Henderson-Paradise, Nevada

The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.

The most valuable ground in the city, and what the public record says about it.

At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.

Government holds the most ground. In HENDERSON the federal government ('USA' on the roll, no agency named) holds about 11,800 acres inside the city, much of it whole sections on the southern and western edges, and the City itself about 4,700. In PARADISE the County's Department of Aviation holds the 3,100-acre airport. Universities, the school district and water agencies follow. The private holders that stand out are Lake Las Vegas's post-bankruptcy owners, the luxury estate developer Ascaya, and the homebuilders. Henderson figures use the City GIS layer's mapped area for parcels in City tax districts (parcels in county districts at the edges excluded); Paradise figures use the Assessor's stated acres for parcels of 2+ acres. Spellings are grouped.

New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.

HENDERSON builds; Paradise mostly does not. The City of Henderson permitted 3,590 new homes in 2025 (2,582 single-family, 404 in two-unit buildings, 9 in 3-4-unit and 595 in 5+-unit buildings) and 3,286 in 2024 (3,216 single-family); unincorporated Clark County, which includes Paradise, permitted 5,605 in 2025, and the Census publishes no figure for Paradise alone (Census Building Permits Survey, s30, s31, s32). Henderson's new houses go up in master-planned communities on its south and west edges (Inspirada and Cadence among them), built by the national builders. There is no official league table. The figures count parcels each builder held in its own name on the City of Henderson's GIS parcel layer on 13 Oct 2026, mostly lots and unsold homes: land in hand, not starts or closings. Each roll name is tied to its parent through the parent's SEC subsidiary exhibit; parcels in county tax districts outside the City are excluded.

The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.

The Strip's resorts are mostly owned by real estate investment trusts and leased back to the casino companies that run them; the operators own only some of what they run. Figures are 2026-27 taxable values and acres for parcels of 2+ acres on the Assessor's roll (s1), grouped by parent through each parent's SEC subsidiary exhibit. PARADISE unless marked HENDERSON. Boyd Gaming's Coast Hotels & Casinos, Inc. (Exhibit 22, s28) also holds 4 Paradise parcels, 106.6 acres, $663.8M taxable at 4500 W Tropicana Ave and 4000 W Flamingo Rd.

Claims this page would have made if a source could be opened. They are left out rather than guessed.

1. Clark County Assessor, Real Property Parcel Record (per-parcel page: owner and mailing address, City/Unincorporated Town, recorded document, assessed and taxable value FY2025-26 and 2026-27, last sale price, month and type, land use, units); opened for each parcel cited, 13 Oct 2026 — Clark County Assessor · openA
2. City of Henderson public GIS, 'Parcels' layer (PARCEL, OWNER, OWNER2, owner mailing address, situs address, LANDUSE, shape area; 160,892 parcels, read in full 13 Oct 2026) — City of Henderson (HendersonNV_GIS) · openA
3. Clark County Assessor, Data Files (Secured Tax Roll AOEXTRACT 'parcel ownership and mailing address, property location, land use and valuation'; AOSales 'real property transactions dating back to approximately 1994'; AOHistory title changes; 'updated each weekend') — Clark County Assessor · openA
4. Clark County Assessor's Office Fee Schedule, effective July 1, 2024 ('Monthly Subscription of Assessor Data Files $300.00 per month') — Clark County Assessor · openA
5. Clark County Recorder fee schedule: standard recording '$42.00'; 'Real Property Transfer Tax $2.55 per $500 of value'; copies $1.00 per page, certification $4.00 — Clark County Recorder · openA
6. State of Nevada Declaration of Value form (V2026.1): '3. a. Total Value/Sales Price of Property'; 'AS A PUBLIC RECORD THIS FORM MAY BE RECORDED/MICROFILMED' — Clark County Recorder (state form) · openA
7. Clark County Recorder, RPTT Statistics (transfer tax collected by month; 2024 total $176,516,617.70; 2023 $150,485,664.30; 2022 $218,685,743.25; 2021 $240,492,019.80) — Clark County Recorder · openA
8. Clark County Assessor, Sales Codes: 'M Multiple-Parcel Sale: Sales price is the total purchase price for many or numerous parcels'; 'R Recorded Value'; 'T Trustee's Deed: The value shown is the amount bid on the trustee's deed' — Clark County Assessor · openA
9. Clark County Recorder, Record Search System (AcclaimWeb): free index search by name, parcel, instrument and document type; copies ordered online — Clark County Recorder · openA
10. Clark County GIS, Political Boundaries 'Place' layer (polygon 'CC Paradise', unincorporated town; 'Henderson') and Assessor 'Parcels' layer (APN, assessor acres, tax district) used to select Paradise parcels — Clark County GIS · openA
11. Blackstone Real Estate Income Trust, Inc., Form 8-K Exhibit 99.1 of 18 Nov 2019: 'BREIT ... and MGM Resorts ... announced the closing of the previously announced 95%/5% BREIT-led joint venture with MGM Resorts to acquire the real estate assets of the Bellagio for $4.25 billion in a sale-leaseback transaction' — U.S. Securities and Exchange Commission · openA
12. Blackstone Real Estate Income Trust, Inc., Form 10-K for 2025 (real estate table: 'Bellagio Net Lease 1 Las Vegas, NV Nov. 2019 49%'; 'Cosmopolitan Net Lease 1 Las Vegas, NV May 2022 80%'; column 'Ownership Interest'); Exhibit 21.1 lists 'BCORE Paradise JV LLC and 1 subsidiary' — U.S. Securities and Exchange Commission · openA
13. Blackstone Real Estate Income Trust, Inc., Form 10-K for 2025, Exhibit 21.1 ('BCORE Paradise JV LLC and 1 subsidiary USA (Delaware)'; 'BREIT CA MF Flamingo Venture LLC and 1 subsidiary') — U.S. Securities and Exchange Commission · openA
14. MGM Resorts International, Form 10-K for 2025 ('The Company leases the real estate assets of Bellagio from a venture in which it has a 5% ownership interest'; Bellagio lease from 15 Nov 2019, 30 years; The Cosmopolitan lease from 17 May 2022; the Aria and Vdara lease; Las Vegas Strip Resorts list) — U.S. Securities and Exchange Commission · openA
15. MGM Resorts International, Form 10-K for 2025, Exhibit 21 (majority-owned subsidiaries incl. 'Arena Land Holdings, LLC Nevada', 'CityCenter Land, LLC', 'Nevada Property 1 LLC') — U.S. Securities and Exchange Commission · openA
16. VICI Properties Inc., Form 10-K for 2025 (Caesars Las Vegas Master Lease: Caesars Palace Las Vegas and Harrah's Las Vegas, to 31 Jul 2035; Las Vegas Lease 'by and among CPLV Property Owner LLC and Claudine Propco LLC as Landlord'; MGM Grand/Mandalay Bay JV: remaining 49.9% bought from BREIT on 9 Jan 2023 for about $1.3 billion; MGM Master Lease incl. Excalibur, Luxor, New York-New York/The Park, Park MGM; 'approximately 33 acres of undeveloped or underdeveloped land on and adjacent to the Las Vegas Strip'; four golf courses) — U.S. Securities and Exchange Commission · openA
17. VICI Properties Inc., Form 10-K for 2025, Exhibit 21.1 (lists CPLV Property Owner LLC, Claudine Propco LLC, Expo Center Propco LLC, Mandalay Propco, LLC, MGM Grand Propco, LLC, MGP Lessor, LLC, Mirage Propco LLC, Palazzo Propco LLC, Rio Secco LLC, Vegas Development LLC, Venetian Holdco LLC, Venetian Propco LLC, Venetian Venue Propco LLC) — U.S. Securities and Exchange Commission · openA
18. VICI Properties Inc., Form 8-K of 23 Feb 2022, Item 2.01 'Completion of Purchase of the Venetian Resort Las Vegas and the Venetian Expo' ('all of the land and real estate assets ... for $4.0 billion in cash'; Pioneer OpCo, LLC bought the operating assets for $2.25 billion; initial annual rent $250.0 million, 30 years) — U.S. Securities and Exchange Commission · openA
19. Wynn Resorts, Limited, Form 10-K for 2025 (Wynn Las Vegas 'occupies approximately 215 acres of land fronting the Las Vegas Strip'; Item 2 land table: main parcel 75, golf course land 128, meeting and convention expansion 12, employee parking lot and office building 18, office building 5 acres; 'approximately 38 acres of land on the Las Vegas Strip directly across from Wynn Las Vegas'; Retail Joint Venture with Crown Acquisitions Inc., 50.1%) — U.S. Securities and Exchange Commission · openA
20. Wynn Resorts, Limited, Form 10-K for 2025, Exhibit 21.1 (Wynn Las Vegas, LLC; Wynn Golf, LLC; WestWynn, LLC; Wynn/CA Plaza JV, LLC 'a 50.1% owned Company'; 'All subsidiaries are formed in the State of Nevada and wholly owned unless otherwise specifically identified') — U.S. Securities and Exchange Commission · openA
21. Sphere Entertainment Co., Form 10-K for 2025 ('Sphere in Las Vegas is a 17,600-seat venue ... located on land adjacent to The Venetian Resort leased from Venetian Venue Propco, LLC'; 'The ground lease has no fixed rent'; 25% of after-tax cash flow above return objectives; 'The lease is for a term of 50 years'; Item 2: 'approximately 810,000 square feet in Las Vegas, Nevada, under a ground lease') — U.S. Securities and Exchange Commission · openA
22. Red Rock Resorts, Inc., Form 10-K for 2025, Exhibit 21.1 (lists 'Station GVR Acquisition, LLC', 'NP Sunset LLC', 'NP Inspirada LLC', 'NP LML LLC', 'NP Magic Star LLC', 'NP Gold Rush LLC'; 'All subsidiaries are formed in the State of Nevada and wholly owned unless otherwise specifically identified') — U.S. Securities and Exchange Commission · openA
23. Caesars Entertainment, Inc., Form 10-K for 2025, Item 2 Properties (Las Vegas segment 'Owned-Domestic': The Cromwell, Flamingo Las Vegas, Horseshoe Las Vegas, The LINQ Hotel & Casino, Paris Las Vegas, Planet Hollywood Resort & Casino; 'Leased': Caesars Palace Las Vegas, Harrah's Las Vegas; CAESARS FORUM 550,000 sq ft conference centre; LINQ Promenade sold 12 Dec 2024) — U.S. Securities and Exchange Commission · openA
24. Caesars Entertainment, Inc., Form 10-K for 2025, Exhibit 21.1 (lists Caesars Convention Center Owner, LLC; Flamingo Las Vegas Operating Company, LLC; Paris Las Vegas Operating Company, LLC; PHWLV, LLC; Parball Newco, LLC; Vegas Development Land Owner, LLC) — U.S. Securities and Exchange Commission · openA
25. MGM Resorts International, Form 8-K of 30 Sep 2021, Item 7.01 (Master Transaction Agreement with CityCenter Land, LLC and 'Ace Purchaser LLC, a Delaware limited liability company and Blackstone Real Estate Partners IX'; transfer of the Aria and Vdara real estate to Aria PropCo and Vdara PropCo, the 'Landlord') — U.S. Securities and Exchange Commission · openA
26. MGM Resorts International, Form 8-K Exhibit 99.1 of 1 Jul 2021 ('funds managed by Blackstone will acquire the Aria and Vdara real estate for $3.89 billion in cash') — U.S. Securities and Exchange Commission · openA
27. Gaming and Leisure Properties, Inc., Form 10-K for 2025 (PENN Master Lease includes 'M Resort Henderson, NV'; Tropicana Las Vegas: GLPI 'retained ownership of the land' under a 50-year ground lease to Bally's; 'our 35-acre property' planned with a stadium for the Athletics) — U.S. Securities and Exchange Commission · openA
28. Boyd Gaming Corporation, Form 10-K for 2025, Exhibit 22 (guarantor subsidiaries '100% owned', incl. 'Coast Hotels & Casinos, Inc.' and 'Coast Casinos, Inc.') — U.S. Securities and Exchange Commission · openA
29. EDGAR full-text search API and data.sec.gov submissions JSON (used to locate the filings above) — U.S. Securities and Exchange Commission · openA
30. Building Permits Survey, annual place file 2025 (West Region): rows 'Henderson' (NV place 31900) and 'Clark County Unincorporated Area' — U.S. Census Bureau · openA
31. Building Permits Survey, annual place file 2024 (West Region), row 'Henderson' — U.S. Census Bureau · openA
32. Building Permits Survey, annual county file 2025, row FIPS 32/003 Clark County — U.S. Census Bureau · openA
33. PulteGroup, Inc., Form 10-K for 2025, Exhibit 21 ('PN II, Inc. Nevada') — U.S. Securities and Exchange Commission · openA
34. Sekisui House U.S., Inc., Form 10-K for 2025, Exhibit 21 ('Richmond American Homes of Nevada, Inc.'; 'Woodside Homes of Nevada, LLC') — U.S. Securities and Exchange Commission · openA
35. KB Home, Form 10-K for FY2025, Exhibit 22 ('KB HOME Las Vegas Inc. Nevada') — U.S. Securities and Exchange Commission · openA
36. D.R. Horton, Inc., Form 10-K for FY2025, Exhibit 21.1 ('SUBSIDIARIES OF D.R. HORTON, INC.') — U.S. Securities and Exchange Commission · openA
37. Lennar Corporation, Form 10-K for FY2025, Exhibit 21 ('Greystone Nevada Holdings, LLC'; 'Greystone Nevada, LLC') — U.S. Securities and Exchange Commission · openA
38. Taylor Morrison Home Corporation, Form 10-K for 2025, Exhibit 21.1 ('Taylor Morrison of Nevada, LLC'; 'William Lyon Homes, Inc.') — U.S. Securities and Exchange Commission · openA
39. Beazer Homes USA, Inc., Form 10-K for FY2025, Exhibit 21 ('Beazer Homes Holdings, LLC') — U.S. Securities and Exchange Commission · openA
40. Century Communities, Inc., Form 10-K for 2025, Exhibit 21.1 ('Century Communities of Nevada, LLC') — U.S. Securities and Exchange Commission · openA
41. Toll Brothers, Inc., Form 10-K for FY2025, Exhibit 21 ('Toll Henderson LLC, a Nevada limited liability company'; 'Toll South LV LLC') — U.S. Securities and Exchange Commission · openA
42. City of Henderson public GIS, 'Henderson City Boundary' (78,056.45 acres, 121.95 sq mi) — City of Henderson (HendersonNV_GIS) · openA