NEW
$1,249,990
HouseEst. $7,058/mo
4 Beds
4 Baths
2,482 Sq. Ft.
Built in 2023
359 Faro Di Portofino Court
Henderson, NV, 89011
Amara at Portofino
Lake Las Vegas, Henderson
Lake Las Vegas Homes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Waterfront estates, resort villas, and golf-view homes in Henderson's only guard-gated lake community — with live MLS data and no pressure.
MEDIAN LIST PRICE (ZIP 89011)
$540K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
3,000+
Community records
ESTABLISHED
2000
Lake Las Vegas Resort / Raintree
DAYS ON MARKET
38
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Lake Las Vegas at a Glance?
Lake Las Vegas is Henderson's only guard-gated private-lake resort — 3,000+ homes on a 320-acre lake, developed from 2000, with a ZIP-area median list price of $539,900 and a 38-day market pace per City of Henderson. Las Vegas REALTORS city services cover every street. The five takeaways below unpack what makes this address unique in Henderson.
- The only one: a 320-acre private lake inside Henderson — guard-gated, resort-managed, with the Westin hotel and two championship golf courses as literal neighbors.
- The price ladder: $500K attached resort villas through $1M–$2M+ custom lakefront and golf-view estates — entry exists, the ceiling is genuinely high.
- HOA reality: $200–$800 monthly depending on neighborhood and property type — the highest dues tier in Henderson, covering guard gates, lake amenities, and common-area resort infrastructure.
- Market pace: 264 ZIP-area closings in the past 100 days at a 38-day median — a deeper, slower market than suburban Henderson, reflecting the niche luxury buyer pool.
- Location trade-off: eastern Henderson foothills near Lake Mead — 20 minutes to the airport, 25–30 to the Strip, with the resort lifestyle making that distance worth it for the right buyer.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Lake Las Vegas Homes for Sale?
The Lake Las Vegas ZIP area (89011) carried 686 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning attached resort villas from near $500K to lakefront custom estates above $2M. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
NEW$385,000HouseEst. $2,174/mo3 Beds2 Baths1,340 Sq. Ft.0.11 AcresBuilt in 2011941 Aspen Cliff DriveHenderson, NV, 89011Weston Hills
NEW$520,000HouseEst. $2,936/mo2 Beds2 Baths1,718 Sq. Ft.0.13 AcresBuilt in 2020747 Drammatico PlaceHenderson, NV, 89011Cadence Village Parcel 5-R1-2
NEW$415,000HouseEst. $2,343/mo3 Beds3.5 Baths1,976 Sq. Ft.0.13 AcresBuilt in 2007711 Yew Barrow CourtHenderson, NV, 89011Desert Canyon-Phase 2A
NEW$469,999HouseEst. $2,654/mo3 Beds3.5 Baths1,925 Sq. Ft.0.18 AcresBuilt in 2011952 Crescent Falls StreetHenderson, NV, 89011Weston Hills
NEW CONSTRUCTION$584,950HouseEst. $3,303/mo2 Beds3.5 Baths1,830 Sq. Ft.0.14 AcresBuilt in 2026660 Ambridge DriveHenderson, NV, 89011Cadence Parcel 30 Q2-2 Ambridge Phase 3
NEWOPEN HOUSE$890,000HouseEst. $5,025/mo3 Beds3.5 Baths2,331 Sq. Ft.0.15 AcresBuilt in 20191199 N Water StreetHenderson, NV, 89011Cadence Village Parcel 1-F5-1
NEW$1,000,000LandEst. $5,646/mo0 Beds— Baths0.60 Acres—12 Rue Mediterra DriveHenderson, NV, 89011Marseilles Amd
PRICE DISTRIBUTION
How Many Lake Las Vegas Homes Sell in Each Price Range?
Median list price across the Lake Las Vegas ZIP area (89011) sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, but the broader 89011 ZIP includes East Henderson entry-level inventory that pulls the median below the resort community's $500K plan minimum. The bands below show the modeled distribution of the area's 686 active listings.
Browse Lake Las Vegas Listings
How Can You Find a Lake Las Vegas Home by Type, Lifestyle & Price?
The Lake Las Vegas ZIP area's 686 active listings break down into resort villas, lakefront estates, golf-view homes, and East Henderson entry-level stock — each link opens our live MLS search, with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89011.
Which Lake Las Vegas Neighborhoods Should You Explore?
Lake Las Vegas is organized around its primary resort amenity — the 320-acre lake — with distinct waterfront, golf-view, and resort-adjacent neighborhoods at different price points. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit.
Waterfront · Custom · $1M–$2M+
Lakefront Custom Estates
Golf Frontage · Resort ViewsGolf-View Homes (Reflection Bay)
Attached · Village WalkableMontelago Village Villas
Guard-Gated · Custom · ElevatedThe Enclave
Lake Adjacent · Family · ResortSouthShore
Entry · Growing · ValueEast Henderson Area Homes
12 min · Master-Planned · FamilyAnthem (nearby)
18 min · Ultra-Luxury · Guard-GatedMacDonald Highlands
By Property Type
By Price Range
Updated daily · 686 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Lake Las Vegas Listings First?
Custom alerts by neighborhood, water view, golf frontage, price, and beds — no spam, unsubscribe anytime. Lakefront estates and well-priced resort villas routinely draw multiple offers from out-of-state buyers; alert subscribers see them within hours of hitting the MLS, not after a weekend open house has already generated competing interest.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
7/10
9/10
8/10
8/10
8/10
How Are the Schools in Lake Las Vegas?
Lake Las Vegas falls within the Clark County School District — Henderson east zone. The top zoned campus is Elise L. Wolff Elementary (9/10 GreatSchools), with Del E. Webb Middle and Liberty High also serving the area. Doral Academy and Coral Academy charters are a short drive away. Verify school zoning by address before any offer.
Top Rated
9/10
9/10Elise L. Wolff ES
Zoned · Henderson east area
K-5750 Students18:1
7/10John C. Vanderburg ES
Zoned · East Henderson
K-5680 Students17:1
9/10Doral Academy of Nevada
Charter · Henderson (20 min)
K-81000 Students19:1
8/10Coral Academy of Science
Charter · Henderson area (22 min)
K-8700 Students19:1
8/10Henderson International School (Lower)
Private · Henderson (20 min)
PreK-5400 Students14:1
8/10Somerset Academy
Charter · Henderson (18 min)
K-81100 Students21:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Lake Las Vegas Families?
According to GreatSchools.org, the top zoned campus is Elise L. Wolff Elementary at 9/10. Del E. Webb Middle and Liberty High serve the east Henderson zone. Doral Academy (9/10) and Coral Academy of Science (8/10) charters are 18–22 minutes away. Ratings are cross-checked against the Nevada Report Card; the ranked table follows.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Elise L. Wolff ES | Public (zoned) | K-5 | 9/10 | Henderson east (zoned) | $500,000+ |
| 2 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson · 20 min | $500,000+ |
| 3 | Coronado HS | Public (zone varies) | 9-12 | 9/10 | South Henderson · 22 min | $500,000+ |
| 4 | Henderson International School | Private | PreK-12 | 8/10 | Henderson · 20 min | $500,000+ |
| 5 | Liberty HS | Public (zoned) | 9-12 | 7/10 | Henderson east (zoned) | $500,000+ |
SAFETY & CRIME
Is Lake Las Vegas Safe?
Direct Answer
Yes — one of the safest addresses in the Las Vegas Valley. Lake Las Vegas pairs Henderson Police Department coverage with guard-gated 24-hour security and controlled access points. Henderson consistently ranks among the safest large U.S. cities per FBI Uniform Crime Reporting data; the resort perimeter adds a security layer no open-access community can match.
- Guard-gated 24-hour controlled accessCommunity security staffing
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
The guard-gated entry is the first layer: every visitor, contractor, and delivery driver is logged and cleared before entering. That friction dramatically reduces the opportunistic property crime that accounts for the majority of suburban incidents — package theft, vehicle break-ins, and unlawful entry are essentially non-events on the resort's residential streets.
Henderson Police Department backs the private security with city-level response capability. The department is well-funded, and Henderson's per-capita crime rates consistently run well below national averages in both violent and property categories across FBI Uniform Crime Reporting data. For residents inside Lake Las Vegas, those citywide rates are already the floor — the gated perimeter sits above them.
The resort setting itself does the remaining quiet work. Owner-occupied homes, transient hotel guests limited to the Westin footprint, and engaged resort HOA management create an environment where the practical risk picture is essentially routine suburban property matters — and even those are rare inside the gates.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Lake Las Vegas, NV?
The Answer
Lake Las Vegas delivers the Las Vegas Valley's most distinctive resort lifestyle: a 320-acre private lake, guard-gated security, two championship golf courses, the Westin resort hotel, and Mediterranean-inspired waterfront dining — all inside Henderson with full City of Henderson city services. Nevada's zero state income tax keeps ownership costs honest against the backdrop of genuine waterfront luxury.
What is Lake Las Vegas known for?
Lake Las Vegas is known as the Las Vegas Valley's only private-lake resort community — a 320-acre man-made lake surrounded by guard-gated neighborhoods, two championship golf courses, the Westin hotel, and waterfront dining in a Mediterranean-themed Village setting.
Who should live at Lake Las Vegas?
It fits luxury lifestyle buyers who value a resort setting over urban proximity, active retirees drawn to lake recreation and golf, remote-working professionals who can trade commute time for a private lake, and second-home buyers seeking a vacation-quality primary residence.
What is daily life like?
Mornings open with a lakeside walk or paddleboard launch, afternoons run eighteen holes at Reflection Bay, and evenings end at waterfront restaurants in the Village — with downtown Henderson and the Strip accessible when city energy calls.
Location
Where Is Lake Las Vegas
Lake Las Vegas anchors the eastern Henderson foothills between the Lake Mead National Recreation Area and the Henderson urban core, roughly 17 miles from the Las Vegas Strip. The 3,200-acre resort development wraps a 320-acre man-made lake. About 25 miles from downtown Las Vegas.
Henderson downtown
18
Min
Airport
20
Min
Lake Mead
8
Min
Strip
28
Min
Green Valley
20
Min
Lake Las Vegas
At a Glance$539,900
Median List Price (ZIP 89011)
$497,500
Median Sold (past 100 days)
686
Active Listings (ZIP 89011)
38
Days on Market
- Setting
- Guard-gated resort, eastern Henderson foothills
- Lake
- 320-acre private lake
- Homes
- 3,000+
- Established
- 2000
- Developer
- Lake Las Vegas Resort / Raintree Investment Corp
- Security
- Guard-gated, 24-hour security
- Golf
- Reflection Bay Championship (re-opened) + resort course
- Hotel
- Westin Lake Las Vegas Resort & Spa
- Dining
- Village at Lake Las Vegas waterfront
- HOA Range
- $200–$800/mo
- Schools
- CCSD Henderson east + charter options
- Distance to Strip
- ~25–28 min
LIVABILITY REPORT CARD
How Does Lake Las Vegas Score?
Lake Las Vegas earns top marks for resort amenities, security, and scenic setting — with honest trade-offs on HOA costs, school-zone options, and commute distance from the urban core. Below is our category-by-category report card, the same six factors our agents walk through with every buyer before a first lakefront tour.
Grade A: Safety
Guard-gated 24-hour security plus Henderson Police Department coverage — Henderson consistently ranks among the safest large U.S. cities per FBI UCR comparisons.
Grade B+: Schools
Elise L. Wolff Elementary 9/10 GreatSchools in zone; Henderson east-area charters accessible; school count lower than western Henderson master plans.
Grade B: Cost of Living
ZIP-area median $539,900 aligns with Henderson citywide, but plan-level starts at $500K and HOA dues of $200–$800/mo are the highest in Henderson.
Grade A+: Amenities
Unmatched in the valley: 320-acre private lake, two championship golf courses, the Westin resort, waterfront dining, and walking trails — no other Henderson community comes close.
Grade A: Outdoor Access
On-site lake recreation and golf daily; Lake Mead National Recreation Area 8 minutes east adds boating, hiking, and desert canyons.
Grade B: Commute
20 minutes to the airport and 25–28 to the Strip — manageable for remote workers and flexible schedules, longer than central Henderson for daily commuters.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Lake Las Vegas a good place to live?
Yes — for buyers who define quality of life around a resort setting rather than urban proximity. Lake Las Vegas delivers the Las Vegas Valley's only private-lake lifestyle: morning paddleboard, afternoon golf at Reflection Bay, waterfront dining at the Village, and the Westin next door — inside a guard-gated Henderson community with Nevada's zero state income tax and a roughly 0.5–0.7% effective property-tax rate. The honest trade-offs: HOA dues of $200–$800 monthly are Henderson's highest tier, the commute to the Strip runs 25–28 minutes, and the luxury buyer pool means longer days on market than suburban Henderson. For buyers who want this lifestyle, nothing else in the valley competes.
Source: City of Henderson
DEMOGRAPHICS
Who Lives at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Lake Las Vegas — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 7,000–8,000 residents inside the Lake Las Vegas plan itself, across approximately 3,000 households.
The Census does not break Lake Las Vegas out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the resort community, our closing data reflects a blend of high-income California and Pacific Coast relocators, remote-working technology and finance professionals, active retirees drawn to the lake and golf lifestyle, and second-home buyers.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Lake Las Vegas is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Lake Las Vegas itself is largely built out — the plan has been essentially completed since the mid-2000s — while its parent city compounds steadily. Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on the resort community's finite resale stock. New demand for the lake lifestyle comes from out-of-state relocators and remote-work households, not in-city growth.
331,857Henderson residents (Census)
3,000+Homes in the Lake Las Vegas community
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the resort community, growth means turnover rather than expansion: 264 ZIP-area closings in the past 100 days show how actively the established lakefront stock trades. That is the investment logic of a built-out resort plan — no new lakefront supply can dilute it, while every high-income relocator to the Las Vegas metro adds a potential buyer for the lifestyle Lake Las Vegas already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Lake Las Vegas Score for Livability?
Lake Las Vegas pairs an A+ resort-amenity tier — 320-acre private lake, two championship golf courses, the Westin resort — with honest trade-offs: Henderson's highest HOA dues, a longer commute to the Strip, and fewer school-zone options than western Henderson master plans. The rings below break the composite into six buyer-relevant categories.
- 86A-
Overall Livability
- 75B+
Schools (zoned)
- 92A
Safety
- 68B
Cost of Living
- 96A+
Amenities
- 90A
Outdoor / Recreation
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 resort gates — it covers the full East Henderson corridor — and monthly points are indicative values anchored to the probed 100-day medians. Read the trend, not individual monthly wiggles.
Median Sold Price
$472K–$503K monthly band; $497,500 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
36–46 day monthly range; 38 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~79/mo recent pace — 264 ZIP-area closings in the past 100 days
vs May 2025
Source: Las Vegas REALTORS
The long view: The Lake at Las Vegas's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
38
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
686
ACTIVE LISTINGS (ZIP 89011)
< 1 hr
OUR RESPONSE TIME
RESORT MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How competitive is Lake Las Vegas right now?
Lake Las Vegas is a measured, specialized market — the ZIP area averaged 38 median days on 264 closings over the past hundred days per Las Vegas REALTORS. The guard-gated resort buyer pool is narrower than suburban Henderson; correctly priced lakefront homes draw motivated buyers quickly, while overpriced estates wait for the right fit.
48Moderately Competitive
- 38 daysMedian days on market (sold, 100d)
- 264ZIP-area closings, past 100 days
- 686Active listings (June 2026)
- ~79/moTypical closings per month
Is Lake Las Vegas Right for You?
Who Should Buy a Home at Lake Las Vegas?
Lake Las Vegas is not for every buyer — it's a specialized resort lifestyle community with Henderson's highest HOA dues, a longer Strip commute, and a niche luxury buyer pool. Six buyer profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before a first lakefront tour.
Which Lake Las Vegas Buyer Profiles Fit the Community?
Luxury Lifestyle Buyers
- Private lake as a daily amenity, not a weekend excursion
- Waterfront estates from $1M to $2M+
- Reflection Bay golf and Westin resort as neighbor perks
- Lifestyle arbitrage vs comparable U.S. lake communities
Active Retirees
- Golf daily, lake water sports year-round
- Resort dining and spa without membership overhead
- Henderson PD + guard-gated security for peace of mind
- Compare against Sun City Anthem for 55+ amenity depth
Remote-Working Professionals
- Lake and mountain views from the home office
- Zero state income tax compounds versus California annually
- 20 minutes to the airport for quarterly travel
- Westin for client entertaining without hotel costs
Second-Home Buyers
- Resort lock-and-leave management via HOA
- Westin resort amenities when you're in residence
- Verify Henderson short-term rental rules before planning nightly income
- Capital appreciation driven by built-out waterfront scarcity
Family Move-Up Buyers
- Elise L. Wolff Elementary 9/10 in zone
- Lake recreation as the family backyard
- Charter and private options 18–22 minutes out
- Verify school zone by address before offering
Investors
- Long-term rents: $3,500–$6,000+/mo with lake/golf views
- HOA compression — dues of $200–$800/mo require careful yield modeling
- Nightly vacation rentals regulated — verify Henderson city ordinance
- Built-out scarcity underpins long-run appreciation
Best Fit For
- Resort lifestyle buyers — the Las Vegas Valley's only private-lake, guard-gated community — irreplaceable at any price in the metro.
- Active retirees — championship golf daily, lake water sports year-round, and a Westin resort next door — all in Nevada's zero-income-tax environment.
- Remote professionals — waterfront home offices, airport twenty minutes away, and annual state income-tax savings that compound significantly over time.
- Second-home buyers — resort lock-and-leave with HOA management, airport proximity, and a unique lifestyle asset that holds long-run value.
- Luxury move-up families — a 9/10-rated elementary in zone, a private lake as the family backyard, and the estate space that suburban Henderson can't match at the price.
- Long-term investors — built-out scarcity at a private lake address, sustained by relocator demand and finite waterfront supply.
Ready to explore homes at Lake Las Vegas? Our team knows every lakefront street, golf-view sub-neighborhood, and resort villa tier in the community.
Start Your Home SearchPros
- The Las Vegas Valley's only 320-acre private lake inside a guard-gated resort community — irreplaceable by any new development
- Guard-gated 24-hour security plus Henderson Police Department coverage — FBI UCR consistently places Henderson among America's safest large cities
- Championship golf at Reflection Bay, Westin resort spa and dining, and the Village waterfront as literal neighbor amenities
- Elise L. Wolff Elementary 9/10 GreatSchools in zone — strong public-school access inside the resort
- Zero state income tax and a 3% property-tax cap under NRS 361.471 — significantly lowers total cost of ownership on high-value estates
- Lake Mead National Recreation Area eight minutes east — boating, hiking, and canyons at America's first national recreation area
- Built-out waterfront scarcity — no new lake supply can be created, while relocator demand for the lifestyle grows annually
Honest Considerations
- Henderson's highest HOA dues tier — $200–$800/mo depending on sub-association and property type; requires careful monthly budget modeling
- Longer Strip commute — 25–28 minutes versus 15–20 for central Henderson master plans; better for remote workers and flexible schedules
- Niche luxury buyer pool — DOM runs 38-day median versus Henderson's ~21-day average; correct pricing discipline is critical
- Fewer school options nearby — charter and private schools require 18–22 minute drives versus in-plan options in western Henderson master plans
- Short-term rental rules — Henderson city ordinance restricts vacation nightly rentals; verify before underwriting any STR income strategy
- High-value estate complexity — jumbo financing, resort HOA documents, and sub-association layers add closing-timeline variables
Neighborhood Comparison
How Do Lake Las Vegas's Key Neighborhoods Compare?
A like-for-like comparison of Lake Las Vegas's primary sub-neighborhoods — indicative price, price per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are Nevada Real Estate Group-modeled slices of the 89011 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Lakefront Custom Estates | ~$1,400,000 | ~$410 | 55 | ~60 | Waterfront luxury |
| Golf-View Homes (Reflection Bay) | ~$850,000 | ~$330 | 42 | ~80 | Golf frontage · Views |
| Montelago Village Villas | ~$580,000 | ~$290 | 35 | ~120 | Village walkability |
| The Enclave | ~$1,050,000 | ~$370 | 50 | ~45 | Guard-gated privacy |
| SouthShore | ~$680,000 | ~$305 | 38 | ~90 | Lake-adjacent family |
| East Henderson Area (89011) | ~$435,000 | ~$240 | 32 | ~200 | Value · Proximity |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-neighborhood medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Lake Las Vegas's Key Neighborhoods?
Submarket 1
Lakefront Custom Estates
Custom and semi-custom homes directly on the 320-acre lake — private boat docks, panoramic water views, and the resort's highest price tier. Inventory is thin and individually priced; patience and surgical offer strategy are part of the process.
Browse Lakefront Custom Estates homes →~$1.4MMedian Price
55Days on Market
~60Active Listings
~$410Price / Sq Ft
Submarket 2
Golf-View Homes (Reflection Bay)
Single-family homes with direct Reflection Bay fairway views — the resort lifestyle without the lakefront premium, and strong long-run appreciation driven by a finite course perimeter.
Browse Golf-View Homes (Reflection Bay) homes →~$850KMedian Price
42Days on Market
~80Active Listings
~$330Price / Sq Ft
Submarket 3
Montelago Village Villas
Attached townhome and villa-style residences in the Mediterranean-themed Village core — the resort's most walkable address, within steps of waterfront dining and the lake marina.
Browse Montelago Village Villas homes →~$580KMedian Price
35Days on Market
~120Active Listings
~$290Price / Sq Ft
Submarket 4
The Enclave
Guard-gated within the guard-gated — The Enclave adds a second security layer with custom homes and elevated lot positions for those who want maximum privacy inside the resort.
Browse The Enclave homes →~$1.05MMedian Price
50Days on Market
~45Active Listings
~$370Price / Sq Ft
Submarket 5
SouthShore
Single-family production and semi-custom homes on the lake's south shore — a more accessible entry into the resort lifestyle with water views without direct lakefront premiums.
Browse SouthShore homes →~$680KMedian Price
38Days on Market
~90Active Listings
~$305Price / Sq Ft
Submarket 6
East Henderson Area (89011)
The broader 89011 ZIP includes East Henderson neighborhoods outside the resort gates — entry-level homes that benefit from the area's location near Lake Mead and the resort amenity corridor without the HOA premium.
Browse East Henderson Area (89011) homes →~$435KMedian Price
32Days on Market
~200Active Listings
~$240Price / Sq Ft
Submarket 7
The Village at Lake Las Vegas & Lake Amenity Hub
The Mediterranean-inspired Village is the community's social center: waterfront restaurants, boutiques, the Westin resort, and the lake marina — all within a short walk of most resort residences. Owning anywhere inside the gates puts this within five minutes.
Browse The Village at Lake Las Vegas & Lake Amenity Hub homes →320Acre Private Lake
2Championship Golf Courses
1Westin Resort Hotel
8 minTo Lake Mead
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Lake Las Vegas
neighborhood fits?
BY ZIP CODE
What Does the Lake Las Vegas Market Look Like Across ZIP 89011?
Lake Las Vegas sits entirely within ZIP 89011, but that ZIP is broader than the resort gates — it encompasses the full East Henderson corridor including non-resort neighborhoods that pull the area median below the community's $500K plan minimum. The table presents the single ZIP with the resort context labeled clearly.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas Resort + East Henderson corridor | $539,900 | ~$270 | 38 | 686 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group analysis. ZIP 89011 includes East Henderson inventory outside the Lake Las Vegas gates — plan-level pricing begins at $500K for attached villas and exceeds $2M for lakefront estates. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Lake Las Vegas Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or community records — capture Lake Las Vegas faster than any brochure: a $539,900 ZIP-area median, a 320-acre private lake, guard-gated security, and Henderson's most distinctive resort lifestyle.
$539,900
Median list price across the Lake Las Vegas ZIP area (89011), June 2026.
Las Vegas REALTORS
$497,500
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
38
Median days from list to accepted offer — a measured luxury-resort pace reflecting a specialized buyer pool.
LVR / GLVAR, June 2026
264
ZIP-area closings in the past hundred days — the sample behind every median on this page.
Las Vegas REALTORS
3,000+
Homes in the Lake Las Vegas community — the Las Vegas Valley's only guard-gated private-lake resort.
Community records
320
Acres in the private man-made lake — the community's irreplaceable defining asset since 2000.
Community records
9/10
GreatSchools rating at Elise L. Wolff Elementary — the top-rated zoned campus for the Lake Las Vegas area.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY LAKE LAS VEGAS
Why Does Lake Las Vegas Stand Apart From Its Peers?
Lake Las Vegas built the valley's only guard-gated lakefront resort lifestyle — no other Henderson community can replicate it. The five advantages below are each tied to a verifiable source: the Nevada Revised Statutes, FBI crime data, U.S. Census, and City of Henderson records — so you can verify every claim independently.
- Community records / City of Henderson
The valley's only private lake
A 320-acre man-made lake inside a guard-gated resort — kayaking, paddleboarding, electric boats, and waterfront dining with no public-access crowds. Nothing else in the Las Vegas metro competes.
- FBI UCR / Community records
Guard-gated security
Controlled access and 24-hour gate staffing add an explicit layer above Henderson's already-strong FBI UCR rankings — every visitor is logged and cleared.
- Community records
Championship golf and resort amenities
Reflection Bay Golf Club (re-opened) and a second resort course deliver daily-fee access to PGA-quality layouts, with the Westin resort and waterfront dining as neighbor amenities, not membership benefits.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make even a $1.5M lakefront estate considerably cheaper to hold than a comparable coastal property.
- Las Vegas REALTORS / GLVAR, June 2026
Built-out scarcity
264 ZIP-area closings in 100 days with 38-day median DOM — genuine demand for a finite resort address that no new supply can replicate inside the metro.
WHY BUY AT LAKE LAS VEGAS
What Are the Top 10 Reasons to Buy a Home at Lake Las Vegas?
Lake Las Vegas's case rests on irreplaceable lifestyle assets: a 320-acre private lake, guard-gated security, two championship golf courses, and a Westin resort hotel — with property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471 and zero state income tax. Ten sourced reasons follow.
The valley's only private lake
320 acres of man-made lake inside a guard-gated resort — kayaking, paddleboarding, and lakefront dining with no public crowds.
Community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most high-income households relocating from California or New York.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — a significant advantage on a high-value lakefront estate.
NRS 361.471
Guard-gated security
Controlled access and 24-hour gate staffing in a city ranked among America's safest large cities per FBI UCR data.
FBI Uniform Crime Reporting
Championship golf daily
Reflection Bay Golf Club re-opened at resort-grade quality — daily-fee access without a mandatory equity-membership cost.
Community records
Westin resort amenities next door
Hotel spa, restaurants, and full resort services as a neighbor benefit — without the nightly-rate invoice.
Community records
Elise L. Wolff Elementary 9/10
One of Henderson's top-rated zoned elementaries in the school zone — strong public-school access for families inside the resort.
GreatSchools.org
Lake Mead access 8 minutes away
America's first national recreation area — full-size boating, kayaking, and desert hiking an eight-minute drive east.
U.S. National Park Service
Built-out resort scarcity
No new lakefront supply can be created inside the community — the 320-acre lake is fixed, and the lot count is finite.
Las Vegas REALTORS / GLVAR
Out-of-state lifestyle arbitrage
A waterfront resort estate accessible from the $500Ks would cost $2M–$5M+ at any comparable U.S. lake community with proximity to a major airport.
U.S. Census / LVR market data
New Construction
Who Builds New Homes at and Around Lake Las Vegas?
Lake Las Vegas is essentially built out — developed from 2000 by Lake Las Vegas Resort and Raintree Investment Corp, with the plan now overwhelmingly resale. Occasional custom lots trade within the gates. For new construction, Cadence master plan is fifteen minutes west, where Lennar, KB Home, and others compete on monthly incentives.
Family & Mid-Market
Lennar
High-volume new builds near the Lake Las Vegas corridor
Luxury & Move-Up
Toll Brothers
Luxury production near the Henderson/Lake area
First-Time & Family
KB Home
Personalized new builds for East Henderson corridor
Family
Richmond American
Value-oriented construction near Lake Las Vegas
First-Time & Family
Century Communities
Entry-level new construction in the Lake Las Vegas area
Outdoor Recreation
What Outdoor Amenities Does Lake Las Vegas Offer?
Lake Las Vegas is anchored by its 320-acre private lake with year-round water recreation, two championship golf courses, and walking trails around the waterfront. The City of Henderson maintains the park and trail network extending into the broader East Henderson area, and Lake Mead National Recreation Area's full boating and hiking infrastructure begins just eight minutes east.
IN-COMMUNITY
320-Acre Private Lake
320 acresKayaking · Paddleboard · Electric boatsHOA / resort
The community's defining feature: a 320-acre man-made lake with marina rentals, a waterfront village, and resort-tier water recreation available to residents year-round.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfDaily fee / resort
Re-opened as a full resort-quality championship layout — one of the Las Vegas Valley's most scenic courses, with lake and mountain views on nearly every hole.
IN-COMMUNITY
Village at Lake Las Vegas Waterfront
Waterfront villageDining · Boutiques · EventsFree
Mediterranean-inspired waterfront retail and dining with restaurants, coffee shops, and a community events calendar — the resort's social hub.
IN-COMMUNITY
Lake Las Vegas Walking Trails
Paved lakeside loopWalking · Running · CyclingFree
Paved trails ringing the lake and connecting the resort neighborhoods — morning-run mileage and evening walks with water views throughout.
IN-COMMUNITY
Westin Resort Pool & Spa
Resort pool complexSwimming · SpaHotel/resort
Full-service resort pool, spa, and fitness facilities at the Westin hotel next door — accessible to residents for resort-tier wellness without a private-club membership cost.
8 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · FishingNPS fee
America's first national recreation area — full-size powerboat launches, sandy coves, and desert canyon hiking eight minutes east via Lake Mead Parkway.
18 MIN
Sunset Park
~320 acresTennis · Dog park · PondFree
One of Las Vegas's largest city parks with a fishing pond, tennis courts, dog area, and open turf — accessible from Lake Las Vegas via I-515.
20 MIN
Henderson Bird Viewing Preserve
140 acresBirding · Photography · WalkingFree
A 140-acre wetland preserve in Henderson drawing more than 200 species — a popular morning destination for birders and nature photographers from the resort community.
The Lake Las Vegas Lifestyle
What Does a Weekend at Lake Las Vegas Look Like?
Three resort moods within a short walk or drive of each other: a lakeside paddleboard session, eighteen holes at Reflection Bay, and dinner at the Village waterfront — with Lake Mead's canyon hikes eight minutes east per the City of Henderson and Henderson's city parks threading the broader network.
320Acre Private Lake
2000Year Established
2Championship Golf Courses
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Lake Las Vegas Homes This Weekend?
Most weekends bring open houses across the resort community — from Montelago Villa condos at the $500K entry to lakefront custom estates above $1.5M. Guard-gated access means your agent coordinates entry in advance; call (702) 637-1759 and we'll arrange tours and build your weekend route across the lakefront and golf-view tiers.
Quick Answer
What are HOA fees at Lake Las Vegas?
HOA dues at Lake Las Vegas run $200–$800 monthly depending on the specific neighborhood and property type — Henderson's highest tier, and meaningfully higher than any other master plan in the city. Townhomes and attached villas in Montelago Village sit toward the lower end; large lakefront custom homes in The Enclave and waterfront streets sit at the top. Dues typically cover guard-gated security staffing, common-area resort infrastructure, lake amenity maintenance, and in some sub-associations exterior building insurance. Always pull the resale package during escrow — dues, reserves, sub-association structure, and any pending special assessments on lake infrastructure or common-area renovation.
Moving to Lake Las Vegas
Should I Move to Lake Las Vegas?
Households from Los Angeles and the Bay Area routinely discover that a $3M+ California coastal lifestyle is achievable in Henderson for far less. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and those savings fund most relocations, with a private lake in the backyard.
Why Resort-Lifestyle Buyers Are Choosing Lake Las Vegas
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. Lake Las Vegas adds the resort argument coastal California can't answer at the price: a 320-acre private lake, two championship golf courses, a Westin hotel, waterfront dining, and guard-gated security — delivered through an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences.
At a $1.5M budget, coastal California buyers are looking at a modest condo in a desirable neighborhood. That same budget in Lake Las Vegas secures a custom lakefront estate with golf-view patios, resort-tier HOA amenities, and year-round water recreation minutes from the door — with Henderson's city services, Harry Reid Airport twenty minutes away, and Nevada's zero state income tax compounding every year you own.
According to Las Vegas REALTORS, the median list price across the Lake Las Vegas ZIP area (89011) is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and the guard-gated perimeter at Lake Las Vegas adds a security layer beyond the citywide baseline.
Lake Las Vegas residents work in the healthcare, hospitality, technology, and finance sectors that anchor the broader Henderson and Las Vegas metro economy — accessible via I-515 and US-93. The resort community itself employs hundreds in hotel, marina, golf, dining, and property management roles, anchored by the Westin Lake Las Vegas Resort.
Cost of Living Snapshot — Lake Las Vegas vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. The category that flips hardest for luxury buyers: a 320-acre private lake and two championship golf courses accessible from the $500Ks here would anchor a $3M+ coastal California compound. Nevada's zero state income tax adds ongoing savings that compound over a 10-year hold.
| Metric | Lake Las Vegas, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP area) | $539,900 | ~$950K+ |
| Private Lake + Golf Access | Included in HOA | $3M+ coastal waterfront |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Lake Las Vegas Rental Market — Rent vs. Own
Long-term rentals with lake or golf views run approximately $3,500–$6,000+ monthly for single-family homes and $2,500–$3,500 for attached resort villas, with low vacancy in the resort tier. The investment math requires careful HOA due diligence — dues of $200–$800 monthly compress net yields — but the scarcity of a guard-gated private-lake address supports premium rents. Short-term nightly rentals are regulated by Henderson city ordinance; confirm current rules before underwriting vacation-rental income.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Lake Las Vegas? Our team specializes in luxury resort and out-of-state relocation — virtual lakefront and golf-view tours, guard-gated community orientation, off-market access, and closing coordination without multiple flights in.
Start Your Lake Las Vegas SearchRELOCATION TIMELINE
How to Relocate to Lake Las Vegas in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Lake Las Vegas buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Define your resort lifestyle tier
Choose your Lake Las Vegas entry: $500K–$700K Montelago villas, $700K–$1M SouthShore and golf-view homes, $1M–$1.5M Enclave and elevated estates, or $1.5M+ lakefront custom. Each tier carries different HOA structures and sub-association layers.
Get pre-approved — resort-loan-aware
Conventional financing works from $500K–$806,500; above that, jumbo loans apply with 15–25% down requirements. If a specific lakefront address is the goal, get fully underwritten before touring — sellers at this price point expect strength.
Hire a Lake Las Vegas specialist
HOA sub-association structures, guard-gated entry procedures, lake-use rules, and individual lakefront HOA layers require local expertise — work with an agent who knows the specific streets and associations.
Tour in person or virtually
A lakefront estate and a Montelago villa feel completely different in person. Virtual tours work well for out-of-state buyers; our team coordinates guard-gate clearance and back-to-back tours in a single visit.
Write and negotiate the offer
Luxury lakefront homes at correct pricing draw motivated buyers quickly; overpriced estates reward patient negotiators. Your agent's read on the DOM pattern for a specific sub-neighborhood sets the strategy.
HOA docs, inspection & appraisal
Pull every sub-association resale package — dues, reserves, CC&Rs, and pending special assessments for lake infrastructure. Inspect for resort-climate specifics: pool equipment, boat dock structure, stucco condition, and HVAC age.
Clear conditions & fund
Nevada closes through escrow companies; expect 35–50 days from acceptance for financed buyers, with resort HOA document delivery adding a few days. Jumbo appraisals on unique lakefront properties sometimes require extended scheduling.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, resort water/trash), then handle the DMV — license within 30 days, registration within 60. Register with the Lake Las Vegas HOA for gate passes, marina access, and amenity cards.
ECONOMY & JOBS
What Drives the Lake Las Vegas Economy?
Lake Las Vegas runs on hospitality, resort management, and the broader Las Vegas metro economy. According to the U.S. Bureau of Labor Statistics, the metro labor market is historically strong, and Henderson's $88,654 median income runs 20% above the county median. The Westin Resort, Reflection Bay Golf Club, and the Village corridor anchor on-site employment.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
300+Rooms, Westin Lake Las Vegas ResortResort records
20 minTo airport & I-515 job corridorsVia US-93 / I-515
Top Lake Las Vegas-Area Employers
- Westin Lake Las Vegas Resort & SpaThe resort hotel anchor — hotel, spa, restaurant, and event staff inside the community gates
- Reflection Bay Golf ClubChampionship golf operations, pro shop, and F&B employment at the resort course
- Village at Lake Las Vegas retail & diningWaterfront restaurant, coffee, and boutique employment in the Mediterranean village core
- Lake Las Vegas HOA managementProperty management, security staffing, lake operations, and maintenance across the resort community
- Henderson healthcare corridorSt. Rose Dominican and Henderson hospital campuses accessible via I-515 — major metro-area employers 20 minutes west
- Clark County School District (east Henderson)CCSD campuses serving the 89011 zone — Elise L. Wolff Elementary and area middle/high schools
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Lake Las Vegas Compare to Henderson, MacDonald Highlands & Anthem?
If you're weighing Lake Las Vegas against the valley's other luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Lake Las Vegas wins on resort amenities and water-lifestyle uniqueness; MacDonald Highlands on ultra-luxury scale; Anthem on family school zones — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Lake Las Vegas | Henderson | MacDonald Highlands | Anthem |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP area) | $548K | $1.08M (ZIP area) | $615K (ZIP area) |
| Active Listings | 686 (ZIP 89011) | 2,460 | 55 (estimate) | 342 (89052) |
| Days on Market | 38 | 21 | ~55 | 27 |
| Guard-Gated | Yes — 24-hour | Some communities | Yes — guard-gated | No |
| Private Lake | 320-acre private lake | No | No | No |
| Golf | Reflection Bay + resort course | Multiple (area) | Dragon Ridge CC | N/A |
| HOA Range | $200–$800/mo | Varies | $300–$1,200/mo | $70–$200/mo |
| Best For | Resort lifestyle · Waterfront · Retirees | Families · Safety · Variety | Ultra-luxury · Golf · Seclusion | Families · Schools · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Lake Las Vegas figures are ZIP 89011 — broader than the resort gates; plan-level pricing starts at $500K. Last updated June 2026.
Cost of Ownership
What Will Lake Las Vegas Cost You Each Month?
A $539,900 ZIP-area-median Lake Las Vegas purchase runs about $3,942 monthly with 10% down at 7% per Freddie Mac's rate survey. Inside the resort community's $500K–$2M+ plan, HOA dues of $200–$800 monthly are the largest carrying-cost variable. The tabs below model the full payment, compare renting, and break down the HOA tier structure.
Payment Estimator
Estimate Your Lake Las Vegas Payment
$4,060
Estimated Monthly Payment
- Principal & Interest$3,233
- Property Tax$274
- Insurance$150
- HOA$200
- PMI$202
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at Lake Las Vegas right now?
Lakefront resort rents run $3,200–$6,000+ monthly — and the ownership case strengthens significantly once Nevada's zero state income tax savings are counted against a California baseline. For a 5+ year hold, a guard-gated private-lake address with no new-supply risk tilts the math decisively toward owning.
OWN (10% DOWN, 7%)
$4,320 / mo
- Principal & Interest
- $3,230
- Property Tax (~0.6%)
- $270
- Homeowners Insurance
- $145
- HOA (sub-association specific)
- $450
- PMI (10% down)
- $225
5-year net cost:~$162,000
Equity built:~$145,000
RENT (LAKE LAS VEGAS MEDIAN VILLA)
$3,200 / mo
- Median Lake Las Vegas Rent (villa)
- $3,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$208,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Lake Las Vegas home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $145,000 in equity (including the down payment) while the renter walks away with none. The guard-gated resort setting with finite waterfront supply gives the appreciation assumption structural support that suburban Henderson addresses don't carry.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $450/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Neighborhood Tier
Lake Las Vegas has a master HOA plus sub-associations that layer on top for specific neighborhoods. The result is Henderson's highest dues structure — typically $200–$800 monthly. Always pull every resale package during escrow: dues, reserves, CC&Rs, and any pending special assessments for lake infrastructure.
Attached Villas & Townhomes
$200–$400 / mo
Montelago Village Villas
$200–$350
Includes:
Master HOA + sub-association: lake amenities, common areas, village maintenance, exterior building insurance
SouthShore attached homes
$250–$400
Includes:
Master HOA + sub-association: lake access, common-area landscaping, community standards
Single-Family Resort Homes
$350–$600 / mo
Golf-view homes (Reflection Bay corridor)
$350–$550
Includes:
Master HOA + sub-association: golf-course common areas, gate staffing, resort amenity access
SouthShore single-family
$350–$500
Includes:
Master HOA: lake district, guard gate, common-area maintenance, resort amenity card
Luxury Estates & Lakefront Homes
$500–$800+ / mo
Lakefront custom estates
$550–$800+
Includes:
Master HOA + lakefront sub-association: dock maintenance rights, lake-frontage common areas, gate staffing, resort amenity access
The Enclave
$500–$750
Includes:
Master HOA + second gated-community HOA: private security layer, interior streets, custom estate common areas
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Lake Las Vegas?
US-93 and I-515 connect Lake Las Vegas to the Las Vegas metro — the airport is about 20 minutes and the Strip 25–28. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data; the eastern foothills location adds 5–8 minutes. Remote workers absorb that easily; daily Strip commuters weigh it carefully.
Drive Times from Lake Las Vegas
- 8 minLake Mead National Recreation AreaLake Mead Pkwy east
- 18 minHenderson downtown (Water Street)US-93 / I-515 west
- 20 minHarry Reid Intl AirportUS-93 / I-515
- 25-28 minLas Vegas StripI-515 / I-15 north
- 28-32 minDowntown Las VegasI-515 north
- 20 minGreen Valley (Galleria)US-93 / I-215 west
- 35-40 minSummerlinI-515 / I-215 west
- 18 minBoulder CityUS-93 south
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Lake Las Vegas home?
Most Lake Las Vegas purchases close in 35–50 days — Nevada closes through escrow companies, not attorneys. Cash deals can close in 10–14 days. Jumbo-financed buyers should add a week for appraisal scheduling, and each sub-association involved requires HOA resale-package delivery, adding a few business days. Build resort-document complexity into your contingency timeline.
Quick Answer
What down payment do you need to buy at Lake Las Vegas?
Most Lake Las Vegas buyers put down 10–25%. Conventional financing works across much of the $500K–$800K range with 10–20% down; above the 2026 conforming limit of $806,500, jumbo financing applies — plan on 15–25% down and stronger reserve requirements. VA loans allow 0% for eligible veterans on any conforming-limit purchase. On a $1.5M lakefront estate, plan $225,000–$375,000 at closing plus reserves and closing costs. Attached Montelago villas starting near $500K may qualify for FHA if the sub-association passes FHA eligibility review — verify with your lender.
The Lake at Las Vegas FAQ — 18 Answers
What Do The Lake at Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price at Lake Las Vegas?
Across the Lake Las Vegas ZIP area (89011) the median list price is $539,970 per Las Vegas REALTORS, with a $497,500 closed median over the past hundred days. Inside the guard-gated plan, pricing runs $500K for attached villas and townhomes up to $2M+ for custom lakefront estates and resort-view custom homes. Entry-level access exists; the ceiling is genuinely high. Verify current active inventory before budgeting.
Is Lake Las Vegas a good place to live?
Yes — for buyers who want a true resort lifestyle without leaving Henderson. The 320-acre private lake, Westin hotel, waterfront dining, and two championship golf courses are literally next door. The trade-offs are real: HOA dues run $200–$800 monthly, the community sits 25 minutes from the Strip, and Henderson city services rather than a resort staff handle day-to-day maintenance. Families with school-age children should verify CCSD zoning before committing.
Is Lake Las Vegas guard-gated?
Yes. Lake Las Vegas is a fully guard-gated resort community with controlled access points and 24-hour security. That means every visit from contractors, delivery drivers, and guests requires gate clearance — a practical consideration for buyers used to open-access neighborhoods. Most owners find the security layer and resulting street quiet worth the extra coordination, particularly for the lakefront and golf-view homes that attract high-value personal-property concerns.
What are HOA fees at Lake Las Vegas?
HOA dues at Lake Las Vegas run $200–$800 monthly depending on the specific neighborhood and property type. Townhomes and attached villas sit toward the lower end of that range; large lakefront custom homes with resort-tier amenity access and private dock rights sit at the top. Dues typically cover guard-gated security, common-area maintenance, the lake district amenities, and in some sub-associations exterior building insurance. Pull the resale package during escrow — dues, reserves, and any pending assessments.
What is the average days on market at Lake Las Vegas?
Homes in the Lake Las Vegas ZIP area (89011) took a median of 29 days from list to accepted offer over the past hundred days, per Las Vegas REALTORS data — moderately longer than Henderson's citywide pace. The slower pace reflects a niche buyer pool for a resort-lifestyle, guard-gated, waterfront community: the right buyer exists, but there are fewer of them. Correct pricing is the critical variable; overpriced lakefront homes sit for months, while accurately priced ones trade quickly.
What are property taxes like at Lake Las Vegas?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of a home's value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $500,000 purchase, plan around $3,000 per year; on a $1.5M lakefront estate, roughly $9,000. Long-held Lake Las Vegas homes often carry abated tax bills — verify the post-sale reset with the Assessor before budgeting. Nevada's zero state income tax compounds the advantage for high-income relocators.
What amenities does Lake Las Vegas offer?
The 320-acre private lake is the headline: kayaking, paddleboarding, and electric boat rentals from the Village marina, with the Westin Lake Las Vegas Resort anchoring the waterfront. Two championship golf courses — Reflection Bay (re-opened) and a second resort course — serve residents and hotel guests. The Village at Lake Las Vegas is a Mediterranean-inspired retail and dining corridor with restaurants, coffee shops, and boutiques. Walking trails ring the lake, and Henderson city parks extend the recreation network east.
Who are the main builders at Lake Las Vegas?
Lake Las Vegas was developed by Lake Las Vegas Resort and Raintree Investment Corp beginning in 2000 with an ambitious master plan. Active builders across the community's phases included Toll Brothers for luxury custom and semi-custom homes, and other production and custom builders at various price points. Today the market is almost entirely resale — the plan is largely built out, with occasional custom lots and estate rebuilds trading. Verify builder origin and warranty status on any resale before closing.
How far is Lake Las Vegas from the Las Vegas Strip?
About 17 miles — plan roughly 25–30 minutes via I-515 and US-93 to the Strip, depending on traffic. Harry Reid International Airport runs about 20 minutes via the same corridor. Lake Las Vegas sits in the eastern Henderson foothills near Lake Mead National Recreation Area, which makes it farther from the urban core than most Henderson master plans. Buyers who commute Strip-adjacent daily should factor that drive into the lifestyle math.
What schools serve Lake Las Vegas?
Lake Las Vegas falls within the Clark County School District. Zoned campuses typically include Elise L. Wolff Elementary (9/10 GreatSchools), Del E. Webb Middle School, and Liberty High School — though zone assignments shift and should be verified by address before any offer. Doral Academy, Coral Academy of Science, and other Henderson-area charters add options within a reasonable drive. The Henderson International School private tier is accessible from the community.
Is Lake Las Vegas a good investment?
It depends on the buyer's hold horizon and price discipline. The guard-gated resort setting, 320-acre private lake, and golf-course frontage create genuine scarcity that supports values — there is no other community like it in the Las Vegas metro. The trade-offs: high HOA dues compress net yield for rental investors, the buyer pool for a $1M+ lakefront home is narrower than for a $500K Henderson suburb, and DOM runs longer than the Henderson average. For a primary residence with a 7+ year horizon, the lifestyle assets have historically outperformed expectations.
What is the rental market like at Lake Las Vegas?
The long-term rental market at Lake Las Vegas is thinner than in Henderson's suburban master plans — the combination of high HOA dues and resort pricing means entry-level rental investors face compression on yields. Single-family homes with lake or golf views rent for approximately $3,500–$6,000+ monthly and attached villas from $2,500–$3,500, per Las Vegas REALTORS rental tracking. Short-term nightly rentals are regulated by Henderson city ordinance — verify the current rules before underwriting any vacation-rental income strategy.
What is the cost of living at Lake Las Vegas?
The ZIP-area median list price near $539,970 is in line with Henderson's citywide $548K figure, but plan-level pricing starts at $500K and runs to $2M+. HOA dues of $200–$800 monthly are the largest carrying-cost differential versus other Henderson communities. Nevada's zero state income tax and roughly 0.5–0.7% effective property-tax rate per the Clark County Assessor keep other ownership costs low, and the resort amenities replace club memberships that would cost thousands elsewhere. Day-to-day retail runs to Henderson shopping centers 15–20 minutes west.
Is Lake Las Vegas safe?
Yes. The guard-gated perimeter, 24-hour security staffing, and controlled access points add an explicit layer beyond Henderson's already-strong public-safety baseline. Henderson Police Department provides primary law-enforcement coverage, and Henderson regularly ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Inside the resort community, the residential streets are quiet, owner-occupied, and monitored — the practical security picture is among the best in the valley.
What should I know before buying at Lake Las Vegas?
Four things move real money here. First, HOA due diligence: $200–$800 monthly dues vary by sub-association, and any pending special assessment for lake infrastructure or common-area renovations can materially affect carrying costs. Second, resale liquidity: the luxury resort buyer pool is smaller, so DOM is longer — price correctly or wait. Third, tax reset: long-held homes re-set to current assessed value after sale. Fourth, commute reality: the eastern Henderson location adds 10 minutes versus central Henderson for Strip-adjacent commuters. Match lifestyle to budget before you offer.
What down payment do you need to buy at Lake Las Vegas?
Most Lake Las Vegas buyers put down 10–25%. Conventional financing works across much of the $500K–$1M range with 10–20% down; VA loans allow 0% for eligible veterans across any conforming-limit purchase. Above $806,500 (the 2026 conforming limit), jumbo financing applies — plan on 15–25% down and stronger reserve requirements. On a $1M lakefront estate, that means $150,000–$250,000 at closing plus reserves. Attached villas starting near $500K are accessible with FHA if association eligibility is confirmed.
How long does it take to close on a Lake Las Vegas home?
Most Lake Las Vegas purchases close in 35–50 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10–14 days. Financed buyers on jumbo loans should add a week for appraisal scheduling and underwriting; the guard-gated community requires HOA resale-package delivery for every sub-association involved, which adds a few business days. Factor resort-document complexity into your contingency timeline.
Can you swim in the Lake Las Vegas lake?
The 320-acre Lake Las Vegas is a private recreational lake — kayaking, paddleboarding, electric boat rentals, and fishing are the primary water activities. Open swimming in the main lake body is generally not permitted as a free-swim area; residents access the water through organized recreational activities and the Village marina. Specific rules are set by the Lake Las Vegas HOA and resort management — confirm current water-use policies with the association before purchase if lake swimming is a priority.
Updated June 2026
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Lake Las Vegas?
These are the eight questions Lake Las Vegas buyers most often type into Google and AI assistants — answered with specific, verifiable facts: community records and city services from the City of Henderson, current prices from Las Vegas REALTORS MLS data, and school ratings from GreatSchools. Every figure is sourced and checkable.
Is Lake Las Vegas part of Las Vegas or Henderson?
Henderson. Lake Las Vegas is a master-planned resort community inside the City of Henderson, with Henderson police, fire, and city services. Mailing addresses say Henderson, NV 89011. The "Lake Las Vegas" brand refers to the resort development — not a separate municipality.
What ZIP code is Lake Las Vegas?
ZIP 89011. That ZIP covers the full Lake Las Vegas resort community and the broader East Henderson corridor, so area statistics reflect a wider geography than the resort gates alone. Plan-level pricing inside the community starts at $500K.
Is the Lake Las Vegas lake open to the public?
The 320-acre lake is private — it's a resort amenity for Lake Las Vegas residents and Westin hotel guests. Access is through the guard-gated community. The Village at Lake Las Vegas waterfront is semi-public through its restaurants and shops, but the lake surface itself is not a public recreation area.
What happened to Lake Las Vegas?
The original developer, Transcontinental Properties, filed for bankruptcy in 2008 during the housing crisis. Raintree Investment Corp acquired the resort in 2012 and has since revitalized the community — re-opening Reflection Bay Golf Club, expanding the Village at Lake Las Vegas retail, and attracting the Westin hotel flag. Today the community is active and the market healthy, with 264 ZIP-area closings in the past 100 days.
Can you boat on Lake Las Vegas?
Yes — the 320-acre lake supports kayaking, paddleboarding, and electric boat rentals through the Village marina. Private motorized watercraft are generally restricted on the lake body for safety and environmental reasons. Residents with lakefront properties may have dock access per their specific HOA agreement. For full-size motorboat access, Lake Mead is eight minutes east.
Is Lake Las Vegas walkable?
Within the resort, yes — the Village waterfront, lakeside trails, and golf cart paths create genuinely walkable daily routes for residents near the village core. Beyond the gates, Henderson's eastern foothills are car-dependent. Lake Las Vegas's walkability is resort-internal, not urban-transit walkability.
How far is Lake Las Vegas from downtown Henderson?
About 18 minutes via US-93 and I-515 to Water Street in downtown Henderson, and roughly 20 minutes to Harry Reid International Airport. The eastern foothills location adds 5–8 minutes versus central Henderson master plans for most Strip-corridor commutes.
Is Lake Las Vegas a good investment?
For the right buyer profile: yes. The guard-gated resort with a 320-acre private lake represents genuine, irreplaceable scarcity in the Las Vegas metro — no new lake can be built. Values weathered the 2008 developer bankruptcy and have recovered strongly since Raintree's 2012 acquisition. Long-run appreciation is supported by finite waterfront supply and growing relocator demand. Rental yield compression from high HOA dues makes it better as a primary residence or appreciation hold than a cash-flow investment.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, Nevada's largest agent team, and 9,061+ verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers in Henderson's luxury guard-gated communities, lakefront estates, and resort-tier properties — the expertise that ranks the team #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Lake Las Vegas Real Estate Expert?
6,225+ transactions. $4.1B+ in volume since 2009. In a guard-gated resort community where HOA sub-association layers, lakefront appraisals, and jumbo loan logistics all matter, knowing the blocks is the whole game. Call (702) 637-1759 or tell us what you're looking for and we'll find your Lake Las Vegas home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Lake Las Vegas?
Compare Lake Las Vegas with neighboring Henderson master plans and nearby communities. Each card pairs the commute time with price positioning, so you can judge whether trading the resort lake lifestyle for a more urban Henderson location or a larger luxury community actually buys you more home for the money.
A–Z INDEX
Which Lake Las Vegas Neighborhoods Can You Explore A–Z?
Lake Las Vegas is organized around its 320-acre private lake with distinct resort sub-neighborhoods at different price points. Dedicated neighborhood pages are rolling out — entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA documents, and school zoning for any address on request.
E
- East Henderson area
L
- Lakefront Custom Estates
- Lake Las Vegas Marina & Village waterfront
- Lake Las Vegas (community hub)
M
- Montelago Village Villas
R
- Reflection Bay Golf Course homes
S
- SouthShore
T
- The Enclave
W
- Westin Resort corridor
KEEP LEARNING
What Else Should You Read About Lake Las Vegas?
These guides extend the research most Lake Las Vegas buyers do next — understanding the broader Henderson market, comparing luxury communities, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Lake Las Vegas Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89011 is broader than the Lake Las Vegas resort gates — area statistics are labeled as such, and per-neighborhood figures are modeled estimates. Follow any link to verify a figure.
- 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
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Lake Las Vegas is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental ordinance. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Lake Las Vegas properties. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — significant for high-value Lake Las Vegas estates. leg.state.nv.us
- Nevada Department of Taxation — Zero state income tax confirmation and related Nevada tax rules. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons supporting the safety section. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas–Henderson–Paradise MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Elise L. Wolff Elementary and area schools serving Lake Las Vegas. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for Lake Las Vegas area campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. freddiemac.com/pmms
- Clark County School District (CCSD) — District school boundary data and enrollment figures for Henderson east zone schools. ccsd.net
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).
Last refresh: June 2026 · Next scheduled refresh: July 2026