Bella Di Lago Homes For Sale

KEY TAKEAWAYS

What Should You Know About Bella Di Lago at a Glance?

Bella Di Lago is a condo and townhome village inside Lake Las Vegas — a 3,592-acre resort master plan around a 320-acre private lake in Henderson. ZIP 89011 shows a $539,900 median list and a 40-day pace per City of Henderson, with Las Vegas REALTORS services at every address.

• The resort setting: Bella Di Lago sits inside the 3,592-acre Lake Las Vegas master plan, built around a 320-acre private lake with resort amenities no suburban Henderson condo community can match.
• The price ladder: $500K-$850K for condos and townhomes inside Bella Di Lago — layered HOA dues of $150-$350/month cover resort amenity access plus village maintenance.
• Amenity access: Reflection Bay Golf Club (Jack Nicklaus design), MonteLago Village waterfront dining and shops, lake boating and kayaking, pools, fitness, and a marina — all shared master-plan assets.
• Market pace: 687 active listings in the ZIP 89011 corridor at a 40-day median DOM — a measured resort market; pricing strategy matters more here than in faster-moving suburban plans.
• Henderson backbone: Henderson Police Department coverage, Henderson city services, and 20-minute airport access ensure practical infrastructure behind the resort lifestyle.

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

PRICE DISTRIBUTION

How Many Homes Sell in Each Price Range Near Bella Di Lago?

The ZIP 89011 corridor median list price sits at $539,900 per Las Vegas REALTORS June 2026 MLS data. Bella Di Lago's condo and townhome stock spans $500K-$850K. The bands below show our modeled split of the area's 687 active listings across the resort corridor.

Counts are Nevada Real Estate Group-modeled allocations of the 687 active ZIP-area listings (89011), consistent with the $539,900 median · June 2026 · Links open the Henderson MLS search pre-filtered by price.

SAFETY & CRIME

Is Bella Di Lago Safe?

• Top 10Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
• Own PDHenderson Police Department coverageCity of Henderson — not LVMPD
• ResortAccess-controlled resort environment with security presenceLake Las Vegas community standards
• BelowViolent crime vs national average, citywideFBI Uniform Crime Reporting

Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Bella Di Lago Score for Livability?

Bella Di Lago earns high marks for resort amenities, outdoor recreation, and unique lifestyle value, with honest trade-offs on HOA cost, condo-format living, and a slower resale pace. Below is our category-by-category report card — the same six factors our agents walk through with every resort-village buyer.

• A

  Grade A: Resort Amenities

  320-acre private lake, Jack Nicklaus Reflection Bay golf, MonteLago Village dining and shops, pools, fitness, marina, and spa — a resort amenity package with no suburban Henderson parallel.

• B+

  Grade B+: Safety

  Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Resort-access roads add a natural deterrent layer.

• B

  Grade B: Schools

  Elise L. Wolff Elementary (8/10 GreatSchools) and Doral Academy Fire Mesa (8/10 charter) serve the ZIP 89011 area; Coronado High is the main public high-school option at 7/10. Strong private options nearby.

• B

  Grade B: Cost of Living

  The $539,900 ZIP-area median competes well against resort-comparable markets. HOA dues of $150-$350/month are the honest offset; Nevada's zero state income tax and 0.5-0.7% property tax rate moderate the total cost picture.

• A

  Grade A: Outdoor Access

  320-acre private lake for water sports, Reflection Bay golf, Lake Mead National Recreation Area 30 minutes out, and desert mountain trails surrounding the resort — outdoor access is Bella Di Lago's headline advantage.

• B+

  Grade B+: Commute

  20 minutes to the airport, 25 to the Strip, 15 to downtown Henderson via Lake Mead Parkway. The east-of-Henderson location is scenic and practical — not the valley's most central, but not remote either.

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.

POPULATION & GROWTH

How Fast Is the Lake Las Vegas Area Growing?

Lake Las Vegas is an essentially built-out resort community while its parent city, Henderson, grows 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 corridor's finite condo and townhome inventory.

Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Bella Di Lago or Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Bella Di Lago Score for Livability?

Bella Di Lago earns strong marks for resort amenities and outdoor access — a 320-acre private lake, Reflection Bay golf, and MonteLago Village are hard to match. Honest trade-offs: higher HOA dues than suburban Henderson condos and a slower 40-day market pace. Six categories are benchmarked below against Census, FBI, and GreatSchools data.

• 85A-

  Overall Livability

• 72B

  Schools (zoned)

• 88A-

  Safety

• 70B-

  Cost of Living

• 92A

  Amenities

• 94A

  Outdoor / Recreation

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

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 the Lake Las Vegas ZIP corridor (89011) from Las Vegas REALTORS. ZIP 89011 covers all Lake Las Vegas villages plus nearby east-Henderson addresses — broader than Bella Di Lago alone. Monthly chart points anchor to the 100-day medians; read the trend, not individual-month swings.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Bella Di Lago Market Right Now?

The Lake Las Vegas ZIP corridor (89011) is a measured resort market — 40-day median DOM per Las Vegas REALTORS, on 687 active listings. Resort condos priced accurately for condition and amenity access attract serious buyers; overpriced units sit noticeably longer than in suburban Henderson. Multiple-offer situations are rare; patient, accurate pricing is the norm.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP-area scope (89011) — broader than Bella Di Lago alone; includes all Lake Las Vegas villages and Henderson east-side addresses.

Village Comparison

How Does Bella Di Lago Compare to Other Lake Las Vegas Villages?

A like-for-like comparison of Bella Di Lago against sister villages and neighboring Henderson communities — indicative price, product type, HOA tier, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the ZIP 89011 market; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-village medians are our modeled estimates from active-listing review. Listing counts updated daily via live IDX feed.

Village Deep Dive

What's Inside the Lake Las Vegas Villages Near Bella Di Lago?

BY ZIP CODE

What Does the Market Look Like Across ZIP 89011?

Bella Di Lago sits within ZIP 89011, which covers the entire Lake Las Vegas resort corridor plus surrounding east-Henderson residential areas. The MLS reports at ZIP level, so the single-row table below represents the full corridor rather than Bella Di Lago alone. Plan-specific figures — $500K-$850K price range, $150-$350/month HOA — are drawn from community records rather than ZIP statistics.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The 89011 ZIP includes all Lake Las Vegas resort villages and adjacent east-Henderson residential development. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY BELLA DI LAGO

Why Does Bella Di Lago Stand Apart From Its Peers?

Bella Di Lago occupies a position no standard Henderson condo community can claim: a village inside a 3,592-acre resort master plan, with a 320-acre private lake, championship golf, and waterfront dining. Each of the five advantages below ties to a verifiable source — Nevada Revised Statutes, FBI data, Census figures, or City of Henderson records.

1. 1

   The only private lake in the Las Vegas Valley

   A 320-acre private lake for boating, kayaking, and paddleboarding — a resort amenity no suburban condo community in Henderson can replicate.

   Lake Las Vegas community records
2. 2

   Jack Nicklaus championship golf

   Reflection Bay Golf Club, designed by Jack Nicklaus, offers resort-quality 18-hole golf with lake and mountain views minutes from every Bella Di Lago address.

   Reflection Bay Golf Club
3. 3

   Zero Nevada state income tax

   Nevada levies no personal income tax — a five-figure annual saving versus California that funds most relocations and strengthens the ownership equation.

   Nevada Department of Taxation
4. 4

   Property tax capped at 3% annually

   Annual increases on a primary residence are capped by statute, keeping carrying costs predictable on a $500K-$850K resort condo.

   Nevada Revised Statutes 361.471
5. 5

   Henderson safety and city services

   Henderson Police Department coverage, city fire, and a city that regularly ranks among the safest large U.S. cities back every Lake Las Vegas address.

   FBI Uniform Crime Reporting / City of Henderson

WHY BUY IN BELLA DI LAGO

What Are the Top 10 Reasons to Buy in Bella Di Lago?

Bella Di Lago's case rests on resort amenity access, Nevada's favorable tax structure, and a built-out master plan with limited supply. Property taxes are capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, the state levies zero income tax, and no suburban Henderson condo can offer a 320-acre private lake. Ten sourced reasons follow.

1. 1

   A 320-acre private lake

   Boating, kayaking, paddleboarding — resort water recreation most Las Vegas residents drive to Lake Mead for is out the front door.

   Lake Las Vegas community records

2. 2

   Reflection Bay Golf Club

   Jack Nicklaus-designed championship 18-hole course with lake and mountain views, open to Lake Las Vegas residents.

   Reflection Bay Golf Club

3. 3

   MonteLago Village

   Waterfront restaurants, boutique shops, and resort services in a European-inspired village steps from Bella Di Lago.

   Lake Las Vegas community records

4. 4

   Zero state income tax

   Nevada levies no personal income tax — a meaningful annual saving for any household relocating from California.

   Nevada Department of Taxation

5. 5

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs in a volatile market.

   NRS 361.471

6. 6

   Resort lifestyle, suburban convenience

   20 minutes to the airport, 15 to downtown Henderson — resort seclusion without sacrificing practical access.

   Community records

7. 7

   Henderson safety and services

   Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR comparisons.

   FBI Uniform Crime Reporting

8. 8

   Low-maintenance condo ownership

   Exterior maintenance, building insurance, and common areas managed by the sub-association — ideal for second-home or lock-and-leave buyers.

   Community records

9. 9

   Rental income potential

   Resort setting, private lake, and Las Vegas proximity support rental demand that standard Henderson condos cannot match.

   Nevada Real Estate Group market analysis

10. 10

    Built-out resort scarcity

    No new Lake Las Vegas resort villages are under construction — fixed supply means every new demand driver benefits current owners.

    U.S. Census / City of Henderson

THIS WEEKEND'S OPEN HOUSES

Can You Tour Bella Di Lago Homes This Weekend?

Open houses in the Lake Las Vegas resort corridor happen most weekends — with 687 active listings across ZIP 89011, there is nearly always something to tour. Well-priced units attract serious buyers quickly despite the 40-day median DOM. Call (702) 637-1759 and we'll build your weekend tour route through Bella Di Lago.

RELOCATION TIMELINE

How to Relocate to Bella Di Lago in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Bella Di Lago 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.

1. 01

   Define your resort lifestyle and budget

   Decide which Bella Di Lago unit type fits: two-bedroom condo, three-bedroom townhome, lake-view or golf-view orientation. Set a budget against the $500K-$850K range, factoring combined HOA dues of $150-$350/month into your total monthly housing cost.

2. 02

   Get pre-approved — condo-aware

   Condo financing has an extra step: lenders check HOA financial health, reserve ratios, and whether the sub-association is FHA or VA approved. Get a full underwriting before touring so you know exactly what you can close on.

3. 03

   Hire a Lake Las Vegas specialist

   Sub-association rules, rental policies, and HOA certification status vary by village and building within Bella Di Lago. Work with an agent who knows which units carry which dues, which sub-associations allow short-term rentals, and how to read the resale package.

4. 04

   Tour in person or virtually

   A Lake Las Vegas resort tour is best done in person — the lake, the golf course, and MonteLago Village don't translate to photos. Virtual tours work for international and out-of-state buyers who need a first look before flying in.

5. 05

   Write and negotiate the offer

   The 40-day median DOM gives you more time to be deliberate than suburban Henderson. Well-conditioned, lake-view units still attract competing interest; dated interiors or high HOA-burden units give buyers more leverage. Your agent's read on the specific building sets the strategy.

6. 06

   Inspection, HOA docs & appraisal

   Order a condo inspection and request the full resale package: master-association financials, sub-association dues, reserves, pending assessments, CC&Rs, and rental policy. Condo appraisals take slightly longer when comps are limited to resort-village units.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance. HOA resale-package delivery adds 5-10 business days; build that into any offer timeline and confirm the sub-association's document turnaround upfront.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Henderson city services), activate any resort-amenity access cards or marina memberships through the HOA, then handle the Nevada DMV — license within 30 days of residency, registration within 60.

ECONOMY & JOBS

What Drives the Economy Near Bella Di Lago?

Lake Las Vegas runs on resort hospitality, healthcare, and the broader Henderson-Las Vegas employment base. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong. Henderson incomes run about 20% above the Clark County median, and the resort corridor adds hospitality employment on top of suburban Henderson's healthcare and retail base.

Top Employers Near Bella Di Lago

• Reflection Bay Golf ClubJack Nicklaus-designed resort course employing golf operations, food and beverage, and hospitality staff within the Lake Las Vegas plan
• MonteLago Village hospitality and retailWaterfront restaurants, boutique shops, and resort-service businesses within the Lake Las Vegas village center
• Lake Las Vegas resort managementMaster-association property management, lake operations, marina staff, and resort-event coordination
• St. Rose Dominican Hospital (Henderson)Henderson's healthcare anchor — one of the valley's largest medical employers, about 20 minutes west of Lake Las Vegas
• City of HendersonMunicipal campus and city services; Henderson is Clark County's second-largest employer base after the gaming corridor
• Las Vegas Strip casino-resort corridorAbout 25 minutes west via I-515/US-95 — the valley's largest employment concentration for hospitality, finance, and professional services

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

COMMUNITY COMPARISON

How Does Bella Di Lago Compare to Henderson, Las Vegas & Summerlin?

Weighing Bella Di Lago against the valley's other established addresses? This side-by-side covers the metrics buyers ask about most, updated June 2026. Bella Di Lago leads on resort amenities and outdoor recreation; Henderson on schools and value; Summerlin on trail depth and newer stock. Sources: LVR, U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Bella Di Lago income and crime figures are Henderson citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Bella Di Lago?

Lake Mead Parkway connects Bella Di Lago to Henderson proper in about 15 minutes and to I-515 in 20. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind — and from Lake Las Vegas, the scenic drive through the desert hills adds context that most suburban commutes lack.

Drive Times from Bella Di Lago

• 15 minHenderson downtown (Water St)Lake Mead Pkwy west
• 20 minHarry Reid Intl AirportI-215/I-515 west
• 15 minHenderson grocery corridorLake Mead Pkwy west
• 25 minSt. Rose Dominican HospitalLake Mead Pkwy / I-215
• 25 minLas Vegas StripI-515/US-95 west
• 30 minDowntown Las VegasI-515 north
• 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
• 20 minBoulder CityUS-93 south

Transportation Options

• Driving

  The default and the practical reality: Lake Las Vegas is accessible by one primary route (Lake Mead Parkway), which keeps the approach scenic and the drive time to Henderson and the airport predictable — typically 15-25 minutes in either direction.

• RTC Transit

  Limited service to the Lake Las Vegas area — plan a car-first lifestyle. Public transit serves Henderson proper well; the resort corridor itself is fundamentally auto-dependent.

• Cycling & Resort Paths

  Within Lake Las Vegas, a network of resort paths connects Bella Di Lago to MonteLago Village, the marina, and Reflection Bay — practical for daily resort use. Cycling off the resort toward Henderson uses Lake Mead Parkway, which carries traffic.

• Rideshare

  Available and practical for airport runs and Strip evenings — expect a 20-minute airport trip at $25-$35. Rideshare from the resort area is reliable; surge pricing can apply during major events at the Strip properties.

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

Quick Answer

What down payment do you need to buy in Bella Di Lago?

Most Bella Di Lago buyers put down 10-20%. Conventional condo financing requires a minimum 5-10% depending on HOA certification; FHA needs 3.5% but requires sub-association FHA approval — verify before assuming. VA loans allow 0% for eligible veterans if the association is VA-approved. On a $675K midpoint, plan $67,500 (10%) to $135,000 (20%). Entry condos near $500K need as little as $50,000 down on a conventional loan.

PEOPLE ALSO ASK

What Else Do People Ask About Bella Di Lago?

These are the eight queries Bella Di Lago and Lake Las Vegas buyers type into search engines most — answered with specifics drawn from City of Henderson records, Las Vegas REALTORS prices, and Lake Las Vegas community data, so every answer is verifiable before you make an offer.

WHY NEVADA REAL ESTATE GROUP

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

Direct knowledge of every Lake Las Vegas sub-association, the valley'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 handled the HOA certification and rental-policy due diligence that makes or breaks a Lake Las Vegas purchase — ranking the team #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Bella Di Lago?

Compare Bella Di Lago with neighboring Lake Las Vegas villages and broader Henderson master plans. Each card pairs the drive time with price positioning and lifestyle differentiation so you can judge whether the resort premium buys you the right lifestyle versus other Henderson options.

A-Z INDEX

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

Several named villages fill the 3,592-acre Lake Las Vegas 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 rental policies for any village on request.

Sources & Methodology

Where Does This Bella Di Lago Data Come From?

Every statistic on this page comes from a primary or government dataset, refreshed monthly. ZIP 89011 is broader than Bella Di Lago alone — it covers all Lake Las Vegas villages and nearby east-Henderson development. ZIP-area figures are labeled as such; plan-specific data ($500K-$850K price range, $150-$350/mo HOA) comes from community records. Follow any link to verify.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active-listing counts for the Lake Las Vegas ZIP corridor (89011). lasvegasrealtors.com
2. U.S. Census Bureau — Henderson city population, income, age, and housing data (Bella Di Lago and Lake Las Vegas are not separately tabulated). census.gov/quickfacts
3. City of Henderson — Parks, city services, police and fire coverage, and vacation-rental ordinance for Henderson addresses including Lake Las Vegas. cityofhenderson.com
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Henderson properties. 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 and national comparisons used in the safety section. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data used in the economy section. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson campuses serving ZIP 89011. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check school ratings for CCSD campuses near Lake Las Vegas. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
11. Nevada Department of Taxation — Nevada zero state income tax reference used in relocation and cost-of-living comparisons. 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).

Last refresh: June 2026 · Next scheduled refresh: July 2026