Does a Wide Henderson Postal Area Price Like One Market When the Sold Medians Disagree? Reading the Split Medians, the Mixed Stock and the Renter Burden

Which Henderson price figure should an owner trust when the sources split?

Neither alone. Redfin's median of $490,889, down 1.8%, implies about $499,887 a year earlier, and its price per square foot of $247, down 7.8%, implies about $268. Realtor.com's sold median of $459,500, up 4.79%, implies about $438,496 a year earlier, and up 11.87% in three years implies about $410,745. Realtor.com's median is 6.4% below Redfin's, computed here, and the two move in opposite directions over the year.

The simplest reading is that the sources count different samples. Redfin's figure covers three months of closed sales, and Realtor.com's is a single month. A large postal area with many property types can swing a monthly median a long way as the mix of homes that closed changes: a month with more townhouses and condominiums brings the median down, and a month with more large single-family homes lifts it. The brief gives more weight to the longer measure and does not discard the other.

Asking prices are above both sold medians. Realtor.com's listing median of $539,500, down 1.85%, implies about $549,669 a year earlier, and up 0.95% in three years implies about $534,423. It is 17.4% above Realtor.com's sold median and 9.9% above Redfin's. Its price per square foot of $290, down 3.34%, implies about $300 a year earlier, and up 2.19% in three years implies about $284. Over three years asking prices per foot are nearly flat.

The Zillow value of $473,755, down 2.6%, implies about $486,401 a year before it was calculated, and it is 3.5% below the Redfin median. The Census median owner value of $478,900, plus or minus $16,802, is an average of owners' own estimates over five years, and it is 5.1 times the median household income of $93,136, plus or minus $8,976. The Redfin median is 5.3 times that income.

The best guide is closed sales of nearly identical homes close by. In a postal area this wide, a median across all of it says little about one street, and the spread between a resort-style home and an older tract home can be larger than any change in the median. An owner who has found three recent sales of similar homes has a better guide than any figure on this page.

Two sources that disagree on direction while differing by only a few percent in level is a common finding in a market that is moving sideways. Redfin's three-month figure reflects contracts signed in the spring, and Realtor.com's single month reflects whatever happened to close in June. Neither is wrong, and the gap says that an owner should look at the freshest closed sales and not a headline. A pending sale at a price below recent closings is the clearest sign of where the market is now.

Sources as cited. Ratios and year-earlier values in this section are computed from the published figures and percentages.

How long do Henderson homes wait, and how much do sellers give up?

The wait is moderate but lengthening. Redfin shows an average of 54 days against 49 a year before, which is 5 days more, and says homes go pending in around 54 days, with hot homes in about 25. Realtor.com shows a median of 58 days, up 17.02% in a year, which implies about 50 days a year earlier, and up 7.84% in three years, which implies about 54 days three years earlier. Zillow's page says homes go to pending in around 45 days.

Redfin's competition score for the area is 53 out of 100, somewhat competitive. Its page says that homes receive one offer on average, that some homes get multiple offers, and that the average home sells about 1% below list. It shows a sale-to-list ratio of 98.6%, up 0.2 points, 13.1% of homes selling above list, up 0.8 points, and 38.4% of homes with price drops, up 2.0 points from a year before. More homes sell above list and more homes also cut their prices, which is what a split market looks like.

Supply has grown. Realtor.com shows 897 active listings, up 8.54% in a year, which implies about 826 a year earlier, and up 36.85% in three years, which implies about 655 three years earlier. Redfin counted 449 homes sold in June against 415, up 8.2%, computed here. At that June pace, 897 listings is about 2.0 months of sales, a figure computed here from one month and so a rough one.

Rentals have grown more slowly, and rents have softened. Realtor.com shows 203 rental properties, up 1.80% in a year, which implies about 199 a year earlier, and up 39.51% in three years, which implies about 146. The median rent of $2,200, down 8.33% in a year, implies about $2,400 a year earlier, and down 2.22% in three years implies about $2,250. The rental count is modest for so large an area, so the figures are a rough guide.

The overall shape is a market that is balanced, with enough supply that pricing matters and enough buyers that well-priced homes sell within two months. A seller who prices at the level of a year ago may wait, and a seller who prices to the latest sales is likely to sell sooner. A private buyer who closes on a date the owner picks offers a way to skip the wait.

The summer heat matters in a desert market. Many buyers travel in the cooler months, and many sellers are slow to list in the hottest ones. The pages do not report figures by season, so this is an inference about the setting. A seller who lists in the summer may find fewer buyers touring, and a seller who waits for the fall or winter may find more, though more competing listings arrive at the same time. A private sale takes the season out of the question.

Sources as cited. Year-earlier values and differences are computed from the published percentages.

Who owns a home in east Henderson, and who rents?

Owners are the majority, though not as large a majority as in many places in this series. Of 15,420 occupied homes, 10,791 are owner-occupied, 70.0%, and 4,629 are rented, 30.0%. Of 16,773 units, 1,353 are vacant, 8.1%: 191 are for rent, 69 are rented and not yet occupied, 326 are for sale only, 644 are held for seasonal or occasional use and 123 are vacant for other reasons. Seasonal homes are 3.8% of all units.

Tenure is mixed. Of 10,791 owner households, 523 moved in during 2023 or later, 4.8%, 2,497 between 2020 and 2022, 23.1%, 6,079 between 2010 and 2019, 56.3%, 1,357 between 2000 and 2009, 12.6%, 239 in the 1990s, 2.2%, and 96 before 1990, 0.9%. Those who bought since 2010 are 84.3%. Most owners are within about fifteen years of buying.

The population is balanced across ages. Of 37,538 people counted, 6,738 are under 18, 17.9%, 2,324 are 18 to 24, 6.2%, 4,967 are 25 to 34, 13.2%, 5,120 are 35 to 44, 13.6%, 10,421 are 45 to 64, 27.8%, and 7,968 are 65 or older, 21.2%. The margin on the total is plus or minus 2,670. A fifth of residents are 65 or older, and the largest group is between 45 and 64.

Owner debt is moderate. Of 10,791 owners, 7,487 have a mortgage, 69.4%, and 3,304 do not, 30.6%. Among owners with a mortgage and a computed figure, 2,674 of 7,423 spent 30% or more of income on housing, 36.0%, and 1,527 spent half or more, 20.6%. Among owners without a mortgage, 441 of 3,291 spent 30% or more, 13.4%, and 213 spent half or more, 6.5%.

Renters carry the heaviest burden. Of 4,629 renters, 4,523 with a computed figure, 2,483 spent 30% or more of income on rent, 54.9%, and 1,288 spent half or more, 28.5%. The median gross rent is $1,822, plus or minus $99. That tells a seller little about a buyer, but it does say that a large group of local households is stretched, and that rents have pressure from the wages of the area's workers.

A postal area with three in ten households renting and a large share of seasonal homes draws investors and part-time owners as well as families. Those owners often sell for reasons of their own, such as a change in how often they visit or in what the property earns, and they tend to want a clean, quick closing. That is an inference from the mix of tenure and vacancy, and it describes a seller who may value a closing date the owner chooses and a buyer who does not need a showing schedule.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B01001, B25003, B25004, B25038, B25064, B25070 and B25091, via Census Reporter. Shares are computed here.

How mixed is the Henderson stock, and does that make a median misleading?

Very mixed in age and type. Of 16,773 units, 12, or 0.1%, were built in the 1940s, 91, or 0.5%, in the 1950s, 230, or 1.4%, in the 1960s, 466, or 2.8%, in the 1970s, 1,278, or 7.6%, in the 1980s, 2,146, or 12.8%, in the 1990s, 4,737, or 28.2%, in the 2000s, 5,705, or 34.0%, in the 2010s and 2,108, or 12.6%, in 2020 or later. None were built before 1940. The median build year is 2009, and 4.8% were built before 1980.

Most are detached, but a large minority are not. Of 16,773 units, 11,561 are detached, 68.9%, 1,821 are attached, 10.9%, 11 are in two-unit buildings, 764 are in buildings of three or four, 809 in five to nine, 489 in ten to nineteen, 385 in twenty to forty-nine and 603 in fifty or more. Another 224 are mobile homes and 106 are boats or recreational vehicles. Units in buildings of three or more are 18.2% of the stock.

Of 10,791 owner households, 25 live in a home with no bedroom, 255 in a one-bedroom, 1,727 in a two-bedroom, 5,454 in a three-bedroom, 2,888 in a four-bedroom and 442 in one with five or more. Three-bedroom homes are 50.5% of owner homes and four or more 30.9%. Renters live in smaller homes: of 4,629, 1,490 have two bedrooms, 1,521 have three and 543 have four, and the rest are smaller or larger.

The 2000s and 2010s together produced about three fifths of the stock, and the newest of those homes are still under warranty. The oldest are now about twenty years old, the age at which cooling systems, roofs and exterior paint come due. A buyer's inspector will list those items, and the list can be long, because many parts reach the end of their lives together. Homes in the 1980s and 1990s are at the stage where larger systems may already have been replaced once.

A seller who would rather not have an inspector's list negotiated on a public listing can choose a private buyer, who looks at the house, prices it with its needs and closes on the owner's date. The owner should still gather two or three closed sales of similar homes, so that any offer can be weighed against what a public sale would likely bring.

Because the stock is so mixed, price comparisons need care. A townhouse and a large detached home in the same postal area share a median but not a market, and a buyer for one is rarely a buyer for the other. A seller should compare a home with its true peers, matching type, size, age and condition, and should treat any figure for the whole area as background. The wider the area, the more this matters. Readers comparing markets can also read the Carson City brief and the MacDonald Highlands brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates, tables B25024, B25034 and B25042, via Census Reporter. Shares are computed here.

What should a Henderson owner ask before choosing a listing or a private sale?

Five questions are worth asking. Is my price based on closed sales of similar homes in the last few months, and not on a median that differs by source? Can I carry the home for two or three months or more? What will a buyer's inspector find in a house of this age? What do the fees cost? And what date do I need to close?

Fees are simple arithmetic, and no rate is assumed here. Each 1% of a $450,000 sale is $4,500, of a $725,000 sale is $7,250 and of a $1,200,000 sale is $12,000. Three percent is $13,500, $21,750 and $36,000, and five percent is $22,500, $36,250 and $60,000. On the Redfin median of $490,889, 1% is $4,909, 3% is $14,727 and 5% is $24,544. On the Census median owner value of $478,900, 1% is $4,789, 3% is $14,367 and 5% is $23,945.

A private sale has no showings and no neighbors talking about it, which is the first benefit. The second benefit is a closing date that fits the seller, which helps a household that needs time to find a new home. The third and fourth are no commission costs and no closing costs, and the fifth is no inspection repairs.

In a balanced market with growing supply, an owner is right to compare a listing with a private offer. The comparison includes the weeks on market, the chance of price cuts, the carrying cost of a home that waits and the cost of repairs. Only the owner can supply the numbers for taxes, upkeep, association dues and plans.

Maison Off-Market buys luxury homes and estates directly from their owners and speaks only to sellers. It does not say that a private sale always beats a public listing. If you would like a private, no-obligation offer for a home in Henderson, call 401-219-4207 or use the contact form on this site.

Sources as cited. Fee illustrations are arithmetic only and assume no commission rate.

Methodology and limitations

Each page's date, title and place were read before use. The Redfin page covers the three months ending June 2026, and its nearby-area comparisons were not used. The Realtor.com page carries key indicators as of June 2026 with changes over one year and three years, and its sold median conflicts with Redfin's in direction, so both are shown; its neighborhood tables name individual communities and were not used. The Zillow page for the postal area was updated on May 31, 2026, and is used as a dated benchmark. All three pages are several months old at the time of writing. Only established data publishers and the Census are cited. Percent changes were taken as published, year-earlier values were computed by dividing by one plus or minus the change, and every ratio and sum was computed in code. Census Reporter figures are five-year averages and carry margins of error; the median owner value is plus or minus $16,802.

Conclusion

The record for east Henderson, as far as the pages allow, is a large and mixed postal area, a sold median between about $460,000 and $491,000 depending on the source, price per foot down on one source and flat over three years on the other, waits of about two months, listings up by more than a third in three years, and renters who make up three in ten households. The useful number for an owner is a closed sale of a similar home close by in the last few months, and a private buyer can price the home as it stands and close on the owner's schedule.