Seven Hills vs Southern Highlands: Henderson Guide

Torn between Seven Hills and Southern Highlands as you zero in on Henderson’s south side? You are not alone. Both are polished, master-planned communities with golf, parks, and gated options, but the day-to-day feel and costs can be very different. In this guide, you will get a clear, practical comparison so you can match your lifestyle, commute, and budget to the right address. Let’s dive in.

Seven Hills at a glance

Seven Hills sits in the McCullough mountain foothills of Henderson. The setting brings elevation, desert scenery, and potential city or Strip views. The community is commonly described as roughly 1,200 to 1,300 acres with about 2,500 to 3,000 homes in a mix of village neighborhoods and higher-end gated enclaves.

Golf is a major anchor. The Rio Secco Golf Club is a public and resort-style facility with the Butch Harmon School of Golf and on-site dining, so you can book tee times and instruction without a private membership. Get a feel for the course design and access on the Rio Secco page.

Everyday outdoor life is easy here. The community connects to Henderson’s parks and trails network, including Sonata Park, plus additional neighborhood green spaces. Housing ranges from townhomes and tract single-family homes to custom luxury estates, with Mediterranean and contemporary styles common. HOA fees vary by sub-association.

Southern Highlands at a glance

Southern Highlands lines the southwest edge of the valley near Henderson, centered around the private Southern Highlands Golf Club and a connected set of parks and trails. The master plan includes family-focused villages, gated sections, and luxury custom-lot enclaves. You can explore the master plan feel on the official community site.

Here, the club is the social hub. The Southern Highlands Golf Club is a private Robert Trent Jones Sr. and Jr. design with a large clubhouse, fitness and spa facilities, dining, and frequent member events. If you want a curated member lifestyle, this is a strong fit.

The HOA has a visible role in daily life, coordinating community standards and common-area care. Learn about programs and services on the Southern Highlands HOA site.

Lifestyle differences that matter

Golf and clubhouse life

Southern Highlands focuses on a private-club model. Full course and clubhouse access require membership, and many residents lean into the club’s social calendar and wellness facilities. That member lifestyle is a big part of the appeal and can influence pricing.
Seven Hills centers on public golf. Rio Secco offers public tee times and instruction, which gives you easier access if you do not want private-club dues. You will not get the same member-only social ecosystem, which some buyers prefer.

Parks and trails

Seven Hills connects to multiple city parks and a neighborhood trail loop. Elevation brings bigger view corridors and a foothill feel.
Southern Highlands is also park-forward, with splash pads, neighborhood fields, and walking paths. A local guide to family amenities highlights several options around the community (kid-friendly activities in Southern Highlands).

Shopping and services

Southern Highlands has a community marketplace and convenient services close to home, with straightforward access to the South Strip corridor.
Seven Hills is more residential and quiet. Most residents use retail and dining along St. Rose Parkway and Eastern Avenue, plus larger centers nearby in Green Valley.

Market snapshot and pricing

Neighborhood medians vary by data source because each platform draws different boundaries and uses different time frames. Always confirm your property-specific numbers with the current MLS and a local comparative market analysis.

Seven Hills examples:
- Redfin, Jan 2026: median sale price about $725,000; median days on market about 71 days.
- Realtor.com, Dec 2025: median list price often shown in the high six figures to low seven figures, roughly $975,000 to $1.15 million depending on the view.
Southern Highlands examples:
- Redfin, Jan 2026: median sale price about $596,000.
- Realtor.com, Dec 2025: median price around $630,000 with average days on market near 72 days.

What explains the spread? Both master plans include a wide mix of product. Southern Highlands has more half-acre to multi-acre custom lots in top sections, while Seven Hills blends village lots with discrete estate parcels around the course. When lower-priced villages are counted with luxury enclaves, aggregate medians can move a lot.

HOAs and ongoing costs

Expect multi-tier HOA structures in both areas. You will see a master association plus a sub-association. In Southern Highlands, the master association emphasizes landscaping, common-area care, and roving security patrols, which you can review on the HOA site. In Seven Hills, recent listing examples often show sub-association fees around $60 to $75 per month, with higher totals in some gated or estate sections. Always verify the current dues, reserves, rules, rental caps, and any special assessments in the resale disclosure packet for the specific property.

Commute, location, and daily routes

If you commute along the Strip corridor, Southern Highlands sits close to I-15, which many buyers value for quick north-south access. Community materials commonly describe short drives to the South Strip and airport corridors, and the HOA site reinforces that convenience.

Seven Hills connects well to I-215 and St. Rose Parkway, which helps with east-west travel and access across Henderson. Both areas are a short drive to Harry Reid International. Seven Hills is also near Henderson Executive Airport. If you are noise sensitive, visit at different times of day since small-aircraft traffic can be perceptible in parts of the foothills.

Schools and boundaries

Public school options near Seven Hills often include Elise L. Wolff Elementary, Glen C. Taylor Elementary, Del E. Webb Middle School or Bob Miller Middle in some sections, and Coronado High School. You can review school details for Elise L. Wolff on GreatSchools. Always confirm the current CCSD attendance zone for a specific address.

Southern Highlands lists nearby public options on the community schools page, including elementary and middle schools that serve the area and Desert Oasis High. Private and charter choices are also nearby. Boundaries can shift, so verify assignments with CCSD before you make an offer.

Decision checklist

Use this quick list to clarify needs and speed up your search.

Budget range: set an all-in band, including HOA dues and, if applicable, private-club initiation and monthly charges.
Amenity priority: choose between a private-club lifestyle in Southern Highlands or public golf access and more sub-neighborhood variety in Seven Hills.
Lot and views: decide if you want hillside panoramas and elevation (common in Seven Hills) or larger, more sheltered estate lots with a clubhouse-centric lifestyle (common in Southern Highlands).
Commute mapping: test-drive your routes during peak hours to likely workplaces and schools.
Schools and resale: confirm CCSD zones for a specific address and check recent comps within the same sub-association to understand pricing and liquidity.
HOA and CC&Rs: request resale packets early, review reserves and rules, and ask about any pending special assessments.

Which one fits you?

Choose Southern Highlands if a private country-club membership, larger estate options, and quick I-15 access are at the top of your list. The club’s social calendar and wellness amenities shape daily life and can be a clear value if you will use them.

Choose Seven Hills if you want hillside setting, public golf access, and a wide range of home types across multiple sub-neighborhoods. You will find a quieter residential feel and strong connections to Henderson parks and retail.

If you are set on a Henderson mailing address, Seven Hills is the natural pick. If you are open to living just west of the city line with easy Henderson access, Southern Highlands can still deliver the south-valley lifestyle you want.

Ready to sort the options with a local plan? Reach out to Jim Wicklund for a neighborhood tour, current sub-association data, and a step-by-step search that saves time and avoids guesswork.

FAQs

What is the biggest lifestyle difference for golfers in Seven Hills vs Southern Highlands?

Southern Highlands centers on a private club with member-only golf and amenities, while Seven Hills offers public tee times and instruction at Rio Secco without a membership requirement.

Are home prices higher in Seven Hills or Southern Highlands right now?

Recent snapshots show higher medians reported for Seven Hills in some datasets, but medians vary by source and boundaries, so confirm with current MLS comps for the specific sub-neighborhood.

Which area offers faster access to the Strip and I-15?

Southern Highlands typically provides quicker I-15 access for Strip corridor commutes, while Seven Hills connects efficiently to I-215 and St. Rose Parkway for east-west travel.

Do both communities have HOAs, and what do they cover?

Yes; expect a master association plus sub-association dues, with coverage for landscaping, common areas, and security in some cases, and always review the property’s resale packet for exact terms.

How should I compare schools between the two areas?

Review the current CCSD attendance zones for any address and consult resources like GreatSchools for basic school profiles, then factor drive times and programs that matter to your family.

Is Southern Highlands considered part of Henderson?

Southern Highlands sits on the southwest Las Vegas edge near Henderson; many shoppers compare it directly with Henderson communities because of location and amenity overlap.