is common at the top tiers; financed buyers compete with clean terms and verified pre-approvals. View-lot premiums are negotiable when you know the comp history.
Inspection, HOA docs & appraisal
Order the resale package early: master and sub-association dues, reserves, assessment history, and gate-access rules. Jumbo appraisals can run long when view comps are scarce.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, faster on cash. HOA questionnaire turnaround adds a few days.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), register with the gatehouse, then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Seven Hills Economy?
Seven Hills runs on Henderson’s strongest employment corridors: the St. Rose medical spine, golf operations, and the broader metro base. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. Rio Secco and the Butch Harmon School of Golf anchor jobs inside the community.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
10 minTo the Green Valley Ranch employment hubVia Eastern Avenue — community record
20 minTo Strip & airport job centersVia I-215 → I-15 — community record
Top Seven Hills-Area Employers
- St. Rose Dominican Hospital — Siena CampusThe medical anchor of the St. Rose Parkway corridor, minutes west
- Rio Secco Golf Club & Butch Harmon School of GolfChampionship golf, instruction, and club operations in-community
- Green Valley Ranch Resort & The DistrictHospitality, dining, and retail employment 10 minutes north
- Galleria at Sunset retail corridorHenderson’s flagship mall and surrounding retail employment
- City of Henderson / CCSD (south region)Municipal services and area campuses including Coronado High
- M Resort & St. Rose Parkway corridorResort and commercial employment along the community’s southern spine
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Seven Hills Compare to Henderson, Las Vegas & Summerlin?
If you’re weighing Seven Hills against the valley’s other premium addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Seven Hills wins on gated golf value and views, Henderson on breadth, Summerlin on master-plan depth — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Seven Hills | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $820K plan / $698K ZIP | $548K | $476K | $728K |
| Active Listings | 57 plan / 339 ZIP | 2,460 | 8,606 | 1,253 |
| Days on Market | 21 (plan) | 21 | 20 | 21 |
| Population | ~8,000 (community record) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 58 |
| Guard-Gated | Yes — 24/7 staffed + Terracina double gate | Select communities | Select communities | Select communities |
| Golf Identity | Rio Secco (Rees Jones) + Butch Harmon school | Multiple courses | Municipal + resort | TPC + private clubs |
| Best For | Gated golf · Views · Schools | Families · Safety · Value | Investors · Urban · Value | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Seven Hills income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately; community population per the NREG record. Last updated June 2026.
Cost of Ownership
What Will Seven Hills Cost You Each Month?
A $819,900 median Seven Hills purchase runs about $5,260 monthly with 20% down at 7% per Freddie Mac’s rate survey — including the HOA layers a guard-gated address carries. The tabs below model your payment, compare renting, and budget dues from the Village tier to double-gated Terracina.
Payment Estimator
Estimate Your Seven Hills Payment
$5,131
Estimated Monthly Payment
- Principal & Interest$4,364
- Property Tax$417
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Seven Hills right now?
Guard-gated rentals are scarce, which keeps area rents firm — and at current rates the monthly gap narrows sharply once equity and tax effects are counted. For 5+ year holds, the built-out plan’s scarcity tilts the math toward owning.
OWN (20% DOWN, 7%)
$5,260 / mo
- Principal & Interest
- $4,364
- Property Tax (~0.6%)
- $410
- Homeowners Insurance
- $140
- HOA (master + sub-association)
- $350
- PMI (20% down)
- $0
5-year net cost:~$147,000
Equity built:~$333,000
RENT (AREA GATED-SFR MEDIAN)
~$3,200 / mo
- Median Area Rent (gated SFR)
- ~$3,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$208,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Seven Hills home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $333,000 in equity (including the down payment) while the renter walks away with none. Scarcity-supported appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $350/mo blended HOA.
HOA Fees by Community
HOA Fees by Neighborhood Tier
Every Seven Hills home pays the master association, and several enclaves layer a sub-association on top. Dues fund the staffed gate, patrols, perimeter walls, and common areas — verify exact dues, reserves, and any assessment history in escrow.
Entry & Family Tiers
$200–$350 / mo typical
Village at Seven Hills · Hillcrest
$200–$350
Includes:
Master association, gate staffing, patrols, common-area landscaping — townhome pockets add exterior maintenance
Canyon View
$200–$350
Includes:
Master association coverage with established common areas and perimeter walls
View & Golf Tiers
$300–$500 / mo typical
Summit Estates
$300–$450
Includes:
Master association plus enclave common areas on the elevated knolls
Rio Secco Estates
$300–$500
Includes:
Master plus golf-corridor sub-association; Rio Secco play and membership are separate
Double Guard-Gated
Up to $600 / mo
Terracina
$400–$600
Includes:
Master association plus Terracina’s own sub-association funding the second staffed gate
Custom estate parcels
Varies
Includes:
Confirm sub-association dues and any architectural-review fees lot by lot in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Seven Hills?
Eastern Avenue and St. Rose Parkway carry nearly everything in and out of the community, feeding the I-215 Beltway minutes from the gate. Most households drive — the hillside is intentionally residential — with mean Henderson commutes near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Seven Hills
- ~10 minGreen Valley Ranch Resort & The DistrictEastern Ave north
- ~10 minGalleria at SunsetEastern Ave → Sunset Rd
- ~20 minHarry Reid Intl AirportI-215 west
- ~20 minLas Vegas StripI-215 → I-15 north
- ~15 minWater Street (downtown Henderson)St. Rose Pkwy → Boulder Hwy
- 5-10 minSt. Rose medical corridorSt. Rose Pkwy west
- 25-30 minDowntown Las VegasI-215 → I-515 north
- 25-30 minBoulder CityUS-95 / I-11 south
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Seven Hills?
Most Seven Hills purchases close in 30 to 45 days — cash offers, common at the Terracina and golf-frontage tier, can close in 7–14. Jumbo files sometimes need extra appraisal time because high-end view comps are scarce, and HOA resale-package turnaround adds a few days. Nevada closes through escrow companies rather than attorneys, which keeps timelines predictable.
Quick Answer
What down payment do you need to buy in Seven Hills?
Most Seven Hills buyers put down 10% to 25%. Conventional loans start at 3% for qualified buyers on entry-tier homes, VA loans allow 0% for eligible veterans, and jumbo financing — standard on Rio Secco frontage and Terracina estates — typically wants 20–25% down with reserves. On the $819,900 Seven Hills median list price, plan roughly $82,000 (10%) to $164,000 (20%); on a $2 million Terracina estate, $400,000–$500,000. Get pre-approved before touring — gate-coordinated showings move fastest with financing settled.
Seven Hills FAQ — 18 Answers
What Do Seven Hills Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Seven Hills?
Across ZIP 89052, the postal area blending Seven Hills with Anthem and MacDonald Ranch, the median list price is about $686,944 per Las Vegas REALTORS MLS data. Subdivision-tagged Seven Hills actives carry a median near $819,900: Village townhomes start around $500,000, Rio Secco golf-frontage homes run $1.2M+, and Terracina custom estates reach $7 million and beyond.
Is Seven Hills guard-gated?
Yes — Seven Hills is one of Henderson’s established guard-gated communities, with 24-hour staffed entry, controlled vehicle access, security patrols, and perimeter walls. The Terracina enclave goes a layer further: it is double guard-gated, with its own staffed gate inside the already guard-gated community. Buyers tour with a licensed agent who coordinates gate access in advance — our team arranges every showing.
What golf course is in Seven Hills?
Rio Secco Golf Club, a Rees Jones-designed 18-hole championship course that plays through dramatic desert terrain with significant elevation change and Strip-to-mountain views. Rio Secco has hosted PGA Tour and celebrity events, and it is home to the Butch Harmon School of Golf — one of the most renowned golf instruction facilities in the world. Golf-frontage homes along the fairways start around $1.2 million.
What is the average days on market in Seven Hills?
Homes sold across ZIP 89052 over the past hundred days took a median of about 24 days from list to accepted offer per Las Vegas REALTORS MLS statistics, while subdivision-tagged Seven Hills sales moved slightly faster at a 21-day median. Luxury and Terracina-tier estates run longer — custom homes above $2 million routinely take months to find the right buyer, so read tiers, not single averages.
What are property taxes like in Seven Hills?
Low by national standards. Nevada’s effective property-tax rate runs roughly 0.5–0.7% of a home’s value per the Clark County Assessor, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a home near the $686,944 ZIP-area median, that pencils to roughly $3,500–$4,900 a year — a fraction of what comparable guard-gated golf communities cost in coastal states.
What are HOA fees in Seven Hills?
Plan on $200–$600 per month depending on the neighborhood, per the community record. Dues fund the 24-hour guard gate, security patrols, common-area landscaping, and community amenities, and several enclaves layer a sub-association on top of the master — Terracina carries its own additional dues for its private second gate. Always pull the resale package, reserves, and any assessment history in escrow before waiving conditions.
What is Terracina at Seven Hills?
Terracina is the ultra-luxury enclave at the top of the community — guard-gated within the already guard-gated Seven Hills, with custom estates from roughly $2 million to $7 million and beyond on premium lots. It pairs the most dramatic Strip and valley views in the plan with the most privacy: a second staffed gate, large custom lots, and architecture from the valley’s leading custom builders and architects.
What neighborhoods make up Seven Hills?
Six tiers ladder the hillside. Terracina holds the double-gated custom estates from $2M+. Rio Secco Estates lines the fairways from $1.2M+. Summit Estates sits on the namesake knolls with panoramic views from $900K. Canyon View offers established luxury from $700K, Hillcrest brings 2,500–3,500 square-foot family homes from $600K, and Village at Seven Hills is the entry point, with smaller homes and townhomes from $500K.
What are the schools like for Seven Hills?
Strong — this is one of Henderson’s best school pockets. Galloway Elementary (8/10 on GreatSchools) and Bob Miller Middle (9/10) serve the area, and zoned Coronado High School rates 9/10 with roughly 3,100 students. Nearby choice options add depth: Pinecrest Academy and Coral Academy charters rate 9/10, and private campuses like Henderson International School and Bishop Gorman are within a reasonable drive.
How does Seven Hills compare to MacDonald Highlands?
Both are guard-gated Henderson hillside communities with golf and Strip views. MacDonald Highlands is the ultra-luxury play — homes from $800K to $28M+ around DragonRidge Country Club. Seven Hills spans a much broader ladder, $500K to $7M+, so buyers can enter the guard-gated golf lifestyle for half the cost, then move up internally toward Rio Secco frontage or Terracina as budgets grow.
Is Seven Hills a good place for families?
Yes — arguably the most family-practical of Henderson’s guard-gated communities. The zoned school lineup is strong, Seven Hills Community Park adds a pool, tennis courts, playgrounds, and walking paths inside the plan, and Anthem Hills Park’s splash pad and sports courts are minutes away. The Hillcrest and Village neighborhoods put gated security and golf-community scenery within reach of family budgets from the $500Ks–$600Ks.
Is Seven Hills safe?
Yes. Seven Hills is served by the Henderson Police Department — Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons — and the community adds its own layers: a 24-hour staffed gate, controlled access, security patrols, and perimeter walls. Terracina adds a second staffed gate. Typical incidents are minor suburban property matters, not violent crime.
How is the commute from Seven Hills?
Excellent for a guard-gated enclave. Eastern Avenue and St. Rose Parkway feed the I-215 Beltway minutes from the gate: Green Valley Ranch Resort and the Galleria at Sunset are about 10 minutes, Harry Reid International Airport about 20 minutes, and the Strip about 20 minutes via I-215 to I-15. Most daily errands stay within the Eastern Avenue corridor without ever touching a freeway.
Is there new construction in Seven Hills?
The community is essentially built out — it was established in 1996 and its 2,800+ homes are nearly all resale today, with occasional custom builds and teardown-rebuilds on premium Terracina and view lots. Toll Brothers and Pulte built much of the original housing stock. Buyers who want production new construction pair this search with nearby Henderson master plans like Inspirada and Cadence, minutes away.
What should I know before buying in Seven Hills?
Four things move real money. First, view premiums: Strip-view and golf-frontage lots command large, uneven premiums — comp selection takes judgment. Second, HOA layering: master dues of $200–$600 monthly plus enclave sub-associations in spots like Terracina. Third, financing: most purchases above the conforming limit go jumbo with reserve requirements. Fourth, access: all showings are gate-coordinated, so plan tours through an agent who knows the community.
What down payment do you need to buy in Seven Hills?
Most Seven Hills buyers put down 10% to 25%. Conventional loans start at 3% for qualified buyers on entry-tier homes, VA loans allow 0% for eligible veterans, and jumbo financing — standard on Rio Secco frontage and Terracina estates — typically wants 20–25% down with reserves. On the $819,900 Seven Hills median list price, plan roughly $82,000 (10%) to $164,000 (20%); on a $2 million Terracina estate, $400,000–$500,000. Get pre-approved before touring — gate-coordinated showings move fastest with financing settled.
What does an HOA cost in Seven Hills?
Budget $200–$600 per month depending on the neighborhood, per the community record. The master association funds the 24-hour staffed gate, patrols, perimeter walls, and common-area landscaping; several enclaves add sub-association dues on top — Terracina carries its own second-gate staffing, and townhome pockets like the Village include exterior maintenance. Rio Secco Golf Club membership and play are separate from HOA dues entirely. Always pull dues, reserves, transfer fees, and assessment history in escrow before releasing contingencies.
How long does it take to close on a home in Seven Hills?
Most Seven Hills purchases close in 30 to 45 days — cash offers, common at the Terracina and golf-frontage tier, can close in 7–14. Jumbo files sometimes need extra appraisal time because high-end view comps are scarce, and HOA resale-package turnaround adds a few days. Nevada closes through escrow companies rather than attorneys, which keeps timelines predictable.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Seven Hills?
These are the eight queries Seven Hills buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the NREG record and the City of Henderson, prices from Las Vegas REALTORS MLS data, and school ratings from GreatSchools.
Why is it called Seven Hills?
The community is named for the seven prominent knolls that define its rolling hillside terrain on Henderson’s south slope. The elevation is the product’s core feature: those knolls are what deliver the panoramic Strip, Spring Mountains, and valley views.
Is Seven Hills part of Henderson?
Yes — the entire 1,300-acre community sits inside the City of Henderson in ZIP 89052, with Henderson police, fire, water, and city services. "Seven Hills" is the master plan’s name, not a separate municipality.
How does guard-gate entry work for visitors?
Residents use transponders or access codes; guests must be called in by the homeowner or added to a pre-approved list, and vendors follow the community’s access policy. Prospective buyers enter with a licensed agent who coordinates gate clearance in advance — we handle that for every showing.
What is the Butch Harmon School of Golf?
One of the most renowned golf instruction facilities in the world, based at Rio Secco Golf Club inside Seven Hills. Its presence — alongside the Rees Jones championship course — is a big part of the community’s golf identity.
Are there townhomes in Seven Hills?
Yes — the Village at Seven Hills tier includes smaller homes and townhomes with HOA-maintained common areas, the community’s most attainable entry at prices from about $500,000. Townhome pockets like Lamplight Square appear in MLS records, and the wider ZIP carried 17 active townhome listings in June 2026.
Is Seven Hills built out?
Essentially, yes. Established in 1996 by American Nevada Corporation, the plan’s 2,800+ homes are nearly all resale today — new construction means occasional custom builds or teardown-rebuilds on premium lots, mostly in Terracina, rather than production neighborhoods.
How far is Seven Hills from the Strip?
About 20 minutes via I-215 to I-15 per the community record, with Harry Reid International Airport also roughly 20 minutes. Green Valley Ranch Resort and the Galleria at Sunset are about 10 minutes via Eastern Avenue.
Does Seven Hills allow short-term rentals?
Treat the answer as no until proven otherwise: the City of Henderson regulates short-term rentals tightly, and most Seven Hills associations layer their own restrictions on top. Never underwrite vacation-rental income here without reading the CC&Rs and current city rules first.
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Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson’s master plans, including Seven Hills’ golf-frontage streets, view knolls, and the double-gated Terracina enclave. That depth is why the team ranks #1 in Nevada.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Henderson and Las Vegas transactions since 2011 — in a 57-listing market like Seven Hills, knowing every tier, view street, and golf-frontage premium is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Seven Hills?
Compare Seven Hills with neighboring Henderson master plans and nearby alternatives. Each card pairs the commute time with price positioning, so you can judge whether trading the guard gate for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which Seven Hills Neighborhoods Can You Explore A–Z?
Two dozen recorded subdivisions ladder the hillside across six broad tiers. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
B
- Bella Fiore at Seven Hills
C
- Canyon View
H
- Hillcrest
- Horizons at Seven Hills Ranch
- Henderson (parent city)
L
- Lamplight Square at Seven Hills
R
- Rio Secco Estates
S
- Summit Estates
T
- The Fountains at Seven Hills
- The Pinnacle
- Terracina
V
- Village at Seven Hills
KEEP LEARNING
What Else Should You Read About Seven Hills?
These guides extend the research most Seven Hills buyers do next — understanding the broader Henderson market, weighing the valley’s premium master plans against each other, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley’s two premium luxury markets stack up — gates, golf, schools, and dollars per square foot.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Seven Hills Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note specific to this community: ZIP 89052 blends Seven Hills with Anthem and MacDonald Ranch, so we report ZIP-wide and subdivision-tagged plan figures separately and never claim corridor data as plan-only. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and monthly closing counts for ZIP 89052 and subdivision-tagged Seven Hills listings. lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of Henderson — City services, police and fire coverage, parks and trails, short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Nevada Report Card — State accountability data cross-checking school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026