Fiore at the Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Fiore at the Cliffs at a Glance?

Fiore at the Cliffs is a single-family village inside Lake Las Vegas — 3,592-acre resort master plan with a 320-acre private lake. ZIP 89011 carries a $533,500 median list price and 40-day pace per City of Henderson; Fiore runs $650K–$1.1M. Las Vegas REALTORS covers the area; Henderson ranks among the safest large U.S. cities.

• The setting: a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village waterfront dining — resort infrastructure unlike any other Henderson address.
• The price band: $650K–$1.1M for single-family homes in a Mediterranean-inspired village inside the 3,592-acre Lake Las Vegas master plan.
• HOA structure: dual-layer dues of $120–$300/mo covering both master Lake Las Vegas association and Fiore sub-association — pull both resale packages in escrow.
• Market pace: 40-day ZIP-area median DOM — slower than central Henderson's 21 days, reflecting a resort-niche buyer pool that rewards patience.
• Commute context: Strip 25 min via I-515/US-95 · Airport 20 min · Downtown Henderson 15 min — resort quiet without true isolation.

Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson

PRICE DISTRIBUTION

How Many Lake Las Vegas Area Homes Sell in Each Price Range?

Median list price across ZIP 89011 sits at $533,500 per Las Vegas REALTORS September 2026 MLS data. Fiore at the Cliffs itself runs $650K–$1.1M, sitting above the ZIP median — the ZIP also includes more affordable Henderson corridors. The bands below show the modeled distribution of the area's 687 active listings.

Counts are NREG-modeled allocations of the 687 active ZIP 89011 listings, consistent with the $533,500 area median · September 2026 · Fiore at the Cliffs homes concentrate in the $650K–$1.1M bands · Links open the Henderson MLS search pre-filtered by price.

CRIME DATA

Review reported crime for the area

FBI crime data resources · FBI guidance on comparing communities

POPULATION & GROWTH

How Fast Is the Henderson / Lake Las Vegas Area Growing?

Fiore at the Cliffs and Lake Las Vegas sit inside Henderson, which has added roughly 74,000 residents since 2010 per U.S. Census counts. The resort community itself is largely built out, which means growing Henderson demand competes for a finite village supply — a structural support for prices in a niche market.

Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Fiore at the Cliffs separately; projection reflects recent Henderson growth rates. Last updated June 2026.

MARKET TRENDS · LAST 12 MONTHS

How Is the Lake Las Vegas Real Estate Market Trending?

Median sold price, days on market, and monthly closings for ZIP 89011 from Las Vegas REALTORS MLS data. ZIP 89011 is broader than the Fiore village itself — monthly points are indicative, anchored to probed 100-day medians. Focus on the trend level and pace, not single-month fluctuations.

Updated: September 2026 · Next update: October 15

Market Competitiveness

How Competitive Is the Lake Las Vegas Market Right Now?

ZIP 89011 averaged 40 median days on market over the past hundred days per Las Vegas REALTORS — slower than Henderson's 21-day citywide pace. Patient buyers gain negotiating room; yet well-priced lake-view and golf-adjacent homes in the $650K–$800K entry tier of Fiore still attract multiple offers.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, September 2026. ZIP-area scope (89011) — broader than Fiore at the Cliffs or Lake Las Vegas alone; treat as area-level orientation. Fiore's $650K–$1.1M price band sits above the ZIP-area median.

Village Comparison

How Do Lake Las Vegas's Key Villages Compare?

A like-for-like comparison of Lake Las Vegas's most-searched villages and nearby Henderson communities — indicative price, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are NREG-modeled slices of the ZIP 89011 market; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89011) — per-village figures are modeled estimates. Listing counts updated daily via Repliers IDX.

Village Deep Dive

What's Inside Lake Las Vegas's Key Villages?

BY ZIP CODE

What Does the Lake Las Vegas Area Market Look Like in ZIP 89011?

Lake Las Vegas and Fiore at the Cliffs fall within ZIP 89011, which also covers lower-priced Henderson corridors. Fiore's $650K–$1.1M village pricing sits above the ZIP-area median. Per Las Vegas REALTORS, the ZIP held 687 active listings at a $539,900 median list price in June 2026.

Source: Las Vegas REALTORS MLS plus NREG analysis. ZIP 89011 is broader than the Lake Las Vegas resort or Fiore at the Cliffs village — it includes Henderson corridors with lower price points that pull the area median below Fiore's actual village range. *Year-over-year change intentionally omitted at ZIP level. Boundaries per Clark County GIS.

THIS WEEKEND'S OPEN HOUSES

Can You Tour Fiore at the Cliffs Homes This Weekend?

Lake Las Vegas open houses are less frequent than central Henderson — resort sellers prefer private showings. With 687 active listings in ZIP 89011 and a 40-day pace, set instant alerts then call Nevada Real Estate Group at (702) 637-1759 to tour the lake and Reflection Bay Golf Club alongside any home.

RELOCATION TIMELINE

How to Relocate to Fiore at the Cliffs in 8 Steps

Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.

1. 1

   Define your property and location needs

   Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.

2. 2

   Confirm financing and the full ownership budget

   Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.

3. 3

   Agree on representation and the search process

   Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.

4. 4

   Investigate the exact address

   Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.

5. 5

   Review the offer and its deadlines

   Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.

6. 6

   Review inspections and property documents

   Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.

7. 7

   Coordinate services and moving arrangements

   Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.

8. 8

   Confirm possession and new-resident requirements

   Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.

ECONOMY & JOBS

What Drives the Lake Las Vegas Area Economy?

Lake Las Vegas residents typically earn income externally — corporate professionals, retirees, remote workers, and Strip-industry executives rather than locals employed by the resort. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market stays historically strong, and Henderson's $88,654 median income runs about 20% above the Clark County figure.

Top Lake Las Vegas Area Employers and Income Sources

• Reflection Bay Golf Club and resort operationsHospitality, golf, marina, and food-and-beverage employment inside the master plan
• MonteLago Village retail and diningBoutique and restaurant operations at the waterfront village center
• City of Henderson municipal campusGovernment employment 15 minutes west — Henderson's largest single employer category
• Las Vegas Strip hospitality corridorThe valley's dominant employment sector, 25 minutes from Fiore's driveway
• Harry Reid International Airport clusterAviation, logistics, and convention-industry employment 20 minutes west via I-215/I-515
• Remote-work professionals (in-home)A growing Lake Las Vegas resident cohort — resort-quiet setting for focused distributed work

Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.

COMMUNITY COMPARISON

How Does Fiore at the Cliffs Compare to Henderson, Las Vegas & Summerlin?

Comparing Fiore at the Cliffs against the valley's established addresses, updated June 2026: Fiore leads on resort amenities and outdoor recreation; Henderson citywide wins on price depth and commute speed; Summerlin leads on trail systems and new construction volume. Sources: LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Fiore at the Cliffs income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Fiore at the Cliffs?

Lake Las Vegas sits in Henderson's eastern desert hills — commutes run longer than central Henderson but shorter than comparable Arizona resort communities. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data; Fiore residents add roughly 5–10 minutes for Strip or airport runs. Remote workers and retirees find the distance a non-issue.

Drive Times from Fiore at the Cliffs

• 15 minDowntown Henderson / Water StreetLake Mead Pkwy west
• 20 minHarry Reid Intl AirportLake Mead Pkwy → I-215/I-515
• 25 minLas Vegas StripLake Mead Pkwy → I-515/US-95
• 20 minBoulder CityUS-93 south
• 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
• 15 minMacDonald HighlandsLake Mead Pkwy west to I-215
• 30 minDowntown Las VegasLake Mead Pkwy → I-515 north
• 15 minCornerstone Park (Henderson)Lake Mead Pkwy west

Transportation Options

• Driving

  The only practical daily option for most Fiore residents. Lake Mead Parkway is the primary corridor — a two-lane desert highway that becomes a limited-access expressway closer to Henderson, generally flowing well outside peak commute windows.

• RTC Transit

  Very limited service to Lake Las Vegas. Plan a car-first life in this resort community — transit routes don't reach the resort interior, and buses running Boulder Highway are the closest public option.

• Resort Paths

  The Lake Las Vegas walking and cycling path network circles the private lake and connects villages within the master plan — practical for in-resort errands and recreation, not external commuting.

• Rideshare

  Available but slower response times than central Henderson — plan 8–15 minutes for pickup. Airport runs typically run $35–$50 given the 20-minute drive, which many Fiore residents find reasonable for occasion use.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do I need to buy in Fiore at the Cliffs?

Most Fiore buyers put down 10–25%. At the $650K entry, conventional financing works with 5–10% down for qualified buyers; FHA's 2026 conforming limit falls below the Fiore price floor, so most purchases use conventional or jumbo. On a $800,000 mid-range home, plan $80,000 (10%) to $200,000 (25%) down. VA loans allow 0% for eligible veterans up to the conforming limit; above it, a partial down payment is typically required. Confirm your pre-approval covers dual HOA dues in the debt-to-income calculation.

PEOPLE ALSO ASK

What Else Do People Ask About Fiore at the Cliffs?

These are the eight queries Lake Las Vegas buyers most frequently type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct resort-community expertise, the largest agent team in the valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's resort and luxury communities — including Lake Las Vegas villages, MacDonald Highlands estates, and Anthem guard-gated homes. That depth ranks the team #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Fiore at the Cliffs?

Compare Fiore at the Cliffs with neighboring Lake Las Vegas villages, Henderson master plans, and nearby cities. Each card pairs commute time with price positioning, so you can judge whether trading Fiore's resort premium for a shorter commute or different amenity mix actually buys you more lifestyle for the money.

A–Z INDEX

Which Lake Las Vegas Villages Can You Explore A–Z?

Lake Las Vegas includes multiple named villages and resort areas inside its 3,592-acre master plan. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA dues, and view-lot availability for any of them on request.

Sources & Methodology

Where Does This Fiore at the Cliffs Data Come From?

Every statistic is sourced from a primary or government dataset and refreshed monthly. ZIP 89011 is broader than the Fiore village — area statistics are labeled as such, and village-specific figures come from community records and Nevada Real Estate Group analysis. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Lake Las Vegas ZIP area (89011). lasvegasrealtors.com
2. U.S. Census Bureau — Henderson city population, income, age, and housing data (Fiore at the Cliffs is not separately tabulated). census.gov/quickfacts
3. City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas metropolitan area. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson-area campuses. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Lake Las Vegas-area campuses. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. Nevada Department of Taxation — Zero state income tax confirmation and Nevada tax structure. tax.nv.gov

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Updated: September 2026 · Next update: October 15