New Construction vs. Resale in Henderson: What to Expect

Torn between a shiny new build and a well‑kept resale in Henderson? You’re not alone. Both paths can be smart in this market, and each brings different costs, timelines, and tradeoffs. In this guide, you’ll see how new construction compares with resale on price, financing, inspections, warranties, upgrades, and HOA rules so you can choose with confidence. Let’s dive in.

Henderson housing at a glance

Henderson sits within Clark County and features a mix of master‑planned communities, infill neighborhoods, and age‑restricted options. You’ll find everything from production homes with standardized plans to semi‑custom and custom builds. Many recent developments highlight energy‑efficient design, options for solar, EV‑ready garages, and water‑wise desert landscaping alongside amenities like pools, parks, and dog parks.

New construction typically carries a higher price per square foot due to newer materials, modern layouts, builder margins, and community amenities. Resale homes can look less expensive upfront, but may come with near‑term updates or system replacements. In both cases, your total cost of ownership depends on location, lot, condition, finishes, and HOA costs.

New vs. resale: quick comparison

Costs and financing

Purchase price and value drivers

New builds in Henderson often price higher per square foot due to new materials and community amenities. Factor in lot premiums for corner locations, cul‑de‑sacs, views, and lot size. With resale, you might pay less upfront, but plan for updates or replacements on roofs, HVAC, or appliances. Your value comes from the whole package, including orientation, layout, finishes, and community features.

Closing costs and incentives

Builders may offer credits toward closing costs, temporary rate buydowns, included upgrades, or landscaping allowances. These are often tied to inventory levels and market conditions. Resale sellers can offer concessions too, but the size depends on the negotiation and the current market. Always get all incentives and concessions in writing and confirm lender acceptance.

Financing paths

• Resale homes: You’ll typically use conventional, FHA, or VA financing, with a standard underwriting and closing process.
• New construction inventory or production homes: Often financed with standard mortgages at close. Ask about builder rate buydowns or closing credits.
• Semi‑custom or custom homes: Construction‑to‑permanent loans are common, with different underwriting, draw schedules, and interest costs. The CFPB’s explanation of construction loans is a helpful primer.
• VA/FHA buyers: Confirm early that the builder and the property meet loan requirements.

Ongoing ownership costs

Property taxes are assessed by Clark County. New construction assessments can change after improvements are recorded, so verify estimates through the Clark County Assessor. Insurance costs vary by build quality and lot risk. New homes usually follow recent energy codes, which can reduce utility bills compared with older homes, especially when paired with efficient windows, insulation, and systems. For energy performance context, explore ENERGY STAR guidance for new homes.

Timelines, inspections, and warranties

Typical timelines

• Resale: Expect 30–45 days from contract to close with financing. All‑cash can be faster.
• New construction inventory/spec: Often 30–90 days depending on completion.
• Production build‑to‑order: Commonly 3–6 months based on permits, options, and supply chain.
• Semi‑custom/custom: 6–18 months or more depending on scope and permitting.

Expect potential delays from permitting, inspections, supply chain, labor, weather, and change orders. Request estimated schedules and any guarantees in writing.

Inspections and buyer rights

For resale, you will order a general inspection and, as needed, roof, pest, HVAC, or sewer scope inspections. Inspection contingencies allow renegotiation or cancellation within set timeframes. With new construction, plan for builder walk‑throughs and punch lists. Many builders allow independent inspections at milestones such as pre‑drywall and before closing, plus an 11th‑month warranty check. Confirm the schedule and access in writing.

Warranties

Builders commonly offer a combination of workmanship, systems, and structural coverage that may resemble a 1‑2‑10 model in the industry. Terms vary widely, so review what is covered, what is excluded, and how to file a claim. For resale purchases, you may receive a one‑year home warranty at closing, but coverage and service levels differ by provider. Always get warranty documents, not verbal summaries.

Design center choices and upgrades

Selections and budgeting

With tract or production builders, you’ll select finishes at a design center. Standard inclusions are published, and upgrades are priced separately or managed through allowances. It is common for buyers to add upgrades that increase the final price. To control costs, prioritize high‑impact areas such as the kitchen, primary bath, and flooring.

Change orders

Change orders after selections are locked usually add cost and can delay completion. They may also include administrative fees. Request an itemized change‑order form that shows cost, schedule impact, and any warranty implications. Require written approval before work begins.

Impact on resale value

Upgrades with broad appeal, like durable flooring, neutral finishes, and energy‑efficient systems, tend to help resale. Highly personalized or trending finishes may not return their cost. If you are investing for long‑term value, focus on long‑lasting materials and balanced design choices.

HOA, CC&Rs, and local rules

What to review

Many Henderson communities have mandatory HOAs with monthly dues and layered master and sub‑associations. Ask for CC&Rs, bylaws, rules and regulations, recent financials and reserve studies, board meeting minutes, insurance certificates, and any special assessment disclosures. Flag low reserves, frequent assessments, pending litigation, or restrictive use rules that do not fit your plans.

Nevada‑specific disclosures

Common‑interest communities in Nevada follow state statutes. Review governing documents and disclosures carefully. For statutory context, see Nevada Revised Statutes, Chapter 116. On resale, confirm you receive required HOA certificates and financials within the legal timeframe, plus any transfer fees or capital contributions due at closing.

City and county fees

New construction can include impact fees, connection and meter fees, and special assessment district charges. These vary by subdivision and lot. For questions on permits, fees, and local processes, check the City of Henderson Planning and Development resources. For parcel‑specific taxes and assessments, verify with the Clark County Assessor.

Risk and tradeoff highlights

• New construction: Watch for schedule shifts, cost increases from change orders, and warranty management. In new communities, early phases can come with nearby construction and developing amenities.
• Resale: Budget for potential deferred maintenance and updates. Older properties may not meet current energy or accessibility standards.
• Appreciation and liquidity: Established neighborhoods often have proven resale patterns and mature landscaping. New communities can appreciate as they stabilize, but early resales may face extra competition.

Smart next steps

1. Get preapproved and set a realistic budget that includes closing costs, potential upgrades, inspections, and reserves for maintenance.
2. If considering new construction, request base‑inclusion lists, complete upgrade pricing, the builder’s warranty documents, and a milestone schedule.
3. If considering resale, order a general inspection and add specialists for roof, HVAC, pest, drainage, or sewer scope as needed.
4. Review HOA documents for any community you consider. Confirm dues, transfer fees, reserve health, and rules that affect your plans.
5. Verify property taxes and assessments for target addresses through the Clark County Assessor.
6. For new builds, confirm the policy for independent inspections and the punch‑list process in writing.
7. For custom projects, learn how construction‑to‑perm financing works. Start with the CFPB guide on construction loans.
8. Check the builder’s licensing and any complaint history with the Nevada State Contractors Board.

Budgeting checklists

If you’re buying new construction

• Base home price, lot premium, design center upgrades, and landscaping
• Estimated property taxes and any special assessment districts
• HOA dues for master and sub‑associations, plus transfer or capital contribution fees
• Independent inspection fees at pre‑drywall, final, and 11‑month milestones
• Window coverings, appliances not included, backyard completion if not delivered landscaped
• Contingency for change orders and potential schedule variance

If you’re buying resale

• Purchase price, expected repairs, and desired updates within year one
• General inspection plus any specialists needed
• HOA dues, transfer fees, and recent assessment history if applicable
• Recent utility bills and maintenance history for HVAC, roof, pool, and major appliances
• Title review, easements, and any pending assessments

Thinking about both options and want a local, developer‑savvy perspective? Reach out to Ike Prinsloo for personalized guidance on Henderson communities, floor plans, HOA nuances, and negotiation strategy.

FAQs

Is a new build or a resale home cheaper overall in Henderson?

• It depends on total cost of ownership. New builds can cost more per square foot but may reduce near‑term maintenance and energy bills. Resale can be cheaper upfront but may need updates and system replacements.

How fast can I close on a home in Henderson?

• Resale closings typically take 30–45 days with financing. New‑home timelines vary from 30–90 days for inventory homes to several months for build‑to‑order and longer for semi‑custom or custom.

Can I hire my own inspector for a new construction home?

• Often yes. Many builders allow independent inspections at pre‑drywall, before closing, and at an 11‑month warranty check. Confirm access and timing in writing.

How do builder warranties work on new construction?

• Builders commonly offer separate coverage for workmanship, systems, and structural items. Terms and claim processes vary, so read the warranty documents closely and keep everything in writing.

What HOA documents should I review before buying in Henderson?

• Review CC&Rs, bylaws, rules, financials, reserve studies, meeting minutes, insurance certificates, and any special assessment disclosures. Watch for low reserves or frequent assessments.

Where can I verify taxes, fees, and local approvals for a specific property?

• Use the Clark County Assessor for taxes and parcel data and the City of Henderson planning resources for permits and development information.