Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · 89011 corridor
K-5750 Students18:1
Lake Las Vegas, Henderson
Bellano at Lake Las Vegas Condos & Townhomes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search Bellano's resort condos and townhomes — $700K–$1.3M, lake views, Reflection Bay golf, and MonteLago Village access — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
BELLANO PRICE RANGE
$700K–$1.3M
Community records
LAKE LAS VEGAS PRIVATE LAKE
320 acres
Lake Las Vegas resort records
DAYS ON MARKET (ZIP AREA)
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Bellano at Lake Las Vegas at a Glance?
Bellano is a condo and townhome neighborhood inside Lake Las Vegas — a 3,592-acre resort built around a 320-acre private lake east of Henderson, served by City of Henderson. ZIP 89011 shows a $539,900 median list and 40-day market pace per Las Vegas REALTORS. Bellano's $700K–$1.3M price range, layered HOA, and resort amenities are unpacked in the takeaways below.
- The resort anchor: a 320-acre private lake with boating, kayaking, and Reflection Bay Golf Club — a Jack Nicklaus-designed course with lake and mountain views steps from Bellano.
- The price ladder: $700K–$1.3M for Bellano's condo and townhome units; pricing varies by floor, view, and position relative to MonteLago Village and the lakefront.
- HOA structure: layered dues of $150–$350/mo combining the Lake Las Vegas master association with Bellano's sub-association — pull the resale package to confirm what each tier covers.
- Buyer profile: resort lifestyle seekers, lock-and-leave second-home buyers, retirees, and investors — verify rental permit status in Bellano's CC&Rs before projecting income.
- City backbone: Henderson police, fire, and services; approximately 20 minutes to Harry Reid Airport and 25 minutes to the Strip via I-515.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Bellano Homes for Sale?
ZIP 89011 — the Lake Las Vegas corridor — carried 687 active listings in June 2026 per Las Vegas REALTORS MLS data, spanning resort condos to lake-view homes. Bellano's units trade in the $700K–$1.3M band. Newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Lake Las Vegas Homes Sell in Each Price Range?
Median list price across the Lake Las Vegas ZIP area (89011) sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, but the area spans condos below $400K through lakefront estate homes above $2M. Bellano's own units concentrate in the $700K–$1.3M band. The distribution below shows our modeled split of the area's 687 active listings.
Browse Bellano Listings
How Can You Find a Bellano Home by Type, Lifestyle & Price?
The Lake Las Vegas ZIP area (89011) carries 687 active listings across resort condos, townhomes, and detached lake-view homes — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Bellano's own condos and townhomes concentrate in the $700K–$1.3M band.
Which Lake Las Vegas Neighborhoods Should You Explore?
Lake Las Vegas contains multiple distinct neighborhoods beyond Bellano. The cards below link to hub pages and live searches so you can compare product type, price position, and lifestyle fit across the resort footprint.
Resort Master Plan · Private Lake · Golf
Lake Las Vegas (parent)
Single-Family · $550K–$950KAlta Fiore at Lake Las Vegas
Condos/Townhomes · $500K–$850KBella Di Lago at Lake Las Vegas
Single-Family · $600K–$1.1MBella Fiore at Lake Las Vegas
Single-Family · $550K–$950KBellissima at Lake Las Vegas
All Henderson CommunitiesHenderson (citywide)
Luxury Guard-Gated · $800K+MacDonald Highlands
Premium Henderson OptionsLuxury Communities
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Bellano Listings First?
Custom alerts by property type, view, price, and beds — no spam, unsubscribe anytime. Correctly priced Bellano condos and townhomes in the $700K–$1.3M range trade efficiently per Las Vegas REALTORS pace data; alert subscribers see new listings within hours, not after the first weekend of showings.
- 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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EDUCATION
8/10
8/10
8/10
8/10
9/10
How Are the Schools near Bellano at Lake Las Vegas?
Bellano falls within CCSD's 89011 zoning for Elise L. Wolff Elementary, Bob Miller Middle, and Coronado High. Private options include Henderson International School and Bishop Gorman High School, both highly regarded valley-wide. Charter alternatives serve the broader Henderson corridor. Verify zoning for any specific address before you offer — zone lines can shift.
8/10Doral Academy Fire Mesa
Charter · Henderson (15 min)
K-8900 Students19:1
8/10Somerset Academy
Charter · Henderson area (20 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (20 min)
PreK-5400 Students14:1
8/10Pinecrest Academy St. Rose
Charter · Henderson (20 min)
K-8800 Students20:1
9/10Bishop Gorman Lower School
Private · Las Vegas (25 min)
PreK-5350 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Bellano Families?
According to GreatSchools.org, the zoned schools for Bellano's 89011 area include Elise L. Wolff Elementary (8/10) and Bob Miller Middle (7/10); Coronado High serves the zoned high-school tier. Bishop Gorman High School (private) leads the valley for private-school families. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | Las Vegas · 25 min | $700,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | 89011 corridor | $700,000+ |
| 3 | Doral Academy Fire Mesa | Public charter | K-8 | 8/10 | Henderson · 15 min | $700,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | 89011 corridor | $700,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | South Henderson · 20 min | $700,000+ |
SAFETY & CRIME
Is Bellano at Lake Las Vegas Safe?
Direct Answer
Yes. Bellano falls within Henderson city limits and is served by the Henderson Police Department. Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. Lake Las Vegas's resort perimeter and limited road-access points reduce through-traffic, which correlates with low residential property-crime rates in resort enclaves.
- Safest large U.S. cities, Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Perimeter limits through-traffic to the areaLake Las Vegas resort access structure
- Violent crime vs national average, Henderson citywideFBI Uniform Crime Reporting
What Buyers Should Know
Henderson's safety reputation is built on consistent FBI UCR data: the city funds policing well above national per-capita norms, and the Henderson Police Department covers Lake Las Vegas as part of the city's eastern corridor. Resort enclaves with limited ingress roads and an owner-heavy buyer profile typically run quieter than arterial-fronting suburban neighborhoods.
Lake Las Vegas itself sits about 20 miles east of central Henderson, which means very little cut-through traffic and almost no crime-generating commercial activity in the immediate resort footprint. MonteLago Village sees the typical restaurant and retail area incidents; residential blocks a few hundred yards away run at the low end of Henderson's already-favorable numbers.
For buyers wanting additional context: Bellano is not guard-gated, but the resort perimeter roads and limited access points create a natural buffer. Standard suburban precautions — secured parking, package management, lighting — cover the realistic risk picture for full-time and part-time residents alike.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Bellano at Lake Las Vegas?
The Answer
Bellano delivers Henderson's most distinctive resort lifestyle: condo and townhome residences inside the 3,592-acre Lake Las Vegas master plan, centered on a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village's waterfront dining. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation budgets honest.
What is Bellano at Lake Las Vegas known for?
Bellano is known as a resort condo and townhome neighborhood inside Lake Las Vegas — the 3,592-acre Mediterranean-inspired community built around a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village's waterfront dining, unlike anything else in the Las Vegas Valley.
Who should live in Bellano?
It fits resort lifestyle seekers, lock-and-leave second-home buyers from Los Angeles and Phoenix, retirees drawn by Nevada's zero income tax and HOA-maintained exterior upkeep, and investors who want a resort-addressed rental property subject to CC&R rental-rule review.
What is daily life like in Bellano?
Mornings launch from the lake — paddleboard, kayak, or a round at Reflection Bay. MonteLago Village handles lunch and dinner. Henderson's full city services are twenty minutes west, Harry Reid Airport twenty minutes via I-215, and the Strip about twenty-five via I-515.
Location
Where Is Bellano at Lake Las Vegas
Bellano sits inside Lake Las Vegas — a 3,592-acre resort master plan in the desert hills east of Henderson, approximately 20 miles from the Las Vegas Strip. ZIP code 89011. The private 320-acre lake and Reflection Bay Golf Club anchor the resort footprint; MonteLago Village fronts the eastern shore.
Henderson downtown
15
Min
Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Boulder City
20
Min
Bellano at Lake Las Vegas
At a Glance$539,900
Median List Price (ZIP area 89011)
$500,774
Median Sold (past 100 days, ZIP area)
687
Active Listings (ZIP area)
40
Days on Market (ZIP area)
- Setting
- Resort condo/townhome, Lake Las Vegas
- Type
- Condos & Townhomes
- Price Range
- $700K–$1.3M
- Established
- 2000s
- Developer
- Various
- Parent Community
- Lake Las Vegas
- HOA
- $150–$350/mo (layered)
- Golf
- Reflection Bay Golf Club (Jack Nicklaus)
- Lake
- 320-acre private lake
- Retail
- MonteLago Village (waterfront)
- Guard-Gated
- No (resort perimeter)
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Bellano at Lake Las Vegas Score?
Bellano earns standout marks for resort amenities, natural setting, and safety — 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 Lake Las Vegas.
Grade A: Safety
Henderson Police Department coverage; Henderson ranks among the safest large U.S. cities per FBI UCR-based comparisons. Resort perimeter limits through-traffic.
Grade B+: Schools
Zoned Elise L. Wolff Elementary (8/10 GreatSchools), Bob Miller Middle (7/10), Coronado High (7/10); strong private options including Henderson International School.
Grade B: Cost of Living
Bellano's $700K–$1.3M range and $150–$350/mo HOA are premium relative to Henderson overall — offset by Nevada's zero income tax and 0.5–0.7% effective property tax rate.
Grade A+: Amenities
320-acre private lake, Reflection Bay Golf Club (Jack Nicklaus-designed), MonteLago Village waterfront dining, pools, fitness, and walking paths — the valley's most complete resort lifestyle.
Grade A+: Outdoor Access
On-site: boating, kayaking, paddleboarding, golf, and lake walks. Nearby: Lake Mead National Recreation Area (30 min), Cornerstone Park (20 min), and Henderson's parks corridor.
Grade B: Commute
About 20 min to the airport, 15 min to Henderson downtown, 25 min to the Strip — comfortable for most uses, but longer than central Henderson master plans.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Bellano at Lake Las Vegas a good place to live?
Yes — for buyers who value a resort lifestyle above all else. Bellano offers condo and townhome living inside the Las Vegas Valley's most unique water-based community: a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village dining, with Henderson police coverage and Nevada's zero state income tax. The honest trade-offs are distance from central Henderson (about 15 minutes), premium HOA dues ($150–$350/mo), and a narrower resale buyer pool. For resort seekers — retirees, second-home buyers, lock-and-leave owners — the trade is favorable.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Bellano at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts, Henderson — the parent city of Lake Las Vegas — holds 331,857 residents with a median household income of $88,654. Inside the resort, community records suggest a median age near 45 and household income above $95,000, skewing older and more affluent than citywide figures.
The Census does not break Bellano out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside Lake Las Vegas, our closing data shows a blend of retirees, second-home buyers from California and Arizona, resort lifestyle seekers, and a smaller share of year-round families who value the seclusion and natural setting.
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 (Bellano is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Lake Las Vegas itself is largely built out — the resort footprint is constrained by the surrounding desert topography and the 320-acre lake, which limits new supply. Its parent city, Henderson, continues to grow steadily: the city has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth sustains demand for distinctive resort properties like Bellano within a finite supply envelope.
331,857Henderson residents (Census)
3,592Lake Las Vegas total acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
For Lake Las Vegas, growth means sustained demand on a constrained supply base: no significant new lakefront acreage can be created, and the resort perimeter limits infill. That supply ceiling — combined with a national buyer pool drawn by the unique 320-acre private lake — supports the pricing floor for resort properties like Bellano over a multi-year hold.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Bellano or Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Bellano Score for Livability?
Bellano pairs A-grade resort amenities and Henderson-backed safety with honest trade-offs: premium HOA dues, a longer commute to central Henderson, and a narrower resale buyer pool. The rings below break the composite into six categories benchmarked against Census, FBI, and GreatSchools data.
- 84B+
Overall Livability
- 78B+
Schools (zoned)
- 90A
Safety
- 70B
Cost of Living
- 96A+
Amenities
- 94A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Lake Las Vegas Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Bellano ZIP area (89011) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than Bellano or Lake Las Vegas alone — monthly points are indicative values anchored to the probed 100-day medians. Read the level and the pace, not single-month wiggles.
Median Sold Price
$478K–$505K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~115/mo recent pace — resort market with a national buyer pool
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP 89011)
< 1 hr
OUR RESPONSE TIME
RESORT MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How competitive is the Bellano market right now?
The ZIP 89011 area runs at a 40-day median days on market per Las Vegas REALTORS data — slower than central Henderson, reflecting a resort buyer pool that takes longer to price-match unique product. Correctly priced Lake Las Vegas units find buyers efficiently; overpriced ones wait. Bellano's $700K–$1.3M range competes in a national market, not just local move-up buyers.
50Moderate Pace
- 40 daysMedian days on market (sold, 100d)
- 687Active listings in ZIP 89011
- $500,774ZIP-area median sold price
- ~115/moTypical closings per month (ZIP area)
Is Bellano Right for You?
Who Should Buy a Home in Bellano at Lake Las Vegas?
Bellano is not a one-size-fits-all community — it's a resort condo and townhome enclave inside a 3,592-acre lake destination, purpose-built for buyers who value lifestyle amenities and lock-and-leave convenience over square footage per dollar. Four profiles below match buyer types to the Bellano proposition, followed by the honest pros and trade-offs our team walks every client through.
Which Buyer Types Fit Bellano at Lake Las Vegas?
Retirees & Active Adults
- Lock-and-leave HOA exterior maintenance
- Nevada zero income tax + 3% property-tax cap (NRS 361.471)
- Resort amenities on-site: lake, golf, dining
- Compare dedicated 55+ communities for age-restricted options
Second-Home & Vacation Buyers
- Resort condo format with on-site management
- Rental potential (subject to CC&R review)
- 25 min to Strip, 20 min to airport for easy access
- Verify short-term rental rules in Bellano's CC&Rs
Luxury & Move-Up Buyers
- $700K–$1.3M range, lake views, designer golf
- Jack Nicklaus Reflection Bay Golf Club on-site
- MonteLago Village dining and boutique shopping
- Compare MacDonald Highlands for gated luxury alternative
Investors
- Resort location supports premium rental pricing
- CC&R review required — confirm rental permit status first
- National buyer pool extends resale audience
- Long-term hold favored by finite supply constraint
California & Arizona Relocators
- Resort lifestyle at 40-60% of comparable coastal pricing
- Zero Nevada income tax vs 13.3% California max
- Harry Reid Airport 20 min for flight-friendly schedules
- Drive the commute at peak hour before committing
Nature & Outdoor Enthusiasts
- 320-acre private lake on-site
- Lake Mead National Recreation Area 30 min east
- Desert hiking from the resort perimeter
- Reflection Bay Golf + lake recreation in one address
Best Fit For
- Retirees — zero Nevada income tax, HOA-maintained exterior upkeep, resort amenities on-site, and a 3% property-tax cap on primary residences.
- Second-home buyers — a resort condo format with rental optionality, a 20-minute airport run, and a national buyer pool for resale.
- Luxury move-up buyers — Jack Nicklaus golf, a 320-acre private lake, and MonteLago Village dining in a $700K–$1.3M condo, well below comparable coastal resort pricing.
- California relocators — resort living at 40–60% of California cost, zero state income tax, and Henderson's safety and city services.
- Investors — a finite supply envelope, national buyer demand, and resort rental appeal — subject to CC&R rental-rule confirmation.
- Outdoor enthusiasts — a private lake, Jack Nicklaus golf, desert hills hiking, and Lake Mead within thirty minutes.
Ready to explore homes in Bellano at Lake Las Vegas? Our team knows every Lake Las Vegas neighborhood, HOA tier, and rental-rule nuance.
Start Your Home SearchPros
- The only 320-acre private lake resort community in the Las Vegas Valley — a genuine supply constraint
- Jack Nicklaus-designed Reflection Bay Golf Club steps from Bellano
- MonteLago Village waterfront dining and boutique shopping in-community
- Henderson city services and safety — a city regularly ranked among America's safest large cities per FBI UCR comparisons
- Nevada zero state income tax and a 3% property-tax cap under NRS 361.471
- Lock-and-leave HOA exterior maintenance — ideal for second-home and retirement buyers
- National buyer pool for resale — competes with California and Arizona resort markets
Honest Considerations
- Layered HOA fees of $150–$350/mo — higher than most Henderson master-plan communities
- Longer commute to central Henderson (~15 min) and the Strip (~25 min)
- Narrower resale buyer pool than the broader Henderson market — pricing precision matters more
- Rental rules vary by CC&R — short-term income is not guaranteed; verify before projecting
- Jumbo financing required across the $700K–$1.3M range — stronger reserves needed than conventional loans
- ZIP-area statistics (89011) blend Bellano with all of Lake Las Vegas and neighboring areas — comps demand unit-level judgment
Neighborhood Comparison
How Do Lake Las Vegas Neighborhoods Compare to Bellano?
A like-for-like comparison of the most-searched Lake Las Vegas neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP 89011 listing data via Las Vegas REALTORS. Per-neighborhood 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 |
|---|---|---|---|---|---|
| Bellano | ~$950,000 | ~$340 | 42 | ~75 | Resort condos · Lock-and-leave |
| Alta Fiore at Lake Las Vegas | ~$720,000 | ~$295 | 40 | ~90 | Single-family · $550K–$950K |
| Bella Fiore at Lake Las Vegas | ~$820,000 | ~$310 | 40 | ~70 | Single-family · $600K–$1.1M |
| Bella Di Lago at Lake Las Vegas | ~$660,000 | ~$285 | 40 | ~80 | Condos/Townhomes · $500K–$850K |
| Bellissima at Lake Las Vegas | ~$730,000 | ~$295 | 42 | ~75 | Single-family · $550K–$950K |
| MacDonald Highlands | ~$1,600,000 | ~$450 | 35 | ~85 | Guard-gated luxury · $800K+ |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-neighborhood medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Lake Las Vegas's Top Neighborhoods?
Submarket 1
Bellano
Bellano's condo and townhome units sit in the $700K–$1.3M range — the resort-living tier with HOA-maintained exteriors, lake access, and MonteLago Village steps away.
Browse Bellano homes →~$950KMedian Price
42Days on Market
~75Active Listings
~$340Price / Sq Ft
Submarket 2
Alta Fiore at Lake Las Vegas
Single-family homes in the $550K–$950K range with Lake Las Vegas resort access — the detached-home alternative to Bellano's attached product.
Browse Alta Fiore at Lake Las Vegas homes →~$720KMedian Price
40Days on Market
~90Active Listings
~$295Price / Sq Ft
Submarket 3
Bella Fiore at Lake Las Vegas
Mid-range single-family homes in the Lake Las Vegas footprint — a step up from Alta Fiore in size and price, still well inside the resort perimeter.
Browse Bella Fiore at Lake Las Vegas homes →~$820KMedian Price
40Days on Market
~70Active Listings
~$310Price / Sq Ft
Submarket 4
Bella Di Lago at Lake Las Vegas
Bellano's nearest sibling — condo and townhome product in a slightly lower price band, same resort amenity access, comparable HOA structure.
Browse Bella Di Lago at Lake Las Vegas homes →~$660KMedian Price
40Days on Market
~80Active Listings
~$285Price / Sq Ft
Submarket 5
Bellissima at Lake Las Vegas
Single-family homes in the $550K–$950K range inside Lake Las Vegas — a detached alternative to Bellano and Bella Di Lago's attached formats.
Browse Bellissima at Lake Las Vegas homes →~$730KMedian Price
42Days on Market
~75Active Listings
~$295Price / Sq Ft
Submarket 6
MacDonald Highlands
Henderson's premier guard-gated luxury community with DragonRidge Country Club — the comparison address for Bellano buyers considering a gated alternative.
Browse MacDonald Highlands homes →~$1.6MMedian Price
35Days on Market
~85Active Listings
~$450Price / Sq Ft
Submarket 7
MonteLago Village & Reflection Bay
The resort amenity engine residents use daily: MonteLago Village's waterfront dining and boutique shopping, Reflection Bay Golf Club's Jack Nicklaus championship course, and the 320-acre private lake shoreline. Owning anywhere in Lake Las Vegas puts this within a short walk.
Browse MonteLago Village & Reflection Bay homes →320Private Lake Acres
18Holes at Reflection Bay
3,592Lake Las Vegas Total Acres
25 minTo the Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Lake Las Vegas
neighborhood fits?
BY ZIP CODE
What Does the Bellano Market Look Like Across ZIP 89011?
Bellano sits entirely within ZIP 89011, and the MLS reports at ZIP level — so the table presents the 89011 corridor as one broader area encompassing all of Lake Las Vegas plus neighboring Henderson communities. Bellano's own $700K–$1.3M product sits above the ZIP-area median, reflecting its resort position within the broader 89011 market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas · Cadence · Henderson east corridor | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 encompasses Lake Las Vegas, Cadence, and the Henderson east corridor — Bellano's $700K–$1.3M range sits above the overall ZIP median. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Bellano at Lake Las Vegas Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Bellano and Lake Las Vegas faster than any brochure: a $539,900 ZIP-area median, a $700K–$1.3M Bellano price range, 40 median days on market, and a 320-acre private lake found nowhere else in the valley.
$539,900
Median list price across the Lake Las Vegas ZIP area (89011), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer — a resort market that rewards precise pricing.
LVR / GLVAR, June 2026
687
Active listings in ZIP 89011 — the supply backdrop behind every Bellano comp on this page.
Las Vegas REALTORS
$700K–$1.3M
Bellano's price range for condos and townhomes inside Lake Las Vegas.
Community records
320
Private lake acres at Lake Las Vegas — the defining amenity no other valley community replicates.
Lake Las Vegas resort records
3,592
Total acres in the Lake Las Vegas master plan, surrounding the private lake.
Community records
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY BELLANO
Why Does Bellano at Lake Las Vegas Stand Apart From Its Peers?
Bellano's case rests on a 320-acre private lake that cannot be replicated in the Nevada desert — supply is capped by topography, which floors pricing. Five sourced advantages follow, each tied to the Nevada Revised Statutes, FBI crime data, Census figures, or City of Henderson records.
- Lake Las Vegas resort records
The only 320-acre private lake in Nevada
Lake Las Vegas's lake cannot be replicated elsewhere in the valley — a genuine supply constraint that no other Henderson community offers.
- Reflection Bay Golf Club
Jack Nicklaus championship golf
Reflection Bay Golf Club brings a designer-branded course with lake and mountain views steps from Bellano — a resort amenity that commands a national buyer audience.
- FBI Uniform Crime Reporting / City of Henderson
Henderson city services and safety
Henderson police, fire, and services — a city that regularly ranks among America's safest large cities per FBI UCR comparisons — cover every Lake Las Vegas address.
- Nevada Revised Statutes 361.471
Nevada zero income tax plus 3% tax cap
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 make resort ownership meaningfully cheaper than comparable coastal addresses.
- Nevada Real Estate Group analysis
National resort buyer pool
Bellano competes with California and Arizona resort markets for buyers — which expands the resale audience and supports pricing independent of local Henderson market swings.
WHY BUY IN BELLANO
What Are the Top 10 Reasons to Buy a Home in Bellano at Lake Las Vegas?
Bellano's case rests on a resort address no other Henderson community can duplicate — a 320-acre private lake, Jack Nicklaus golf, and a finite supply envelope — plus Nevada's zero income tax and a 3% property-tax cap under Nevada Revised Statutes 361.471. Ten sourced reasons follow.
The only private lake of its kind
320 acres of private lake in the Nevada desert — boating, kayaking, and waterfront dining steps from your door.
Lake Las Vegas resort records
Jack Nicklaus golf on-site
Reflection Bay Golf Club offers a championship course with lake and mountain views — a resort amenity that travels nationally for resale.
Reflection Bay Golf Club
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying cost in a resort market.
NRS 361.471
Lock-and-leave condo format
HOA-maintained exterior upkeep lets owners step away without maintenance anxiety — the defining attribute for second-home and retirement buyers.
Community records
MonteLago Village dining at your door
Waterfront dining and boutique shopping steps away — a lifestyle amenity that drives both resident satisfaction and rental appeal.
Community records
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Resort supply constraint
No meaningful new lakefront acreage can be created inside Lake Las Vegas — a structural floor under pricing.
Nevada Real Estate Group analysis
National buyer pool for resale
Bellano competes with California and Arizona resort markets — resale audience extends beyond local Henderson move-up buyers.
Nevada Real Estate Group analysis
Lake Mead and desert recreation
Lake Mead National Recreation Area is 30 minutes east — 1.5 million acres of boating, hiking, and fishing on top of the in-plan lake.
NPS / Community records
New Construction
Who Builds New Homes Near Bellano at Lake Las Vegas?
Bellano is largely built out — topography and the private lake cap new supply inside Lake Las Vegas. Buyers seeking new construction near the resort typically look at Cadence in Henderson, about 15 minutes west, where national builders offer modern floor plans with community amenities at $380K–$700K. Verify active communities and incentives before writing an offer.
Family & Mid-Market
Lennar
Volume alternative to Lake Las Vegas resort resale
Luxury & Move-Up
Toll Brothers
Luxury production near the Henderson corridor
Entry & Family
DR Horton
Entry-level alternative for value buyers near the area
First-Time & Family
KB Home
Personalized entry-level new builds in Henderson
First-Time & Family
Century Communities
Value-oriented new construction near Lake Las Vegas
Outdoor Recreation
What Outdoor Amenities Does Bellano at Lake Las Vegas Offer?
Bellano's outdoor life is anchored by the 320-acre private lake — boating, kayaking, and paddleboarding from the shoreline — with Reflection Bay Golf Club and Lake Mead National Recreation Area extending the portfolio. The City of Henderson maintains Cornerstone Park approximately twenty minutes west, and desert hiking trails thread the surrounding hills.
IN-COMMUNITY
Lake Las Vegas Private Lake
320 acresBoating · Kayaking · PaddleboardingResident access
The resort's centerpiece — 320 acres of private lake offering boating, kayaking, paddleboarding, fishing, and waterfront walking paths. The defining amenity of the entire Lake Las Vegas community.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfResort / daily fee
Jack Nicklaus-designed championship course with lake and mountain views — the most acclaimed golf address in Henderson, accessible to Bellano residents on a daily-fee or resort membership basis.
IN-COMMUNITY
MonteLago Village waterfront
Open-air villageDining · Shopping · EventsFree
European-inspired waterfront village with restaurants, boutique shopping, and resort services on the eastern lake shore — Bellano's culinary and social anchor.
IN-COMMUNITY
Lake Las Vegas walking paths
Lake perimeterWalking · Running · CyclingFree
Paved walking and running paths threading the lake perimeter and community grounds — morning runs with lake and mountain views, no arterial crossings.
20 MIN
Cornerstone Park
100 acresTrails · Bird watching · FishingFree
One of Henderson's finest large parks — walking trails, a fishing pond, playground, and bird-watching areas. A go-to for families and morning walkers from the Lake Las Vegas corridor.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · CampingNPS fee
America's first national recreation area — full-size boating, coves, desert hiking, and camping thirty minutes east via Lake Mead Parkway.
25 MIN
Boulder City Historic District
Historic townWalking · Dining · MuseumsFree
The only Nevada city without legalized gambling — a walkable historic downtown, antique shops, and Hoover Dam access twenty-five minutes south of Lake Las Vegas.
IN-COMMUNITY
Desert Hills & hiking trails
Desert terrainHiking · ViewsFree
The surrounding desert hills provide informal hiking with dramatic views of the lake and valley below — accessible from the resort perimeter without a drive.
The Bellano Lifestyle
What Does a Weekend at Bellano at Lake Las Vegas Look Like?
Three resort moods within steps of each other: a morning paddle on the 320-acre lake, eighteen at Reflection Bay, and dinner at MonteLago Village's waterfront — with Henderson's parks and Lake Mead's shoreline per the City of Henderson extending the range when you want more.
320Private Lake Acres
18Holes at Reflection Bay
3,592Lake Las Vegas Total Acres
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Bellano Homes This Weekend?
Lake Las Vegas showings run by appointment as often as open house. With 687 active ZIP 89011 listings, supply is consistent, but Bellano's condo and townhome inventory is finite — correctly priced units trade near the 40-day pace. Call (702) 637-1759 and we'll arrange a private tour of Bellano and neighboring Lake Las Vegas neighborhoods the same week.
Quick Answer
What does an HOA cost in Bellano at Lake Las Vegas?
HOA dues in Bellano run $150–$350 per month, combining the Lake Las Vegas master association assessment with Bellano's own sub-association fee. The split between the two layers — and what each covers: exterior maintenance, insurance, pool access, amenity passes — varies by association and can change with reserve studies. Pull the full resale package during your inspection period: dues, reserve balance, pending assessments, and rental-rule addendums all live in that document.
Moving to Lake Las Vegas
Should I Move to Bellano at Lake Las Vegas?
Every month, buyers from Los Angeles, Phoenix, and the Bay Area discover that the resort condo lifestyle priced above $3M at coastal addresses is achievable inside Lake Las Vegas for $700K–$1.3M. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most relocations.
Why Out-of-State Buyers Are Choosing Bellano at Lake Las Vegas
The tax math is compelling: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $250,000 saves roughly $20,000 per year in state income taxes alone. Bellano adds a lifestyle argument coastal California and Arizona resort markets cannot match at the price: a 320-acre private lake, Jack Nicklaus-designed golf, and MonteLago Village dining steps from a $700K–$1.3M resort condo, inside one of Henderson's most distinctive enclaves.
At a $1M budget, comparable lake-view resort condos in California sit well above $2M. That same budget in Bellano secures a resort condo or townhome with private-lake access, championship golf, and Henderson city services — with Nevada's zero state income tax, a 3% property-tax cap, and Harry Reid International Airport twenty minutes away.
According to Las Vegas REALTORS, the median list price across the Lake Las Vegas ZIP area (89011) is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates zoned Henderson schools serving the 89011 area at 7–8/10.
Lake Las Vegas draws a national buyer pool: retirees seeking a resort lifestyle, second-home buyers from Los Angeles and Phoenix, and investors positioning for rental income. The broader Henderson job base — healthcare at St. Rose Dominican, retail, city government — anchors year-round residents, while the Strip and Harry Reid Airport keep the resort accessible for part-time owners.
Cost of Living Snapshot — Bellano, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest for resort buyers: a lake-view condo with championship golf access that starts above $3M in coastal California is available in Bellano for $700K–$1.3M.
| Metric | Bellano, Lake Las Vegas, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Resort Condo Entry (lake view) | From $700K (Bellano) | $2M–$3M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| HOA (resort condo) | $150–$350/mo | $600–$1,200+/mo |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Bellano Rental Market — Vacation & Long-Term
Lake Las Vegas resort properties attract both long-term tenants and short-term vacation guests, with rental potential shaped by the 320-acre lake, Reflection Bay Golf, and proximity to Las Vegas attractions. Whether short-term rentals are permitted in Bellano depends on current CC&Rs and Henderson's short-term rental ordinance per the City of Henderson — verify before underwriting nightly income. Long-term rentals in resort condos of this caliber typically command $3,500–$5,500 monthly.
Updated June 2026 · Source: Nevada Real Estate Group analysis, City of Henderson rental regulations, Las Vegas REALTORS data
Already planning a move to Lake Las Vegas? Our team specializes in out-of-state relocation and resort property transactions — virtual tours of Bellano and neighboring Lake Las Vegas neighborhoods, HOA due-diligence guidance, and closing coordination without flying in repeatedly.
Start Your Lake Las Vegas SearchRELOCATION TIMELINE
How to relocate to Bellano at Lake Las Vegas in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Bellano buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Define your Lake Las Vegas use case
Full-time residence, part-time vacation home, or investment rental — the answer drives your CC&R review, financing structure, and HOA due-diligence priorities. Rental intent means verifying permit status in Bellano's CC&Rs before writing an offer.
Get pre-approved for jumbo financing
Bellano's $700K–$1.3M range puts every purchase in jumbo territory. Resort condo lenders require stronger reserves and may apply condo-approval requirements — confirm Bellano is on your lender's approved list before you start touring.
Hire a Lake Las Vegas specialist
Layered HOA structures, resort liquidity dynamics, and a national buyer pool make Lake Las Vegas more complex than a standard Henderson resale. Work with an agent who has closed Lake Las Vegas transactions and knows the sub-association landscape.
Tour in person or virtually
Tour at least two or three Lake Las Vegas neighborhoods alongside Bellano — Alta Fiore, Bella Di Lago, Bellissima — so you understand the product-type and price-point trade-offs across the resort footprint. Remote virtual tours work well for out-of-state buyers.
Write and negotiate the offer
Resort condos reward precise pricing: overpriced units sit at the 40-day pace while correctly priced ones move quickly. Your agent's read on the specific unit's lake view, floor position, and HOA tier sets the strategy.
HOA docs, inspection & appraisal
Order the full resale package immediately — Bellano's layered HOA has multiple documents, and each layer may need separate delivery. Budget inspection time for resort-condo systems: HVAC, plumbing, balcony, and common-area condition. Appraisal scheduling on unique resort product can add days.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance. Add 5-10 days for HOA document delivery. Jumbo loans may take longer than conforming financing — coordinate with your lender early.
Close, move, and register
Transfer utilities (NV Energy, City of Henderson water/sewer), register with the Lake Las Vegas master association and Bellano sub-association, then handle the Nevada DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Lake Las Vegas Area Economy?
Lake Las Vegas draws on Henderson's economic base and a resort hospitality sector. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, and Henderson incomes run 20% above Clark County's $74,007 median. Reflection Bay, MonteLago Village, and the resort hotels employ directly within the Lake Las Vegas footprint.
$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 Airport job corridorsVia I-215/I-515
30 minTo Las Vegas Strip hospitality employmentVia I-515/US-95
Top Lake Las Vegas-Area Employers
- Reflection Bay Golf ClubChampionship golf operations — the resort's primary private employer inside the Lake Las Vegas footprint
- MonteLago Village businessesWaterfront restaurants, boutique retail, and resort services on the eastern lake shore
- Lake Las Vegas resort hotelsHospitality and resort operations — hotels anchor employment and support Bellano's vacation-rental appeal
- City of HendersonMunicipal services covering Lake Las Vegas as part of Henderson's eastern corridor
- Clark County School District (89011 campuses)Schools serving the Bellano and Lake Las Vegas community
- Henderson healthcare corridorSt. Rose Dominican Hospital and medical offices approximately 20 minutes west on the Henderson campus
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Bellano Compare to Henderson, Lake Las Vegas & MacDonald Highlands?
If you're weighing Bellano against the valley's other luxury and resort addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bellano wins on resort amenity depth and lake access; MacDonald Highlands on gates and golf prestige; Green Valley on schools and value ladder. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Bellano | Lake Las Vegas | Henderson | MacDonald Highlands |
|---|---|---|---|---|
| Price Range | $700K–$1.3M | $350K–$3M+ | From $300K | $800K–$10M+ |
| Median List (ZIP area) | $539,900 (ZIP 89011) | $539,900 (ZIP 89011) | $548K | ~$1.08M (ZIP 89052) |
| Property Type | Condos/Townhomes | Mixed | Mixed | Single-Family / Custom |
| Days on Market | 40 | 40 | 21 | ~35 |
| HOA | $150–$350/mo | Varies by neighborhood | Varies ($0–$300+) | $350–$800+/mo |
| Guard-Gated | No | No (resort perimeter) | Varies by community | Yes |
| Golf | Reflection Bay (Jack Nicklaus) | Reflection Bay | Legacy Golf Club (nearby) | DragonRidge Country Club |
| Private Lake | 320 acres (shared) | 320 acres | None | None |
| Best For | Resort living · Lock-and-leave · Retirees | Full resort footprint | Families · Value · Schools | Gated luxury · Custom estates |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Bellano-specific figures use ZIP 89011 data — broader than Bellano alone. Last updated June 2026.
Cost of Ownership
What Will Bellano at Lake Las Vegas Cost You Each Month?
A $950,000 Bellano purchase (mid-range of the $700K–$1.3M band) runs about $6,700 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the resort market, and break out Bellano's layered HOA structure.
Payment Estimator
Estimate Your Bellano Payment
$5,889
Estimated Monthly Payment
- Principal & Interest$5,056
- Property Tax$483
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Bellano right now?
Resort rental demand keeps Lake Las Vegas rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted. For 5+ year holds, a constrained resort footprint with no new lakefront supply tilts the math toward owning.
OWN (20% DOWN, 7%)
$6,598 / mo
- Principal & Interest
- $5,693
- Property Tax (~0.6%)
- $475
- Homeowners Insurance
- $180
- HOA (layered, mid-range)
- $250
- PMI (20% down — waived)
- $0
5-year net cost:~$260,000
Equity built:~$330,000
RENT (LAKE LAS VEGAS RESORT MEDIAN)
$4,200 / mo
- Median Lake Las Vegas Rent (resort)
- $4,200
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$273,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a mid-range Bellano condo for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $330,000 in equity (including the down payment) while the renter walks away with none. A constrained resort footprint with no new lakefront supply gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $250/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Tier in Bellano at Lake Las Vegas
Bellano's HOA is layered: a Lake Las Vegas master association fee plus a Bellano sub-association fee. Each tier covers different items — confirm the exact split, total monthly dues, reserve balance, and any pending special assessments in the resale package during escrow.
Lake Las Vegas Master Association
$80–$180 / mo (component)
Lake Las Vegas master HOA
$80–$180
Includes:
Common-area maintenance, gate access, lake infrastructure, community events calendar
Bellano Sub-Association
$70–$170 / mo (component)
Bellano sub-association
$70–$170
Includes:
Exterior building maintenance, roofs (where applicable), pool access, landscaping
Combined Bellano Total
$150–$350 / mo
Total layered HOA
$150–$350
Includes:
Full master + sub-association combined; confirm exact current dues in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Bellano at Lake Las Vegas?
Bellano sits in Henderson's eastern hills, about 20 miles from central Henderson via Lake Mead Parkway and I-515. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — Bellano's commute runs longer than the Henderson average for most destinations, which is the nature of the resort seclusion. Drive the route at peak hour before committing.
Drive Times from Bellano at Lake Las Vegas
- 15 minHenderson downtown (Water Street)Lake Mead Pkwy west
- 2 minMonteLago VillageIn-community walk or short drive
- 20 minHarry Reid Intl AirportLake Mead Pkwy west / I-215
- 25 minLas Vegas StripI-515 / US-95 north
- 30 minDowntown Las VegasI-515 north
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- 25 minBoulder CityUS-93 south
- 20 minCornerstone ParkLake Mead Pkwy west
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 Bellano?
Most Bellano purchases close in 30–45 days — Nevada uses escrow companies, not attorneys. Cash deals close in 7–14 days. Budget 5–10 extra days for HOA document delivery covering both the Lake Las Vegas master association and Bellano's sub-association. Jumbo buyers should allow additional time: appraisers scheduling resort condos in the limited 89011 comparable-sale pool routinely add a week.
Quick Answer
What down payment do you need to buy in Bellano?
Most Bellano buyers put down 20%–30% — jumbo financing applies across the $700K–$1.3M range, and resort condo lenders typically require stronger reserves than conventional single-family loans. At $700K, plan roughly $140K–$210K down; at $1M, $200K–$300K. VA and FHA programs carry condo-approval list requirements — confirm your lender has Bellano approved before structuring your offer around government-backed financing.
Bellano at Lake Las Vegas FAQ — 18 Answers
What Do Bellano at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Bellano?
Bellano's price range runs $700K–$1.3M for its condo and townhome units inside Lake Las Vegas per community records. Across the broader ZIP 89011 area, the median list price is $539,900 per Las Vegas REALTORS MLS data. Position — lake views, upper floors, proximity to MonteLago Village — moves individual units within that band meaningfully.
What type of homes are in Bellano?
Bellano is a condo and townhome neighborhood inside the Lake Las Vegas master plan, offering attached resort-style residences with quality finishes, private terraces, and access to the surrounding lake-and-mountain landscape. The product suits lock-and-leave buyers, vacation-home owners, and investors who want resort living without the maintenance of a detached single-family home in the hills.
Is Bellano part of Lake Las Vegas?
Yes — Bellano is one of several distinct neighborhoods 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 Reflection Bay Golf Club, MonteLago Village's waterfront dining, and lake recreation. Sub-association rules vary by neighborhood, so review Bellano's specific CC&Rs in escrow.
What are HOA fees in Bellano?
HOA dues in Bellano typically run $150–$350 per month, layering the Lake Las Vegas master association assessment on top of Bellano's sub-association fee. What each tier covers — exterior maintenance, roofs, pools, amenity access — varies by association. Pull the full resale package early; Nevada escrows typically close in 30–45 days, and HOA document delivery should not compress your review window.
What amenities does Lake Las Vegas offer residents?
The anchor is the 320-acre private lake — boating, kayaking, paddleboarding, and fishing from the shoreline. Reflection Bay Golf Club brings Jack Nicklaus-designed championship golf with lake and mountain views. MonteLago Village adds waterfront dining and boutique shopping. Pools, fitness facilities, walking paths, and organized community events round out the resort portfolio available to Bellano residents.
What is the average days on market near Bellano?
Across the ZIP 89011 area that includes Bellano, homes sold took a median of 40 days from list to accepted offer over the past hundred days per Las Vegas REALTORS data. Lake Las Vegas resort properties often take longer to price correctly — unique product competes in a national buyer pool rather than the local move-up market, and overpriced units sit while correctly-priced ones find buyers in weeks.
What are property taxes like near Lake Las Vegas?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of a home's assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1M Bellano purchase, plan around $5,500–$7,000 per year. Long-held properties re-set to current assessed value after a sale — verify the post-sale figure with the Assessor before budgeting.
How far is Bellano from the Las Vegas Strip?
Bellano sits approximately 25 minutes from the Las Vegas Strip via I-515 and Lake Mead Parkway per community drive-time data. Harry Reid International Airport runs about 20 minutes via I-215. Downtown Henderson is roughly 15 minutes, and Lake Mead National Recreation Area about 30 minutes east. Drive the commute at peak hour before committing — the resort seclusion is the point, but the distance is real.
Can I rent out my Bellano home?
Rental potential exists in Bellano: Lake Las Vegas properties attract both long-term tenants and short-term vacation guests, but whether either is permitted depends on Bellano's current CC&Rs and Henderson's short-term rental ordinance per the City of Henderson. Request the resale package and review rental rules before counting income into your purchase math. Our team can advise on realistic projections for Lake Las Vegas units.
What are the schools near Bellano?
Bellano is zoned to Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10) per CCSD zoning for the 89011 ZIP. Private options include Henderson International School (PreK–12) and Bishop Gorman High School, both highly regarded. Charter alternatives — Doral Academy Fire Mesa (8/10) and Somerset Academy — serve K–12 across the Henderson corridor.
Is Lake Las Vegas a good investment?
Lake Las Vegas offers a unique supply constraint: a finite resort footprint on a 320-acre private lake with no meaningful new-construction capacity in the core neighborhoods. Bellano's $700K–$1.3M range, resort amenities, and proximity to Las Vegas attractions support both long-term appreciation and rental income arguments — but returns depend on the unit, the buy price, and rental-permit status. Verify comps against closed sales, not list prices.
What is the cost of living at Lake Las Vegas?
Bellano's $700K–$1.3M price range plus $150–$350/mo HOA places it in Henderson's upper tier, but Nevada's zero state income tax and roughly 0.5–0.7% effective property tax rate per the Clark County Assessor make the carrying cost competitive against comparable coastal resort addresses. Day-to-day goods and services track the rest of Clark County — meaningfully lower than Los Angeles or the Bay Area.
Is Bellano a good place for retirees or second-home buyers?
Yes — Bellano's condo and townhome format suits both. Lock-and-leave maintenance structure, resort amenities on-site, Nevada's zero state income tax, and a 3% primary-residence property-tax cap under NRS 361.471 address the two concerns retirees ask about most: daily lifestyle and long-run carrying cost. Second-home buyers value the resort setting and rental optionality when they're away — subject to CC&R review.
How safe is the Lake Las Vegas area?
Lake Las Vegas falls within Henderson's city limits and is served by the Henderson Police Department. Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. Lake Las Vegas's gated resort setting adds an additional perimeter layer. The surrounding desert hills and limited road access keep through-traffic minimal, which correlates with low property-crime rates in resort enclaves.
What should I know before buying in Bellano?
Four things move real money here. First, layered HOA fees of $150–$350/mo — confirm exact dues, reserves, and what each tier covers. Second, rental rules — verify short-term and long-term permit status in Bellano's CC&Rs before projecting income. Third, resort liquidity — buyer pools are narrower than the broader Henderson market; pricing precision matters more. Fourth, the tax reset: long-held units re-set to current assessed value after sale.
What down payment do you need to buy in Bellano?
Most Bellano buyers put down 20%–30% — jumbo financing applies across the $700K–$1.3M range, and lenders typically require stronger reserves on resort condos than on conventional single-family homes. At $700K, plan roughly $140K–$210K down; at $1M, $200K–$300K. VA and FHA programs carry condo-approval requirements — confirm your lender has Bellano on the approved list before structuring your offer around government-backed financing.
What does an HOA cost in Bellano at Lake Las Vegas?
HOA dues in Bellano run $150–$350 per month, combining the Lake Las Vegas master association fee with Bellano's own sub-association assessment. The split between the two layers, and what each covers — exterior maintenance, insurance, pool, amenity access — varies. Pull the full resale package during your inspection period: dues, reserve fund balance, pending special assessments, and rental-rule addendums all live in that document.
How long does it take to close on a home in Bellano?
Most Bellano purchases close in 30–45 days from accepted offer — Nevada uses escrow companies, not attorneys. Cash deals can close in 7–14 days. Condo purchases add HOA document-delivery time; budget 5–10 extra days for the resale package. Jumbo-financed buyers should allow time for appraisal scheduling on a resort property with a limited comparable-sale pool in the 89011 ZIP area.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Bellano at Lake Las Vegas?
These are the eight queries Bellano buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Bellano part of Henderson or Las Vegas?
Henderson. Bellano at Lake Las Vegas falls within the City of Henderson's limits, with Henderson police, fire, water, and city services. Mailing addresses read Henderson, NV 89011 — "Bellano" and "Lake Las Vegas" are community names, not separate municipalities.
What ZIP code covers Bellano?
ZIP 89011 covers Bellano and the broader Lake Las Vegas resort area, including neighboring communities like Cadence. The ZIP-level statistics on this page — 687 active listings, $539,900 median — are broader than Bellano alone; Bellano's own units concentrate in the $700K–$1.3M band.
Is Bellano guard-gated?
Bellano itself is not guard-gated, though the Lake Las Vegas resort perimeter provides a natural access filter with limited roads into the community. Buyers specifically wanting a gated address should compare nearby MacDonald Highlands, Henderson's premier guard-gated luxury community about 15 minutes west.
What is Reflection Bay Golf Club?
Reflection Bay Golf Club is a Jack Nicklaus-designed championship course inside Lake Las Vegas offering dramatic lake and mountain views. It operates on a daily-fee and resort membership basis, accessible to Bellano residents without mandatory club membership — though membership tiers offer preferred access and pricing.
Can I boat on the Lake Las Vegas lake?
Yes — the 320-acre private lake supports boating, kayaking, paddleboarding, and fishing for Lake Las Vegas residents and resort guests. Electric and human-powered watercraft are standard; motorized vessel rules may vary by season and HOA guidelines. Confirm current watercraft policies with the Lake Las Vegas master association before purchase.
Is Lake Las Vegas a good investment?
The fundamentals are supportive: finite lakefront supply constrained by desert topography, a national buyer pool extending demand beyond local Henderson move-up buyers, and Henderson's consistent safety ratings and city services. Returns depend on the unit, buy price, and rental-permit status — verify comps against recent closed sales, not just list prices.
How far is Bellano from Boulder City?
About 25 minutes south via US-93 — Boulder City is the closest historic Nevada town, with Hoover Dam access, a walkable downtown, antique shops, and a distinctly small-town feel that contrasts with the Las Vegas Valley. Bellano's eastern Henderson location makes it among the closer Las Vegas area communities to Boulder City.
Is Lake Las Vegas a real lake?
Yes — it's a man-made 320-acre freshwater lake created by damming Las Vegas Wash in the early 1990s as the centerpiece of the Lake Las Vegas resort development. It's private, meaning access is reserved for residents and resort guests rather than the general public, unlike the nearby public waters at Lake Mead.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct resort-market 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 resort and luxury tiers — Lake Las Vegas neighborhoods, MacDonald Highlands, Anthem Country Club, and beyond. That depth ranks the team #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Bellano at Lake Las Vegas Expert?
6,225+ closed transactions and $4.1B+ in total volume since 2009 — including Lake Las Vegas resort properties where layered HOA structures and jumbo financing demand local expertise. Call (702) 637-1759 or tell us what you're looking for and we'll match you with the right Bellano or Lake Las Vegas home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Bellano at Lake Las Vegas?
Compare Bellano with neighboring Henderson master plans, nearby luxury communities, and the broader Henderson market. Each card pairs commute time with price positioning so you can judge whether trading Bellano's resort lifestyle for gates, newer construction, or lower HOA actually buys you more home for the money.
IN-PLAN
Lake Las Vegas (parent)
$539,900 (ZIP 89011)
Resort surrounds Bellano
View Lake Las Vegas (parent) →A–Z INDEX
Which Lake Las Vegas Neighborhoods Can You Explore A–Z?
Lake Las Vegas contains multiple distinct neighborhoods around the 320-acre private lake. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA dues, and rental rules for any of them on request.
B
- Bella Di Lago at Lake Las Vegas
- Bella Fiore at Lake Las Vegas
- Bellano at Lake Las Vegas
- Bellissima at Lake Las Vegas
M
- MonteLago Village (resort amenity)
R
- Reflection Bay Golf Club (resort amenity)
KEEP LEARNING
What Else Should You Read About Bellano at Lake Las Vegas?
These guides extend the research most Bellano buyers do next — understanding the broader Henderson market, comparing luxury and resort communities, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Bellano's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Bellano at Lake Las Vegas Data Come From?
Every statistic is sourced from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89011 is broader than Bellano alone — area statistics are labeled as such throughout. Bellano-specific figures (price range, HOA) come from community records. Follow any link below to verify a figure directly.
- 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 (Bellano is not separately tabulated). census.gov/quickfacts
- City of Henderson — City services, Henderson Police Department coverage, parks, and short-term rental ordinance. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson 89011 schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the payment calculator. freddiemac.com/pmms
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