Green Valley community was ahead of the trends
Green Valley is recognized as Southern Nevada’s first master-planned community. The 7,100 acre community, created in 1978 by the American Nevada Co., was built before Summerlin, in the early to mid-1990s.
Green Valley’s epicenter was the master-planned Green Valley Town Center, a 200-acre mixed-use development on East Sunset Road that featured cafes, specialty stores and a fountain where kids and adults could play. It was in front of the Green Valley Athletic Club, which opened in 1988 and changed hands several times before closing in January as Club Sport.
When the Galleria at Sunset mall and Sunset Station opened in 1995, the growth of strip malls surrounding them drew businesses away from Green Valley Town Center. Along with the development by American Nevada of Green Valley Ranch, an upscale, 1,310-acre master-planned community that was completed in 2002, growth shifted to the east and south, and the center’s occupancy dropped.
“It was a vibrant segment of our community. It changed, albeit, slowly,” said Charles Van Geel, broker and vice president of leasing and sales for American Nevada. “It started when Interstate 215 connected Henderson with the rest of the valley.”
After that, he said, many retailers moved to the next ring of development, to serve clientele that moved to Seven Hills and Anthem.
Van Geel said Town Center now has three strong anchor tenants, the Galaxy Theater, Barley’s Casino and the Smith’s supermarket, which will soon add a gas station.
“Galaxy Theaters is revitalizing that portion of Town Center,” he said.
Green Valley homes are holding their value, said Gordon Miles, president of Green Valley-based Berkshire Hathaway HomeServices Nevada and Arizona Properties. “There’s a steady sale of homes in that area. There’s a wide range of product, from the $200,000s up to $1 million homes. It’s nice, because everyone gets to experience the same level of community.”
Miles compared Green Valley to newer communities like Summerlin.
“It’s unique for the area in that it’s well-established. It’s been there a little longer. Everything’s mature; the homes typically have a larger lot. The park system, the trails, the outdoor opportunities are much greater. It’s just a quality lifestyle area. The master plan was done correctly. It’s great for families. It’s evolving but a stable community, not transient because it’s been there so long.”
Realtor Drew Schatzman says many of his clients moving into Southern Nevada specifically ask to see Green Valley.
“Both Green Valley and Green Valley Ranch are very highly sought-after, because of the schools,” he said. “Green Valley High School is the highest-rated in the Clark County District.”
Schatzman, who works at Re/Max Unlimited, sees Green Valley homes as a good investment.
“Green Valley is on the pricier side, more than other parts of Henderson because of it being master-planned,” he said. “There (are) quite a few condos and town homes, but little financing to buy them, so they are mainly being bought by investors.”
Green Valley’s original, older parts include the pricey Country Club Estates on the Wild Horse Golf Course, the million-dollar homes behind guard-gated The Fountains and older communities that lack a homeowners association. Some of the communities are in disrepair, as evidenced by block walls needing paint and other problems the city is working to fix.
“Green Valley is a well-planned neighborhood. But you have to look at it in its phases,” said Henderson Councilman John Marz, whose ward includes parts of the community.
He said the neighborhood is being maintained well, but there are pockets of older developments Green Valley that need help.
“The attention to detail by the residents is not what it should be,” he said. “There are some places where you can see the wear and tear, and it’s something I’ve been diligent about in the last couple of years. We’ve redone landscaping along Green Valley Parkway, and will be redoing landscaping this summer along Valle Verde and High View drives,” he said, adding that the city has arranged to paint walls in areas that don’t have associations to do it.
James Barker bought his house new in 1992 in Green Valley’s Silvermill subdivision Valle Verde Drive and Windmill Lane. The retired teacher said he loves the house and the neighborhood.
“There is absolutely no commercial property or apartments for miles — just parks and schools, so it will never be devalued in my area,” he said. “I’ve never even seen graffiti in my neighborhood.”
For an official map outlining Green Valley’s borders, visit http://cityofhenderson.com/docs/default-source/geographic-information-services-docs/printable-maps/miscellaneous/master-plan-areas.pdf
Green Valley Ranch is faring well, judging by the perimeter of its 31 different communities. The main streets are nicely desert-landscaped and have wide, curvy walkways bit enough for skateboarding or strolling, and designated bike lanes.
Its boundaries include four parks; the Paseo Verde Library and a city complex that includes a police substation, a special events plaza and the Multigenerational Center with indoor and outdoor community pools.
Also part of the master plan are the Green Valley Ranch Resort, and phases I and II of The District, a mix of restaurants, shopping and condominium living. Prices for District condos listed for sale range from $225,000 to $240,000, approximately $250 per square foot, with a $618 monthly association fee.
Green Valley Ranch is built-out, except for a couple of commercial parcels that may be developed, including one on The District’s north side with American Nevada plans to develop for commercial use.
Otherwise, said American Nevada’s Van Geel, Green Valley Ranch is stable, and where some residents of older Green Valley will purchase their next homes.
“The buying power or income levels are changing, and those that can afford the flight to the bigger homes (in Green Valley Ranch, Anthem or Seven Hills) are leaving. But we know the apartments are still desirable and their occupancies are in the high 90 percent rate” he said.
“Henderson just weathered the storm better than other communities. The city leaders did a better job in being proactive,” he said, referring to budget trimming. “Henderson has wonderful curb appeal, and Green Valley and Green Valley Ranch are a wonderful testament to that.”
