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Luxury, Architecture & History Sample CMA
523 Emden Street, Henderson, Nevada 89015
Contact me523 Emden Street, Henderson, Nevada 89015
Nearly one acre horse zoned corner lot with no rear neighbors, heated pool and spa with diving board, separately fenced resort area, expansive paver patios, outdoor fireplace, gas firepit, circular driveway, gated RV access, six garage spaces with 1,552 square feet of total garage capacity, substantial detached garage and workshop utility, remodeled interior, no HOA, strong privacy, and flexible rear acreage.
The current ask falls within the supported value range.
Listed September 4, 2026 at $1,249,900. The property previously sold July 10, 2024 for $930,000 after being listed at $950,000.
How the value range was built
Market window: Closed sales from May through August 2026, with current competition reviewed through October 2026.
Search scope: Custom and acreage oriented single family homes in the immediate Henderson 89015 pocket, with the strongest weight given to single story homes near the subject that share meaningful value drivers such as larger lots, private pools, garage or workshop capacity, RV utility, updated condition, privacy, and no HOA. Standard subdivision homes were excluded even when they were geographically close because they do not compete with the subject as the same type of property.
Market Read
523 Emden sits in a thin custom acreage segment where no single closed sale matches the entire package. The subject combines 2,612 square feet of remodeled living space with .91 acre, horse zoning, a heated pool and spa, a diving board, extensive outdoor entertaining space, RV access, and unusually strong garage and workshop utility. The closed sales therefore have to be read by the features they actually match rather than by square footage alone.
Pricing Rationale
432 N Racetrack carries the most overall weight because it is a recent custom single story sale with a pool and spa, RV parking, workshop utility, no HOA, and a similar overall residential use, closing at $1,090,000. Its .43 acre lot and 3 car garage are both materially inferior to Emden.
307 Fife is the strongest feature match for the garage and recreational side of the property. It closed at $849,900 with 2,455 square feet, a pool and spa, workshop space, and a 1,440 square foot 6 car garage. Its much smaller .37 acre lot and three bedroom configuration keep it below Emden, but the sale confirms that substantial garage utility carries real value in this pocket.
421 Emily Crossing closed at $1,150,000 and provides an upper sold reference for polished custom product with a pool, no HOA, strong outdoor living, and a half acre setting. It is significantly larger at 3,729 square feet but has only about half Emden's land and substantially less garage capacity.
437 Emily Crossing closed at $950,000 and supports the custom acreage side of the analysis with 3,220 square feet, .45 acre, horse permitted zoning, RV parking, and a 3 car garage. Its lack of a pool is an important difference.
Taken together, the sold evidence supports Emden above the basic $1 million custom range because the subject combines nearly an acre, six car garage capacity, pool and spa, remodeled condition, privacy, and horse zoning in one property. The asking price of $1,249,900 is supportable only near the upper edge of the range rather than as the center of value.
Buyer Advantages
The strongest advantage is the combination rather than any one feature. Nearly one acre, horse zoning, six car garage capacity, a large detached garage or workshop component, RV access, remodeled interiors, heated pool and spa, diving board, outdoor fireplace, firepit, and substantial separation between the resort area and rear acreage are difficult to reproduce together. No HOA adds another layer of flexibility.
Tradeoffs
The home was built in 1977 and uses septic, while the strongest upper priced competition is newer. At 2,612 square feet, the residence is also smaller than several of the higher priced custom homes nearby. Horse zoning adds flexibility, but the property does not currently offer installed horse facilities. The garage configuration and any improvements to the detached garage should be confirmed against permits and property records.
The Sales That Matter Most
These are the closed sales I am leaning on most because they give us the clearest read on what buyers have actually paid for homes most comparable to the subject.
432 North Racetrack Road, Henderson, Nevada 89015
432 N Racetrack is the strongest overall sold comparison. It closed at $1,090,000 with 3,040 square feet, .43 acre, a heated pool and spa, oversized 3 car garage, RV parking, workshop utility, no HOA, and excellent condition. It is newer and larger inside than Emden, but Emden has more than twice the land and substantially greater garage capacity. This sale provides the cleanest base from which to recognize Emden's land and garage premium.
Racetrack is larger in interior living area, while Emden is superior in land size and overall garage utility. Both offer custom single story living, pool and spa, RV utility, no HOA, and strong presentation. No unsupported dollar adjustment is applied.
307 Fife Street, Henderson, Nevada 89015
307 Fife closed at $849,900 with 2,455 square feet, .37 acre, heated pool and spa, workshop space, and a 1,440 square foot 6 car garage. It is the best feature match for Emden's unusual vehicle and workshop utility. Emden is larger, has roughly two and a half times the land, horse zoning, and a more expansive property layout, so Fife works as a lower anchor rather than a direct value equivalent.
Fife is slightly smaller in living area and sits on substantially less land. Its garage capacity makes it highly relevant, but Emden offers more living area, much more land, horse zoning, and a broader combination of outdoor and recreational features. No unsupported dollar adjustment is applied.
Supporting Sales
These sales help confirm the range, but I give them less weight because there are more meaningful differences in size, layout, lot, condition, or overall fit.
437 Emily Crossing Court, Henderson, Nevada 89015
437 Emily Crossing closed at $950,000 with 3,220 square feet, .45 acre, horse permitted zoning, RV parking, a 3 car garage, and excellent condition. Its proximity and custom acreage character are useful, but the absence of a pool is a meaningful difference. Emden gives up interior square footage but gains substantially more land, pool and spa, and significantly greater garage utility.
Emily Crossing is larger inside, while Emden has nearly twice the land, a pool and spa, and significantly greater garage utility. No unsupported dollar adjustment is applied.
421 Emily Crossing Court, Henderson, Nevada 89015
421 Emily Crossing closed at $1,150,000 with 3,729 square feet, .46 acre, a private pool, RV parking, 3 car garage, no HOA, and strong custom presentation. It is substantially larger than Emden, but Emden offers nearly twice the land and much stronger garage capacity. This sale is useful as an upper sold reference for buyers paying for polished custom product, privacy, pool, and usable land in the immediate pocket.
Emily Crossing is substantially larger inside. Emden counters with nearly twice the land and stronger garage utility. The opposing differences are significant enough that a numeric adjustment would create false precision.
Competition and buyer alternatives
The strongest current competition sits above the subject. 628 N Kiel is asking $1,475,000 with .74 acre, 3,014 square feet, a pool and spa, attached garage plus large RV garage, newer construction, and views. 257 N Milan is asking $1,400,000 with .80 acre, a pool and spa, horse zoning, RV accommodations, a 3 car garage, and a detached casita. Both provide more living area or newer construction, but they also show that buyers seeking land, pool, garage utility, and flexibility in this immediate Henderson pocket are already shopping well into the $1.4 million range.
Current Competition
These homes show what buyers can choose right now and where sellers are trying to position themselves. They are useful for negotiation leverage and for seeing how the subject competes in today's market.
257 North Milan Street, Henderson, Nevada 89015
257 N Milan is active at $1,400,000 with .80 acre, a pool and spa, horse zoning, RV parking and hookups, 3 car garage, and a 630 square foot detached casita for 3,876 total square feet. The casita and greater living area make it a different product, but it is highly relevant current competition for a buyer prioritizing acreage, privacy, flexible use, and outdoor amenities. It helps establish why Emden can command a premium while also placing a ceiling on how far a buyer should stretch for the subject.
Milan offers more total living area because of the detached casita. Emden offers stronger garage utility and slightly more land. Because Milan is active competition rather than a closed sale, no numeric adjustment is applied.
628 North Kiel Street, Henderson, Nevada 89015
628 N Kiel is active at $1,475,000 with 3,014 square feet on .74 acre. It offers horse zoning, a heated pool and spa, attached 3 car garage, oversized detached RV garage, Strip and mountain views, no HOA, and 2021 construction. It is superior to Emden in age and overall finish level and is priced accordingly. Its importance is as current competition showing what buyers must spend to move into a newer, highly improved version of this acreage and garage lifestyle.
Kiel is newer, larger inside, and offers views, while Emden provides slightly more land and a different garage and outdoor package. Because Kiel is active competition rather than a closed sale, no numeric adjustment is applied.
Offer and negotiation approach
My advice is to separate the property's uniqueness from the seller's asking price. The acreage, garage capacity, pool, remodeling, and flexibility justify a premium over the lower closed sales, but the closed evidence does not require a buyer to begin at $1,249,900. An opening discussion in the $1.10 million to $1.175 million range leaves room to recognize the property's unusual features while keeping the negotiation grounded in the strongest recent sales. The response from the seller would help determine how much value they are assigning to the land and garage package.
Items to Confirm
There is no recent closed sale that duplicates the subject's full combination of .91 acre, six car garage capacity, remodeled interior, heated pool and spa, horse zoning, and no HOA. That makes this a synthesis rather than a one comp valuation. Exact garage configuration, permits for detached structures and improvements, septic condition, and any excluded exterior equipment should be confirmed before relying on those features in a final purchase decision.
Next Steps
Verify the detached garage and improvement permits, septic condition, included and excluded exterior items, and overall condition in person. If those items support the listing presentation, use the strongest value zone as the basis for the negotiation rather than relying on price per square foot alone.
523 Emden is worth more than a typical 2,600 square foot Henderson home because this is not a typical 2,600 square foot property. The land, detached garage capacity, remodeled condition, pool and spa, privacy, and flexibility all matter. The closed sales support a meaningful premium, but they place the current asking price near the top of the supportable range. My strongest read is approximately $1.15 million to $1.225 million, with room above that only for a buyer who places substantial value on the acreage and garage package.
