Rent vs buy in Henderson, NV

In Henderson, Nevada, the typical rent is $1,783 /mo and the typical home value is $478,064.

Rent

Over 7 years, renting comes out $56k ahead

Today's mortgage rate and 20% down are combined with Henderson's typical home value and rent. The break-even point is year 18.

A clearly labeled opinion, with the math shown. These are estimates, not quotes. The stamp changes whenever a number changes.

How far renting is ahead: $56k
Point when the costs balance: Year 18
Full cost of ownership: $3,959 monthly

Change my numbers

The stamp draws on Henderson's typical home value and rent. Your rent, price and years can change the result.

Are your numbers different from the city's?

Enter the rent, price and down payment you want to use. The stamp updates to match.

Is it cheaper to rent or buy in Henderson?

Renting costs $56,035 less over 7 years, including the money returned to you when you sell. For the first 17 years, renting costs less. In year 18, owning catches up.

Renting. Owning. Net cost by year so far.

Average rent compared with the mortgage payment in Henderson

Rent and mortgage payments don't tell the whole story. At Henderson's typical price, here is every monthly cost for year 1.

Each month, year 1	Amount	What it is
Rent	$1,783	All of it, every month
Mortgage payment	$2,606	$2,297 of it is interest in year 1
Property tax	$207	0.52% of the value a year
Insurance	$80	Census median for the city
Upkeep	$398	1% of the value a year
Owning, cash out	$3,292	$309 of it builds equity
Lost return on the down payment	$777	The yearly return on that cash: 8.3%
Buying costs, spread out	$199	3.5% of the price over 7 years
True cost of owning	$3,959	Cash out minus the equity share, plus the two lines above

The figures behind Henderson's verdict

Typical home value: Zillow ZHVI, September 2026: $478,064
Typical rent: Zillow ZORI, September 2026: $1,783 monthly
Down payment: at 20% you avoid private mortgage insurance, which this engine doesn't model.: 20%
Mortgage rate: Freddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US): 7.24%
Growth in home pricesFHFA house price index data, Nevada, 1995 to 2025: Each year, 4.4%
Rent growth: yearly growth of CPI rent of primary residence, 2006 to 2026: Each year, 3.5%
Return on savings: 60% S&P 500 with dividends, 40% 10-year Treasuries, rebalanced each year, 1928 through 2025: 8.3% per year
Property tax Census ACS 2020-2024, Henderson: 0.52% of the value
Home insurance Census ACS 2020-2024, Henderson: $80 /mo
Maintenance Fannie Mae, 1% to 4%, at the low end: 1% of the value a year
Buying costs Freddie Mac, 2% to 5%, middle of the range: 3.5% of the price
Selling costs Agent commission and closing costs: 6% of the price

What would change the Henderson verdict?

Each line shows where Henderson's 7-year result changes, while all other factors remain the same.

Renting is the better choice when

The calculation uses 4.4%, Nevada's long-run rate, for home prices growing by less than 5.8% a year.
The mortgage rate remains above 5.15%.
A home like this one rents under $2,380 a month; the typical rent here is $1,783.
You move out before year 18.

Buying comes out ahead when

Home prices rise faster than 5.8% a year.
You secure a mortgage rate under 5.15% (the current rate is 7.24%).
Renting that same home would cost more than $2,380 each month.
You remain for 18 years or more.

Henderson compared with the other 812 cities

Measure	Henderson	Median city
Typical home value	$478,064	$422,451
Typical rent	$1,783 /mo	$1,837 /mo
Price-to-rent ratio	22.3 (#230 of 813)	18.5
Home prices, last 10 years	6.1% a year	6.2% a year
Rents, last 5 years	0.9% a year	4% a year
Property tax	0.52%	0.87%
Households that rent	34%	42%

Data from: Zillow ZHVI and ZORI, Census ACS 2020-2024.

Other Nevada cities

Las Vegas, NV. The advantage to renting is $35k.
North Las Vegas, NV. The advantage to renting is $11k.
Rent. Reno, NV. Renting is ahead by $74k.
Rent. Sparks, NV. Renting is ahead by $46k.
Rent. Carson, NV. Renting is ahead by $30k.

Nevada rent vs buy figures