Bella Fiore at Lake Las Vegas Homes For Sale

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 $539,900 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 $539,900 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 June 2026 · Sources: LVR, U.S. Census, City of Henderson

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 $539,900 per Las Vegas REALTORS June 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.

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

SAFETY & CRIME

Is Bella Fiore at Lake Las Vegas Safe?

• Top 10Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
• Own PDHenderson Police Department coverageCity of Henderson services — not LVMPD
• ResortManaged resort-community settingLake Las Vegas master community structure
• 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 Fiore at Lake Las Vegas Score?

Bella Fiore earns top marks for resort amenities and lifestyle uniqueness, with honest trade-offs on commute distance and HOA complexity. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour of a Lake Las Vegas village.

• A

  Grade A: Lifestyle & Amenities

  320-acre private lake, Jack Nicklaus golf, MonteLago Village waterfront dining, resort pools and fitness — unmatched anywhere else in the Las Vegas Valley.

• B+

  Grade B+: Safety

  Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based national comparisons. Resort-community setting adds an additional layer of managed access.

• B

  Grade B: Schools

  Elise L. Wolff Elementary 8/10, Bob Miller Middle 7/10, Coronado High 7/10 per GreatSchools — solid Henderson scores, not the 9/10 peaks of Green Valley's top zones.

• B

  Grade B: Cost of Living

  Higher ownership cost than typical Henderson: $600K–$1.1M homes and $120–$300/mo layered HOA, offset by Nevada's zero state income tax and 0.5–0.75% property tax.

• A+

  Grade A+: Outdoor & Resort Access

  Private lake boating and paddleboarding, Reflection Bay Golf Club, 100-acre Cornerstone Park nearby, and Lake Mead National Recreation Area 30 minutes east.

• B

  Grade B: Commute

  25 minutes to the Strip, 20 to the airport — workable for most professions, but longer than central Henderson neighborhoods. Drive peak-hour before committing.

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 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.

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.

LIVABILITY SCORES

How Does Bella Fiore at Lake Las Vegas Score for Livability?

Bella Fiore pairs A-grade resort amenities and Henderson-backed safety with honest trade-offs: a 25-minute Strip commute longer than central Henderson, layered HOA complexity, and a specialized buyer pool that extends DOM. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 85A-

  Overall Livability

• 76B+

  Schools (zoned)

• 88B+

  Safety

• 70B

  Cost of Living

• 95A+

  Resort Amenities

• 92A

  Outdoor / Recreation

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

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.

Updated: June 2026 · Next update: July 2026

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.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP 89011 scope — broader than Bella Fiore alone; treat figures as area-level orientation.

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.

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?

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.

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.

WHY BELLA FIORE

Why Does Bella Fiore at Lake Las Vegas Stand Apart From Its Peers?

Bella Fiore occupies ground no other Henderson neighborhood can claim: resort living on a 320-acre private lake in the desert. Each of the five advantages below is tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.

1. 1

   The only private lake in the Las Vegas Valley

   A 320-acre private lake for boating, kayaking, and paddleboarding — a resort amenity that cannot be replicated anywhere else in the Henderson market.

   Lake Las Vegas resort community records
2. 2

   Jack Nicklaus-designed golf

   Reflection Bay Golf Club — one of only a handful of Nicklaus-designed courses open to the public in Nevada — is steps from every Bella Fiore front door.

   Reflection Bay Golf Club / Lake Las Vegas
3. 3

   MonteLago Village waterfront lifestyle

   Mediterranean-inspired waterfront dining and boutique shopping — the kind of village amenity buyers in coastal resort markets pay a significant premium to access.

   Lake Las Vegas resort community records
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-run ownership costs predictable despite the premium price range.

   Nevada Revised Statutes 361.471
5. 5

   One-of-a-kind scarcity

   Lake Las Vegas is built out. No new private lake can be created in the Las Vegas Valley — every new Henderson resident who wants this lifestyle must buy from existing supply.

   U.S. Census / City of Henderson

WHY BUY IN BELLA FIORE

What Are the Top 10 Reasons to Buy a Home in Bella Fiore at Lake Las Vegas?

Bella Fiore's case rests on scarcity and resort lifestyle — a private lake that cannot be replicated, 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.

1. 1

   The only private lake resort in the valley

   A 320-acre private lake — boating, kayaking, paddleboarding — that cannot be duplicated anywhere in the Las Vegas Valley.

   Lake Las Vegas resort records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped at 3% under Nevada Revised Statutes.

   NRS 361.471

4. 4

   Jack Nicklaus golf steps away

   Reflection Bay Golf Club — a public Nicklaus design with lake and mountain views — is accessible without leaving the community.

   Reflection Bay Golf Club

5. 5

   MonteLago Village waterfront dining

   Mediterranean waterfront shopping and dining — a daily-use amenity priced into the resort community, not a separate membership.

   Lake Las Vegas resort records

6. 6

   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

7. 7

   Airport in 20 minutes

   Harry Reid International Airport is about 20 minutes via I-215 — a meaningful advantage for heavy business travelers.

   Community drive-time records

8. 8

   Resort-rental income potential

   Many Lake Las Vegas sub-associations permit short-term and long-term leases — verify CC&Rs for Bella Fiore specifically before underwriting rental income.

   Nevada Real Estate Group market analysis

9. 9

   Built-out scarcity

   Lake Las Vegas is finished — no new supply can dilute a private-lake resort community, and every new Las Vegas Valley growth cycle adds to resale demand.

   U.S. Census / City of Henderson

10. 10

    Desert-mountain natural backdrop

    Dramatic desert-hill views from most Bella Fiore lots — the kind of natural scenery only 25 minutes from the Strip that coastal buyers find surprising.

    Community location records

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.

RELOCATION TIMELINE

How to relocate to Bella Fiore at Lake Las Vegas in 8 steps

From first research to keys-in-hand, here's the 8–12 week timeline most Bella Fiore 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

   Clarify your Lake Las Vegas priorities

   Decide which resort priorities matter most: direct lake access vs. golf-view proximity, single-family yard space vs. townhome lock-and-leave, short-term rental income potential vs. primary residence. Bella Fiore specifically serves single-family buyers — if you want a condo, look at Bella Di Lago or Bellano side by side.

2. 02

   Get pre-approved — jumbo-aware

   Bella Fiore's $600K–$1.1M range often exceeds the standard conforming loan limit, so jumbo financing is common. Get fully underwritten — Lake Las Vegas sellers expect it, and a fully committed buyer has negotiating leverage.

3. 03

   Hire a Lake Las Vegas specialist

   Sub-association HOA rules vary by street, rental restrictions differ by village, and lake-view premiums require local comp judgment. Work with an agent who knows the Bella Fiore inventory specifically.

4. 04

   Tour in person or virtually

   Drive to the resort: walk the MonteLago Village promenade, walk the lake path at sunrise, and compare Bella Fiore to Bellissima while you're on-site. The resort character sells itself — and the 25-minute Strip commute at peak hour should be tested, not assumed.

5. 05

   Write and negotiate the offer

   Resort-community sellers expect qualified, motivated buyers. Come with full underwriting, clear contingency timelines, and a realistic sense of the view-lot premium. Your agent's read on comparable Bella Fiore closings sets the strategy.

6. 06

   Inspection, HOA docs & appraisal

   Request the full resale package from both the Lake Las Vegas master association AND the Bella Fiore sub-association — two separate document requests, two separate reserve-fund reviews. Inspect for desert-climate systems: HVAC, roofing, and pool/spa equipment are the high-dollar items.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. Jumbo loans occasionally run longer on underwriting — factor that into your timeline.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days of establishing residency, vehicle registration within 60.

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.

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.

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.

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

• Driving

  The primary transportation mode — Lake Las Vegas's location off the Henderson main grid makes driving essential for most daily needs. The resort-community setting means fewer close errands than central Henderson; plan for car-first living.

• RTC Transit

  Limited service to the Lake Las Vegas corridor — transit works for specific commute corridors, not the full suite of daily errands. Most Lake Las Vegas households are one-car-per-driver households.

• Resort Walking & Cycling

  Inside the resort community, the MonteLago Village promenade, lake path, and internal trail network make car-free recreation a genuine option for errands within the enclave.

• Rideshare

  Pickups are available at the resort but response times can run longer than central Henderson addresses — plan 10–15 minutes for a car rather than the 5-minute suburban norm. Airport runs are a reliable use case at about $35–$45.

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 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.

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.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, 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.

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.

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.

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.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Lake Las Vegas ZIP area (89011). lasvegasrealtors.com
2. U.S. Census Bureau — Henderson city population, income, age, and housing data (Bella Fiore and Lake Las Vegas are not separately tabulated). census.gov/quickfacts
3. City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules for the Henderson area. 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, applicable to Bella Fiore homeowners. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons used throughout the safety section. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas-Henderson MSA. bls.gov
8. GreatSchools.org — K-12 school ratings for Elise L. Wolff Elementary, Bob Miller Middle School, Coronado High, and charter alternatives. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Henderson-area campuses. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. freddiemac.com/pmms
11. 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).

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