California Relocators
- Zero Nevada state income tax vs up to 13.3% in California
- Resort lifestyle at half the coastal price point
- No commute penalty — 20 min to airport for frequent flyers
- Drive the commute at peak hour before committing
Lake Las Vegas, Henderson
Bella Fiore at Lake Las Vegas Homes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search Bella Fiore single-family homes — $600K–$1.1M resort living on Henderson's private lake — with live MLS data.
PRICE RANGE (BELLA FIORE VILLAGE)
$600K–$1.1M
Community records / Nevada Real Estate Group
MEDIAN LIST PRICE (ZIP AREA 89011)
$534K
LVR / GLVAR via Repliers, as of September 13, 2026
LAKE LAS VEGAS ESTABLISHED
2000s
Lake Las Vegas resort community records
DAYS ON MARKET (ZIP AREA)
37
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Bella Fiore at Lake Las Vegas at a Glance?
Bella Fiore is a single-family village inside Lake Las Vegas — Henderson's 3,592-acre Mediterranean resort centered on a 320-acre private lake — priced $600K–$1.1M. ZIP 89011 shows a $533,500 median list and 40-day pace per City of Henderson; Las Vegas REALTORS provides city services. The takeaways below unpack the valley's most distinctive resort address.
- The setting: inside Lake Las Vegas — a 3,592-acre resort community built around a 320-acre private lake in the desert hills east of Henderson, with Mediterranean-inspired architecture throughout.
- The price ladder: $600K–$1.1M single-family homes, with premiums for direct waterfront access, elevated views, or upgraded finishes. ZIP-area median list is $533,500 across all property types.
- The amenities: boating and paddleboarding on the private lake, Jack Nicklaus-designed Reflection Bay Golf Club, and MonteLago Village waterfront dining and boutique shopping — all resident-accessible.
- The HOA structure: layered dues combining the Lake Las Vegas master association and a Bella Fiore sub-association, typically $120–$300/mo total. Request the full resale package early in escrow.
- The commute: 25 minutes to the Strip, 20 minutes to Harry Reid International Airport, 15 minutes to downtown Henderson — resort seclusion with city-level access.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Bella Fiore Homes for Sale?
The ZIP 89011 area — covering Lake Las Vegas and surrounding Henderson east-side corridors — carried 687 active listings in September 2026 according to Las Vegas REALTORS MLS data. Bella Fiore single-family homes range from $600K to $1.1M, with the newest listings below refreshed daily. Every active home in the 89011 area is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Homes Sell in Each Price Range Across the Lake Las Vegas ZIP Area?
Median list price across ZIP 89011 sits at $533,500 per Las Vegas REALTORS September 2026 MLS data, but Bella Fiore single-family homes specifically start at $600K and reach $1.1M. The bands below show the modeled split of the ZIP area's 687 active listings across all property types.
Browse Bella Fiore and Lake Las Vegas Listings
How Can You Find a Lake Las Vegas Home by Type, Lifestyle & Price?
The ZIP 89011 area's 687 active listings span Bella Fiore single-family homes, lakefront condos, golf-view townhomes, and entry-level resort options — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89011.
Which Lake Las Vegas Villages Should You Explore?
Lake Las Vegas contains multiple neighborhoods with distinct characters and price points. The cards below help you compare before committing to a specific village — each links to the most relevant search or hub so you can see current inventory and lifestyle fit.
Single-Family · $600K–$1.1M · Resort
Bella Fiore at Lake Las Vegas
Condos/Townhomes · $500K–$850KBella Di Lago at Lake Las Vegas
Condos/Townhomes · $700K–$1.3MBellano at Lake Las Vegas
Single-Family · $550K–$950KBellissima at Lake Las Vegas
Guard-Gated Luxury · $1M+MacDonald Highlands
Established · Families · $300K+Henderson (citywide)
Master-Planned · Parks · $400K+Anthem
Small Town · Near Hoover DamBoulder City
By Property Type
By Price Range
Updated daily · 708 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Bella Fiore Listings First?
Custom alerts by neighborhood, lake proximity, price, and beds — no spam, unsubscribe anytime. Lake Las Vegas homes in strong positions — waterfront access, upgraded finishes, golf views — trade within the first few weeks of listing per Las Vegas REALTORS pace data. Alert subscribers see them within hours of hitting the MLS.
- 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
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School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Bella Fiore at Lake Las Vegas?
The Answer
Bella Fiore delivers Henderson's most distinctive resort lifestyle: single-family homes inside Lake Las Vegas's 3,592-acre Mediterranean-inspired resort, with a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village waterfront dining. City of Henderson services cover the broader Henderson area, and Nevada's zero state income tax keeps relocation budgets honest.
What is Bella Fiore known for?
Bella Fiore is known as the single-family village inside Lake Las Vegas — the only resort community in the Las Vegas Valley built around a large private lake — offering Mediterranean-inspired homes, resort amenities, and a lifestyle distinctly unlike any other Henderson neighborhood.
Who should live in Bella Fiore?
It fits buyers seeking resort lifestyle over suburban convenience: California relocators comparing lake-adjacent living, golf-and-lake enthusiasts, move-up buyers from $600K–$1.1M, and investors interested in resort-community rental income potential.
What is daily life like?
Mornings launch kayaks from the marina or play Reflection Bay Golf Club; afternoons are lunch at MonteLago Village; evenings are quiet desert-hill sunsets. The Strip is 25 minutes — close enough, far enough.
Location
Where Is Bella Fiore at Lake Las Vegas
Bella Fiore sits inside the Lake Las Vegas resort enclave in the desert hills east of Henderson, ZIP 89011. About 25 miles from the Las Vegas Strip. Surrounded by the desert mountains of the Lake Mead corridor.
Downtown Henderson
15
Min
Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Boulder City
20
Min
Bella Fiore at Lake Las Vegas
At a Glance$600K–$1.1M
Village Price Range
$533,500
Median List (ZIP 89011 area)
$500,774
Median Sold (past 100 days)
37
Days on Market (ZIP area)
- Setting
- Resort community, Lake Las Vegas
- Type
- Single-family homes
- Established
- 2000s
- Developer
- Various
- Parent Community
- Lake Las Vegas (3,592 acres)
- Private Lake
- 320-acre lake (boating, kayaking)
- Golf
- Reflection Bay GC (Jack Nicklaus design)
- Retail/Dining
- MonteLago Village (waterfront)
- HOA
- $120–$300/mo (layered)
- Guard-Gated
- No
- Distance to Strip
- ~25 min
- Distance to Airport
- ~20 min
Quick Answer
Is Bella Fiore at Lake Las Vegas a good place to live?
Yes — for buyers who specifically want resort lifestyle over suburban convenience, Bella Fiore is the Las Vegas Valley's most distinctive choice. A 320-acre private lake, Jack Nicklaus golf, and MonteLago Village waterfront dining exist nowhere else in the Henderson market. The honest trade-offs: the 25-minute Strip commute is longer than central Henderson, HOA dues layer two separate assessments, and the specialized buyer pool means homes can sit longer than ZIP-wide averages. Nevada's zero state income tax sweetens every relocation from a high-tax state.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Bella Fiore at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city containing Bella Fiore — the parent city holds 331,857 residents with a median household income of $88,654. Community records indicate the Lake Las Vegas enclave draws a higher-income profile, with median household income above $95,000 and homeownership near 72%.
The Census does not break Bella Fiore or Lake Las Vegas out as separate places, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the resort community, our closing data shows a blend of California relocators drawn by the tax savings and resort lifestyle, golf enthusiasts, corporate buyers with heavy travel schedules who value the airport proximity, and investors who lease to the resort's professional tenant pool.
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 (Bella Fiore and Lake Las Vegas are not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Bella Fiore / Lake Las Vegas Area Growing?
Lake Las Vegas itself reached buildout in the 2000s–2010s; 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 resort-community homes that cannot be replicated at scale. The private lake and Jack Nicklaus golf course are permanent — new supply cannot undercut them.
331,857Henderson residents (Census)
3,592Lake Las Vegas resort acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Lake Las Vegas, growth means turnover, not expansion: the resort enclave is built out, every new Henderson resident who wants private-lake living has to buy from existing stock. That is the investment logic of a one-of-a-kind resort plan — no new supply can dilute a 320-acre private lake, and every incremental Las Vegas Valley growth cycle adds to its appeal.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lake Las Vegas or Bella Fiore separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Bella Fiore / 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 Bella Fiore alone, covering the full Lake Las Vegas resort cluster. Monthly points are indicative values anchored to the probed 100-day medians — read the level and pace, not single-month wiggles.
Median Sold Price
$475K–$505K monthly band; $500,774 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~85–130/mo recent pace across the full ZIP 89011 area
vs September 2025
Source: Las Vegas REALTORS
The long view: Bella Fiore at Lake Las Vegas's median sold price rose 149% between 2015 ($195,000) and 2025 ($485,000), across 8,246 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
37
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
708
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
RESORT-COMMUNITY MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How competitive is the Bella Fiore / Lake Las Vegas market right now?
Lake Las Vegas is a measured, specialized market — sold homes across ZIP 89011 averaged a 40-day median over the past hundred days per Las Vegas REALTORS data. The higher DOM versus central Henderson reflects the niche buyer profile: resort-community living draws motivated but selective buyers. Homes in strong positions — lakefront access, golf views, updated finishes — trade faster.
52Measured / Specialized
- 40 daysMedian days on market (sold, 100d)
- 687Active listings (ZIP 89011 area, June 2026)
- $500,774Median sold price (past 100 days)
- $533,500Median list price (ZIP area, June 2026)
Is Bella Fiore Right for You?
Who Should Buy a Home in Bella Fiore at Lake Las Vegas?
Bella Fiore is resort-specific — it rewards buyers who specifically want private-lake living, golf access, and Mediterranean village amenities. Six profiles below match lifestyles to the Lake Las Vegas setting, followed by the honest pros and trade-offs our team walks every client through before they commit to the resort community.
Which Buyer Types Fit Bella Fiore at Lake Las Vegas?
Golf & Lake Enthusiasts
- Reflection Bay Golf Club — Nicklaus design, public access
- 320-acre private lake — boating, kayaking, paddleboarding
- MonteLago Village waterfront dining steps away
- Verify marina access and boat storage rules with HOA
Move-Up Buyers ($600K–$1.1M)
- Single-family detached with yard space inside resort community
- Jumbo financing typically required — get fully underwritten first
- Homes with lake or golf views command top-of-range prices
- Verify sub-association rental rules if investment income is a goal
Frequent Business Travelers
- 20-minute airport run via I-215 — among the best in the metro
- 25 minutes to Strip employment core
- Resort-quality home base for a travel-heavy lifestyle
- Rideshare response times are fast at this price point
Investors & Rental Income Buyers
- Resort location drives premium rental demand
- Short-term rental rules vary by sub-association — verify CC&Rs first
- Long-term corporate leases are the safer underwriting baseline
- Nevada Real Estate Group can advise on realistic Lake Las Vegas rental yields
Downsizers Seeking Resort Living
- Single-story Bella Fiore floor plans available — ask for them specifically
- On-site golf, dining, and walking paths reduce car dependence
- Layered HOA dues cover much of the exterior maintenance burden
- Compare against dedicated 55+ communities if lock-and-leave is the goal
Best Fit For
- California relocators — resort living on a private lake at a fraction of coastal prices, with zero state income tax and a 3% property-tax cap on primary residences.
- Golf and lake enthusiasts — a Jack Nicklaus-designed course and a 320-acre private lake — resident-accessible without additional club membership fees.
- Move-up buyers — $600K–$1.1M single-family homes inside the Las Vegas Valley's only private-lake resort community.
- Business travelers — a resort home base 20 minutes from Harry Reid International Airport and 25 minutes from the Strip.
- Investors — a resort setting with premium long-term rental demand from corporate relocatees and travel professionals (verify short-term rules first).
- Downsizers — resort amenities with reduced maintenance burden from the layered HOA structure.
Ready to explore homes in Bella Fiore at Lake Las Vegas? Nevada Real Estate Group knows every village, HOA tier, and lake-view street inside the resort community.
Start Your Home SearchPros
- The only private-lake resort community in the Las Vegas Valley — 320 acres, boating, kayaking, and paddleboarding
- Jack Nicklaus-designed Reflection Bay Golf Club — public access, steps from every Bella Fiore front door
- MonteLago Village waterfront dining and boutique shopping — a daily-use amenity included in the community
- Henderson city services and safety — a city regularly ranked among America's safest large cities per FBI UCR comparisons
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- 20-minute airport commute — among the best in the metro for frequent business travelers
- Built-out scarcity — no new private lake can be created, protecting the long-run investment thesis
Honest Considerations
- Layered HOA structure — two separate assessments (master + sub-association), reserve adequacy must be verified in escrow
- Short-term rental rules vary by sub-association — never assume rental income without reviewing CC&Rs
- 40-day median DOM — the specialized buyer pool means homes sit longer than central Henderson averages
- 25-minute Strip commute — longer than most central Henderson neighborhoods, a real consideration for daily commuters
- ZIP-area statistics blend Lake Las Vegas with broader east-Henderson corridors — comps demand Lake Las Vegas-specific judgment
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do the Top Lake Las Vegas Villages Compare to Bella Fiore?
A like-for-like comparison of Bella Fiore against the Lake Las Vegas villages buyers most often weigh as alternatives — price, days on market, and lifestyle fit — using ZIP 89011 listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the ZIP-area market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bella Fiore | ~$750,000 | ~$295 | 42 | ~45 | Single-Family · $600K–$1.1M |
| Bella Di Lago | ~$620,000 | ~$280 | 38 | ~35 | Condos/Townhomes · Waterfront |
| Bellano | ~$900,000 | ~$310 | 45 | ~25 | Luxury condos/townhomes · $700K–$1.3M |
| Bellissima | ~$700,000 | ~$285 | 40 | ~30 | Single-Family · $550K–$950K |
| MacDonald Highlands | ~$1,100,000 | ~$380 | 35 | ~65 | Guard-gated luxury · $1M+ |
| Henderson (citywide) | ~$548,000 | ~$270 | 21 | ~2,460 | Families · Value · Schools |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011), not village level — per-village medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What's Inside the Top Lake Las Vegas Villages?
Submarket 1
Bella Fiore
Detached single-family homes inside the Lake Las Vegas resort — yard space, resort amenities, and the most flexible rental policy options among the village tier. The natural choice for buyers who want a house, not a condo, inside the resort.
Browse Bella Fiore homes →~$750KMedian Price
42Days on Market
~45Active Listings
~$295Price / Sq Ft
Submarket 2
Bella Di Lago
Condos and townhomes in the $500K–$850K range with a closer relationship to the waterfront than most single-family villages. Lower maintenance burden than Bella Fiore; shared walls in exchange for tighter lake access.
Browse Bella Di Lago homes →~$620KMedian Price
38Days on Market
~35Active Listings
~$280Price / Sq Ft
Submarket 3
Bellano
The upper-end condo and townhome village at Lake Las Vegas — finishes and views at a premium, with a HOA structure that handles much of the exterior maintenance. For buyers who want resort lock-and-leave living.
Browse Bellano homes →~$900KMedian Price
45Days on Market
~25Active Listings
~$310Price / Sq Ft
Submarket 4
Bellissima
Another single-family village inside Lake Las Vegas in a similar price tier to Bella Fiore, with some variation in lot character and view positioning. Compare both villages side by side — the differences are meaningful.
Browse Bellissima homes →~$700KMedian Price
40Days on Market
~30Active Listings
~$285Price / Sq Ft
Submarket 5
MacDonald Highlands
Henderson's premier guard-gated luxury enclave — DragonRidge Country Club, city and mountain views, and homes from $1M to $10M+. The choice when guard-gating and country-club membership matter more than lake access.
Browse MacDonald Highlands homes →~$1.1MMedian Price
35Days on Market
~65Active Listings
~$380Price / Sq Ft
Submarket 6
Henderson (citywide)
The Henderson citywide market — deeper inventory, faster pace, and median pricing below the Lake Las Vegas tier. The comparison that clarifies how much resort premium Bella Fiore buyers are paying for the private lake and golf.
Browse Henderson (citywide) homes →~$548KMedian Price
21Days on Market
~2,460Active Listings
~$270Price / Sq Ft
Submarket 7
Lake Las Vegas Resort Amenity Core
The amenity engine every Bella Fiore resident uses daily: the 320-acre private lake with marina and watersports, Reflection Bay Golf Club's 18 Nicklaus holes, and MonteLago Village's waterfront dining and boutique shopping. Owning in Bella Fiore puts this within a short walk of every front door.
Browse Lake Las Vegas Resort Amenity Core homes →320Private Lake Acres
18Nicklaus Golf Holes
3,592Resort Community Acres
25 minTo the Strip
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
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 and its surrounding Henderson east-side corridors all report under ZIP 89011 in the MLS — so the table presents this single ZIP in context, broken down by the sub-area corridors within it. The spread reflects the blend: resort-community homes at the upper end, standard Henderson east-side neighborhoods at the lower end.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas resort villages — Bella Fiore · Bella Di Lago · Bellano · Bellissima | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 includes Lake Las Vegas resort villages and surrounding east Henderson corridors — the median blends resort-priced homes with more affordable stock. Bella Fiore single-family homes specifically start at $600K. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes Near Bella Fiore at Lake Las Vegas?
Bella Fiore and the broader Lake Las Vegas community are essentially built out — the resort enclave completed development in the 2000s–2010s, and available homes are overwhelmingly resale. Buyers who want new construction with resort-adjacent pricing typically look at Cadence or eastern Henderson corridors, about 15–20 minutes away. Verify current builder communities and incentives before making any decisions.
Family & Mid-Market
Lennar
High-volume new construction alternative to Lake Las Vegas resale
Move-Up & Luxury
Toll Brothers
Luxury production near the Henderson east side
First-Time & Family
KB Home
Personalized entry-level and family new builds nearby
Family
Richmond American
Value-oriented new construction in east Henderson
Entry & Family
Century Communities
Accessible new builds near the Lake Las Vegas corridor
Outdoor Recreation
What Outdoor Amenities Does Bella Fiore at Lake Las Vegas Offer?
A private lake, Jack Nicklaus golf, and desert mountain access — Bella Fiore's outdoor portfolio is resort-grade rather than suburban. The City of Henderson also maintains Cornerstone Park, a 100-acre regional park about 15 minutes away, and Lake Mead National Recreation Area's massive shoreline begins roughly 30 minutes east.
IN-COMMUNITY
Lake Las Vegas (320-acre private lake)
320 acresBoating · Kayaking · Paddleboarding · MarinaResident access
The centerpiece of the resort — a 320-acre private lake with marina, boat launch, kayak rentals, and shoreline walking paths. The one amenity that makes Lake Las Vegas unlike anywhere else in the Las Vegas Valley.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfPublic / Daily fee
A Jack Nicklaus Signature design wrapping the lake with views across the water and into the desert mountains — widely considered one of the most scenic courses in Nevada.
IN-COMMUNITY
MonteLago Village waterfront path
Village promenadeWalking · Dining · ShoppingFree
The Mediterranean-inspired village promenade along the lake shoreline — morning walks, espresso, waterfront dining, and boutique retail without a car.
IN-COMMUNITY
Lake Las Vegas community trails
Multi-use pathsWalking · Running · CyclingFree
The resort's internal trail and path network threads through the desert hills, connecting neighborhoods to the lake, the golf course, and the village.
15 MIN
Cornerstone Park
100 acresWalking · Bird watching · Fishing pond · PlaygroundFree
Henderson's largest regional park with a fishing pond, bird-watching habitat, multi-use trails, sports fields, and picnic areas — a full-day family destination.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · Camping · SwimmingNPS fee
America's first national recreation area — full-size lake boating, coves, desert hiking, and camping. The Lake Mead Parkway corridor from Henderson is one of the more scenic desert drives in the Southwest.
The Bella Fiore Lifestyle
What Does a Weekend in Bella Fiore at Lake Las Vegas Look Like?
Three everyday moods within a short walk of each other: a morning kayak on the 320-acre private lake, a mid-morning round at Reflection Bay Golf Club, and lunch at a MonteLago Village waterfront restaurant — with the City of Henderson's parks system and Lake Mead's trails within easy reach.
320Private Lake Acres
18Holes at Reflection Bay (Nicklaus)
3,592Resort Community Acres
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Bella Fiore Homes This Weekend?
Open houses at Lake Las Vegas are less frequent than in higher-volume Henderson neighborhoods — sellers target a specific buyer pool and prefer private showings. With 687 active listings across ZIP 89011, weekend tours are available but benefit from advance scheduling. Call (702) 637-1759 and we'll build your Lake Las Vegas tour route.
Planning a move
What Should I Verify Before Moving to Bella Fiore at Lake Las Vegas?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Bella Fiore at Lake Las Vegas in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Bella Fiore / Lake Las Vegas Economy?
Lake Las Vegas operates on resort hospitality, golf, and the broader Henderson job base. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. Reflection Bay Golf Club, MonteLago Village, and the resort hotel operations anchor local employment within the community.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
20 minTo Harry Reid International AirportVia I-215
25 minTo Strip employment coreVia I-515/US-95
Top Bella Fiore / Lake Las Vegas-Area Employers
- Reflection Bay Golf ClubResort golf operations, golf instruction, maintenance, and food and beverage — the resort's largest single employer on-site
- MonteLago Village businessesWaterfront dining, boutique retail, and resort services employing the village's commercial tenants
- Lake Las Vegas resort hotel operationsHospitality, events, spa, and fitness operations across the resort community
- City of HendersonMunicipal services, Henderson Police Department, and city infrastructure serving the east-Henderson ZIP 89011 corridor
- Clark County School District (Henderson campuses)Public schools serving the Lake Las Vegas ZIP 89011 area, including Elise L. Wolff Elementary and Coronado High School
- Las Vegas Strip employment coreHotels, casinos, entertainment, and hospitality — 25 minutes via I-515, drawing a significant portion of Lake Las Vegas residents as commuters
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Bella Fiore Compare to Henderson, Las Vegas & Summerlin?
If you're weighing Bella Fiore against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bella Fiore wins on resort lifestyle uniqueness and lake access; Henderson wins on school zones and price depth; Summerlin on trail infrastructure and new-build variety — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Bella Fiore | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Village Price Range | $600K–$1.1M (Bella Fiore) | $548K median | $476K median | $728K median |
| ZIP-Area Median List | $539,900 (ZIP 89011) | $548K | $476K | $728K |
| Days on Market | 40 (ZIP area) | 21 | 20 | 21 |
| Private Lake | Yes (320 acres) | No | No | No |
| Championship Golf | Reflection Bay (Nicklaus) | Various public courses | Various public courses | TPC Summerlin + others |
| Population (Henderson) | 331,857 (parent city) | 331,857 | 656,274 | ~127,000 |
| New Construction | None — resort is built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Resort lifestyle · Private lake · Golf | Families · Safety · Schools | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Bella Fiore income and crime figures are Henderson citywide — the Census and FBI do not tabulate the village separately. Bella Fiore price range is village-specific (community records); ZIP-area median is broader. Last updated June 2026.
Cost of Ownership
What Will Bella Fiore at Lake Las Vegas Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Bella Fiore Payment
$5,422
Illustrative Monthly Payment
- Principal & Interest$4,491
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$281
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Bella Fiore at Lake Las Vegas?
Lake Las Vegas sits in the desert hills east of Henderson, with I-215 and I-515 connecting it to the metro. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — from Lake Las Vegas, add 5–10 minutes for the resort's position off the main Henderson grid. Drive peak hour before committing.
Drive Times from Bella Fiore at Lake Las Vegas
- 15 minDowntown Henderson (Water Street)Lake Mead Pkwy west
- 20 minHarry Reid Intl AirportI-215 west
- 15 minCornerstone ParkLake Mead Pkwy west
- 20 minHenderson Galleria / retailLake Mead Pkwy / Stephanie St
- 25 minLas Vegas StripI-515 / US-95 north
- 30 minDowntown Las VegasI-515 north
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- 20 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 home in Bella Fiore at Lake Las Vegas?
Most Bella Fiore purchases close in 30–45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Budget extra days for HOA resale-package delivery from both the Lake Las Vegas master association and Bella Fiore sub-association — two separate document requests. Cash purchases close in 10–14 days; jumbo financing occasionally adds underwriting time.
Quick Answer
What down payment do you need to buy in Bella Fiore?
Most Bella Fiore buyers put down 10–20%. On a $750,000 mid-range purchase, that is $75,000–$150,000. Conventional loans start at 3% down for qualified buyers, but the $600K–$1.1M price range crosses the standard conforming loan limit, so many purchases here use jumbo financing — which typically requires 10–20% down and strong reserves. VA loans allow 0% down for eligible veterans with no jumbo ceiling. Get fully underwritten before touring — Lake Las Vegas sellers expect serious, qualified buyers.
Bella Fiore at Lake Las Vegas FAQ — 18 Answers
What Do Bella Fiore at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Bella Fiore at Lake Las Vegas?
Bella Fiore single-family homes are listed between $600K and $1.1M, with pricing shaped by lot position, lake or mountain views, and square footage. Across the broader ZIP 89011 — which includes the full Lake Las Vegas resort cluster — the median list price is $533,500 and the median sold price over the past hundred days is $500,774 per Las Vegas REALTORS. Inside the village, expect to pay a premium over the ZIP average for homes with direct waterfront access.
Is Bella Fiore part of Lake Las Vegas?
Yes — Bella Fiore is a single-family neighborhood inside Lake Las Vegas, the 3,592-acre Mediterranean-inspired resort community built around a 320-acre private lake in the desert hills east of Henderson. Residents share access to the private lake, Reflection Bay Golf Club, and MonteLago Village. The village differs from waterfront condo options nearby — Bella Fiore is strictly detached single-family homes, appealing to buyers who want yard space alongside resort amenities.
What are HOA fees in Bella Fiore at Lake Las Vegas?
HOA fees in Bella Fiore typically layer two assessments: the Lake Las Vegas master association fee and a Bella Fiore sub-association fee, totaling roughly $120–$300 per month. The master association funds the lake, MonteLago Village maintenance, and resort infrastructure. Sub-association dues cover neighborhood-level landscaping and common areas. Request the full resale package — including reserve-fund status and any pending assessments — before your inspection period closes.
What amenities does Lake Las Vegas offer Bella Fiore residents?
Lake Las Vegas centers on its 320-acre private lake — boating, kayaking, and paddleboarding from the marina — plus the Jack Nicklaus-designed Reflection Bay Golf Club with lake and mountain views. MonteLago Village adds waterfront dining and boutique shops steps from home. Resort pools, fitness facilities, walking and biking paths, and organized community events round out the amenity portfolio. Amenity access and optional membership fees vary by level, so confirm which packages apply to Bella Fiore.
How far is Bella Fiore from the Las Vegas Strip?
Bella Fiore sits approximately 25 minutes from the Las Vegas Strip via I-515 and Lake Mead Parkway. Harry Reid International Airport is about 20 minutes via I-215, downtown Henderson roughly 15 minutes, and Lake Mead National Recreation Area about 30 minutes east. The distance from the Strip is a feature for most residents — resort seclusion within reasonable range of the city. Drive the commute at peak hour before writing an offer to verify the timing fits your schedule.
What are property taxes like in Bella Fiore?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% of a home's assessed value per the Clark County Assessor, and the state caps annual increases on primary residences at 3% under Nevada Revised Statutes 361.471. On a $750,000 Bella Fiore home, plan around $4,500–$5,600 per year. One detail: long-held homes often carry abated tax bills — verify the post-sale assessed-value reset with the Clark County Assessor before finalizing your budget.
Can I rent out my Bella Fiore home?
Rental potential exists in Bella Fiore, but the rules are everything. Many Lake Las Vegas sub-associations permit both short-term and long-term leases, while others restrict or prohibit nightly rentals entirely. Request the CC&Rs and current sub-association rules during escrow and review them before structuring any purchase around rental income. Nevada Real Estate Group can walk you through realistic rental income scenarios for the specific home you're considering — call (702) 637-1759 before making assumptions.
What schools serve Bella Fiore at Lake Las Vegas?
Bella Fiore sits in the Henderson portion of the Clark County School District. Zoned public options include Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10). Charter alternatives within reasonable distance include Doral Academy Fire Mesa and Somerset Academy. Private options include Henderson International School and Bishop Gorman High School. School zone boundaries in Henderson shift block by block — verify the exact zones for any specific address before offering.
Is Lake Las Vegas a good investment for buyers considering Bella Fiore?
The investment case rests on scarcity and resort lifestyle — Lake Las Vegas is a one-of-a-kind 3,592-acre resort community with a 320-acre private lake that cannot be replicated anywhere else in the Las Vegas Valley. Per Las Vegas REALTORS, ZIP 89011 recorded active inventory and steady transaction volume in 2026. The 40-day median DOM reflects the specialized buyer pool; well-priced resort homes in established neighborhoods move. Returns depend on condition, views, and buy price — work with a specialist.
What is the average days on market in Bella Fiore?
Homes across the ZIP 89011 area — which includes the full Lake Las Vegas resort cluster — show a median of 37 days from list to accepted offer over the past hundred days per Las Vegas REALTORS MLS statistics. The higher DOM versus central Henderson reflects the specialized buyer profile that resort-community living attracts: buyers must specifically want the lake, the golf, and the seclusion. Homes with strong views or upgraded finishes trade faster than dated stock.
What is the cost of living like in Bella Fiore?
Bella Fiore carries higher ownership costs than typical Henderson neighborhoods, given the $600K–$1.1M price range and $120–$300/mo layered HOA structure. That said, Nevada's zero state income tax and effective property-tax rate of roughly 0.5–0.75% per the Clark County Assessor keep ongoing carrying costs manageable. Day-to-day expenses — groceries, utilities, fuel — track the rest of Clark County, while the resort lifestyle in the Lake Las Vegas enclave includes amenities that would cost far more as club memberships elsewhere.
What is the Bella Fiore neighborhood like day to day?
Daily life in Bella Fiore runs on resort rhythms: morning kayak or stand-up paddle on the 320-acre private lake, a round at Reflection Bay Golf Club, lunch at a MonteLago Village waterfront restaurant, and an afternoon walk on the community's path network. The surrounding desert hills and dramatic mountain backdrop make it feel removed from the city — a contrast sharpened by the 25-minute drive to the Strip that reminds you how close civilization actually is.
How does Bella Fiore compare to other Lake Las Vegas neighborhoods?
Bella Fiore focuses on detached single-family homes in the $600K–$1.1M range, which distinguishes it from condo-and-townhome villages like Bella Di Lago and Bellano at the higher end, and from entry-level resort options in other 89011 ZIP-area communities. Buyers who specifically want yard space, single-family ownership, and resort amenities in one package will find Bella Fiore a natural fit. Compare several neighborhoods side by side before committing — the village character and HOA structures differ meaningfully.
Is Bella Fiore safe?
Yes. Bella Fiore is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based national comparisons. The Lake Las Vegas resort enclave also benefits from the private, managed nature of the community — resort guests and residents create an environment that stays oriented around leisure rather than crime. Standard suburban precautions — locked vehicles, package management — cover the realistic risk picture.
What should I know before buying in Bella Fiore at Lake Las Vegas?
Four things matter most. First, the layered HOA structure — confirm both the master Lake Las Vegas dues and the Bella Fiore sub-association fees, plus reserve adequacy. Second, rental rules vary by sub-association — verify CC&Rs before counting on short-term income. Third, the 40-day ZIP-area DOM means sellers here expect qualified, motivated buyers — come fully underwritten. Fourth, a specialist who knows Lake Las Vegas neighborhoods will save you from paying a view-lot premium on a home that doesn't actually have unobstructed water views.
What down payment do you need to buy in Bella Fiore?
Most Bella Fiore buyers put down 10–20%. On a $750,000 mid-range purchase, that's $75,000–$150,000. Conventional loans start at 3% down for qualified buyers, but the $600K–$1.1M price range crosses the standard conforming loan limit, so many purchases here use jumbo financing — which typically requires 10–20% down and strong reserves. VA loans allow 0% down for eligible veterans with no jumbo ceiling. Get fully underwritten before touring — Lake Las Vegas sellers expect it.
What does an HOA cost in Bella Fiore at Lake Las Vegas?
Bella Fiore carries layered HOA dues: the Lake Las Vegas master association fee plus a Bella Fiore sub-association charge, typically totaling $120–$300 per month. The master association funds resort infrastructure — lake maintenance, MonteLago Village, shared amenities. Sub-association dues cover neighborhood-level landscaping and standards. Budget the full combined amount, not just one tier. Request the resale package with reserve-fund detail during the inspection period — assessments on resort amenities can accumulate.
How long does it take to close on a Bella Fiore home?
Most Bella Fiore purchases close in 30–45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Add a few days for HOA resale-package delivery from both the Lake Las Vegas master association and the Bella Fiore sub-association — two separate document requests, two separate timelines. Cash purchases can close in 10–14 days. Jumbo financing adds occasional underwriting time versus a standard conforming loan, so factor that into your timeline if you're using a non-conforming loan.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Bella Fiore at Lake Las Vegas?
These are the eight queries Bella Fiore buyers actually type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools. Every answer cites a checkable primary source.
Is Bella Fiore part of Henderson or Las Vegas?
Henderson. Bella Fiore is a village inside the Lake Las Vegas resort community, which lies in the City of Henderson. Henderson police, fire, water, and city services apply. Mailing addresses say Henderson, NV 89011.
What ZIP code is Bella Fiore in?
Bella Fiore and the broader Lake Las Vegas resort community are in ZIP code 89011. The MLS reports all Lake Las Vegas villages collectively under this ZIP, so area-level statistics blend resort and non-resort inventory.
Does Bella Fiore have a pool?
Individual Bella Fiore homes may have private pools — desert-climate standard. The broader Lake Las Vegas master community offers resort pools and fitness facilities as shared amenities. Ask your agent to confirm pool status and which shared amenities apply to Bella Fiore specifically.
Is Lake Las Vegas a good place to live?
For buyers who specifically want resort lifestyle — private lake, Jack Nicklaus golf, waterfront dining — Lake Las Vegas is the only community in the Las Vegas Valley that delivers it. The trade-offs are real: 25-minute Strip commute, higher ownership costs, and layered HOA complexity. The fit depends on lifestyle priorities, not just price.
How old are homes in Bella Fiore?
Bella Fiore was developed in the 2000s — a relatively modern vintage by Henderson standards. Buyers inherit the desert-climate maintenance picture: HVAC, roofing, and pool or spa systems are the items to prioritize in an inspection, but major structural issues from 1970s–1980s-era systems are not a concern here.
Is Lake Las Vegas private?
The lake itself is private — exclusive to Lake Las Vegas resort residents and guests. The surrounding resort community is accessed via its road network but is not gated as a single community. Individual sub-associations and the resort's managed entrances provide the layer of access control most residents rely on.
How far is Bella Fiore from Boulder City?
About 20 minutes south via US-93 — Boulder City is the closest small-town alternative to the Lake Las Vegas resort lifestyle, with no gaming, historic downtown, and proximity to Hoover Dam and Lake Mead. Many Bella Fiore residents drive through Boulder City for day trips and weekend errands.
Is Bella Fiore a good investment?
The investment case rests on resort scarcity — a 320-acre private lake cannot be replicated, and Lake Las Vegas is built out. Per Las Vegas REALTORS, ZIP 89011 shows steady transaction volume and a 40-day median DOM that reflects a motivated but selective buyer pool. Returns depend on specific home position, lake proximity, condition, and whether the sub-association rules support your rental strategy.
WHY NEVADA REAL ESTATE GROUP
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Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's master plans — including resort-community specialists who know Lake Las Vegas village-by-village, HOA tier-by-tier. That depth ranks the team #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Bella Fiore at Lake Las Vegas?
Compare Bella Fiore with neighboring Henderson master plans and nearby cities. Each card pairs the drive time with price positioning so you can judge whether trading Lake Las Vegas resort living for established neighborhoods, guard-gated communities, or a small-town setting actually buys you more home for the money.
IN-RESORT
Lake Las Vegas (full resort)
$539,900 (ZIP 89011)
Inside the resort community
View Lake Las Vegas (full resort) →More Henderson communities
- Bella Fiore at Seven Hills
- Bella Verdi
- Bellano
- Bellante
- Bellissima
- Black Mountain Ranch
- Boulevard
- Brunello
- Cadence
- Sierra Sage
- Village Park
- Calico Canyon
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Lake Las Vegas Villages Can You Explore A–Z?
Multiple named neighborhoods fill the Lake Las Vegas resort community. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA dues, and sub-association rules for any of them on request.
A
- Alta Fiore at Lake Las Vegas
B
- Bella Di Lago at Lake Las Vegas
- Bella Fiore at Lake Las Vegas
- Bellano at Lake Las Vegas
- Bellissima at Lake Las Vegas
- Boulder City (nearby small town)
M
- MonteLago Village
- MacDonald Highlands (nearby luxury)
R
- Reflection Bay Golf Club estates
KEEP LEARNING
What Else Should You Read About Bella Fiore at Lake Las Vegas?
These guides extend the research most Bella Fiore buyers do next — understanding the broader Henderson market, comparing luxury master plans, 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, including resort and luxury communities.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Lake Las Vegas ZIP 89011 numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons — including resort, luxury, family, and 55+ communities.
Read →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Where Does This Bella Fiore / Lake Las Vegas Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. ZIP 89011 is broader than Bella Fiore or Lake Las Vegas alone — so area statistics are labeled as such, and village-level figures are sourced from community records or noted as 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 (Bella Fiore and Lake Las Vegas are not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules for the Henderson area. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Henderson properties. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences, applicable to Bella Fiore homeowners. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons used throughout the safety section. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas-Henderson MSA. bls.gov
- GreatSchools.org — K-12 school ratings for Elise L. Wolff Elementary, Bob Miller Middle School, Coronado High, and charter alternatives. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Henderson-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
- Nevada Department of Taxation — Zero state income tax confirmation for Nevada residents — a core relocation-economics fact cited throughout. tax.nv.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15