Neighborhood
Sun City MacDonald Ranch
Henderson, Nevada US
Sun City MacDonald Ranch in Henderson, Nevada is a higher-priced, moderate-yield neighborhood with a Red Flag score of 52. Prices are about 16% above Henderson and 16% above Nevada, while gross yield is 4.8% and prices have moved down 1.4% over the past year. Walkability is 35 and education is in the 27th percentile, pointing to a more limited access profile despite the relative price premium.
AI Summary•Updated May 2026
Area
3.79 mi²
ZIP Code
89012
County
Clark County
State
Nevada
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$514,847
YoY-1.4%
Gross Rental Yield
4.8%
Listed rent · ZORI annualized
Red Flag Index
Moderate
52 / 100
Walkability Score
35
OpenStreetMap POI density · national percentile
Education Score
27 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
50
DistrictScore attractiveness · national model
Sun City MacDonald Ranch Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Sun City MacDonald Ranch, Henderson.
Unlock the Sun City MacDonald Ranch 12-month price trend
See the full Verified vs Listed price history — free with a DistrictScore account.
Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $514,847 | -1.4% |
| Price / Sq Ft (Verified) | $301/sqft | +1.2% |
| Asking Rent (Median) | $2,076/mo | +4.4% |
| Gross Rental Yield | 4.8% | — |
| Liquidity Score | 42 / 100 | Moderate |
| Homes Sold (Period) | 173 | +9.5% |
Is Sun City MacDonald Ranch Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Nevada crime context.
Unlock the Sun City MacDonald Ranch hazard breakdown
See all eight FEMA hazard scores — free with a DistrictScore account.
Sign in to view — free What Stands Out AI Insight
Active transaction volume — 173 homes sold last period
Heat risk is Very High (100/100)
Earthquake risk is Very High (80/100)
Insights are generated from Sun City MacDonald Ranch's live DistrictScore metrics.
Sun City MacDonald Ranch Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Nevada-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20247.6 µg/m³ Meets EPA, above WHO guideline+102.9% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Sun City MacDonald Ranch centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 92% of U.S. neighborhoods.
Nevada Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 26.0 | 4.0 | -11.1% |
| 2023 | 29.7 | 4.3 | +5.2% |
| 2022 | 28.6 | 4.6 | +8.3% |
| 2021 | 26.6 | 4.3 | +11.9% |
| 2020 | 23.9 | 4.6 | -14.3% |
| 2019 | 28.3 | 5.0 | — |
Reported at the state level — the finest official US crime aggregation; Sun City MacDonald Ranch inherits the Nevada figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Sun City MacDonald Ranch
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Sun City MacDonald Ranch
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI35
Car-Dependent
Walkability Score
3
Grocery
33
Dining
6
Schools
0
Universities
1
Hospitals
1
Pharmacies
15
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Sun City MacDonald Ranch's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Sun City MacDonald Ranch vs Henderson vs Nevada
How Sun City MacDonald Ranch benchmarks against its city and state medians.
Unlock the Sun City MacDonald Ranch benchmark
Compare Sun City MacDonald Ranch against Henderson and Nevada medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Nevada tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.50% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: real property transfer tax ~$1.95 per $500.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents6
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Nevada property-tax guidance for foreign buyers
Sun City MacDonald Ranch Real Estate FAQ
Sun City MacDonald Ranch in Henderson, Nevada shows a mixed investment profile. Gross yield is 4.8%, prices are about 16% above both Henderson and Nevada, and the Red Flag score is 52. Prices have moved down 1.4% over the past year, while walkability is 35 and education is in the 27th percentile.
Neighborhoods near Sun City MacDonald Ranch
Compare Sun City MacDonald Ranch with nearby neighborhoods in Henderson.
Unlock deeper insights on Sun City MacDonald Ranch
Deeper data. Smarter decisions. Stronger returns.
Full Risk Reports
Tract-level hazards
Investment Score
AI-driven analysis
Export & Reports
PDF & Excel
Priority Support
Fast-track help
Get Pro Access7-day free trial. Cancel anytime.