Nevada's #1 team for Lake Las Vegas real estate. Search Bellissima — single-family homes $550K–$950K inside Henderson's premier resort community — with live MLS data and local expert guidance.
The 89011 ZIP area carried 687 active listings in June 2026 according to NREG’s MLS analysis MLS data — Bellissima single-family homes typically list between $550K and $950K within that broader pool. The newest listings appear below, refreshed daily from the GLVAR MLS, and every active home in the ZIP is searchable in our live portal.
See all listings in Henderson, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 11:17 AM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
VILLAGE PRICE RANGE
$550K–$950K
Community records
PARENT MASTER PLAN
Lake Las Vegas
Community records
DAYS ON MARKET (ZIP AREA)
38
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Bellissima is a single-family village priced $550K–$950K inside the 3,592-acre Lake Las Vegas resort, with a 320-acre private lake and layered HOA of $120–$300/mo. The 89011 ZIP area shows a $539,900 median list price and 38-day market pace per City of Henderson backs every Henderson street with full municipal services. Market data per NREG’s MLS analysis. The takeaways below unpack the resort's ownership essentials.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Henderson
PRICE DISTRIBUTION
Bellissima homes list $550K–$950K within the broader 89011 ZIP area, where the median list is $539,900 per NREG’s MLS analysis June 2026 MLS data. The ZIP includes other Lake Las Vegas villages and eastern Henderson corridors, so the full 687-listing pool spans a wide range. The bands below show the modeled distribution.
The 89011 ZIP area's 687 active listings include Bellissima single-family homes alongside other Lake Las Vegas villages — each link below opens our live Henderson MLS search, with counts updated daily from NREG’s MLS analysis MLS data for ZIP 89011.
Bellissima is one of several single-family and attached villages within Lake Las Vegas. The cards below compare the closest neighbors so you can judge whether Bellissima's price range and lot configuration match your priorities.
733 active listings across ZIP 89011 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by village, price, beds, and resort feature — no spam, unsubscribe anytime. Lake Las Vegas is a niche market with deliberate buyers; well-priced Bellissima homes attract motivated offers quickly despite the 40-day area median. Alert subscribers see new listings within hours of hitting the GLVAR MLS — before open-house traffic.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Bellissima delivers Henderson's most distinctive resort lifestyle: single-family homes $550K–$950K within the 3,592-acre Lake Las Vegas master plan, steps from a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village. City of Henderson services and Henderson's safety record back the resort experience with municipal reliability, and Nevada's zero state income tax keeps the cost picture honest.
Bellissima is known for single-family resort living within Lake Las Vegas — the 3,592-acre Henderson community centered on a 320-acre private lake with Mediterranean-inspired architecture, Reflection Bay Golf Club, and MonteLago Village waterfront dining that has no equivalent elsewhere in the Las Vegas Valley.
It fits resort-lifestyle buyers willing to pay a premium for the private lake and golf access, out-of-state relocators comparing Nevada's tax advantage against California's costs, second-home and investment buyers who want resort rental potential, and active adults who want resort amenities without leaving their neighborhood.
Mornings kayak on the private lake or tee off at Reflection Bay Golf; afternoons browse MonteLago Village's waterfront shops and restaurants; evenings catch a concert or community event on the village green — with the Las Vegas Strip, Harry Reid Airport, and Henderson's full services all within 20–25 minutes.
Bellissima sits within Lake Las Vegas in eastern Henderson, ZIP 89011 — nestled in the desert hills approximately 20 miles from the Las Vegas Strip. The resort community wraps around a 320-acre private lake with mountain views and a Mediterranean village setting unique in the valley.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
Quick Answer
For the right buyer, yes — Bellissima offers a genuinely resort lifestyle at a Las Vegas Valley price point: a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village waterfront dining that no conventional suburb in the valley can replicate. The honest trade-offs are a 25-minute commute to the Strip, layered HOA dues requiring careful due diligence, and a niche market with a 40-day median DOM. Nevada's zero state income tax and the 3% property-tax cap make the ownership math more compelling than comparable waterfront addresses in other states.
Source: City of Henderson
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Bellissima at Lake Las Vegas and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Henderson city (Bellissima/Lake Las Vegas not separately tabulated) · Updated
POPULATION & GROWTH
Lake Las Vegas itself is largely built out — the resort community's fixed geography caps expansion — while its parent city continues to grow: Henderson has added roughly 96,000 residents since 2010 per U.S. Census counts, and that citywide growth sustains resort-community demand from residents seeking a unique address within the metro.
Inside Lake Las Vegas, growth means turnover and appreciation, not expansion: a built-out resort community with no new supply potential and steady demand from a growing metro. The 687 active 89011 ZIP listings confirm an active resale market, and 40-day median DOM shows a niche community trading at its own deliberate pace — typical for resort addresses where buyers are selective and motivated.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lake Las Vegas separately. Henderson: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
REPORTED MARKET SERIES
Median sold price, days on market, and monthly closings for the Lake Las Vegas ZIP area (89011) from NREG’s analysis of Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than the Lake Las Vegas resort community itself — treat figures as area-level orientation, not village-specific appraisals.
Median Sold Price
$478K–$505K monthly band; $500,774 median over the last 100 days
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
38–47 day monthly range; 40-day median — longer than Henderson average, typical for resort niche
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales / Month
~105/mo recent pace — volume consistent with a resort niche community
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89011 rose 151% between 2015 ($195,000) and 2026 ($490,000), across 8,446 recorded closings — Las Vegas REALTORS MLS records via Repliers.
RESORT MARKET
Market Competitiveness
The Lake Las Vegas / 89011 ZIP area is a deliberate, niche market — 40-day median DOM on sold homes and 687 active listings show both activity and buyer selectivity. Resort buyers move carefully; well-priced resort homes still attract motivated offers, while overpriced listings sit. Pricing discipline is the primary competitive lever.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore Bellissima at Lake Las Vegas? Our team knows every village, rental policy nuance, and lake-access detail in the resort community.
Start Your Home SearchVillage Comparison
A like-for-like comparison of Lake Las Vegas's most-searched villages — indicative price, lifestyle fit, and product type — using ZIP-area listing data via NREG’s MLS analysis. Per-village figures are Nevada Real Estate Group-modeled slices; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bellissima | ~$700,000 | ~$270 | 42 | ~40 | Single-family resort |
| Bella Fiore at Lake Las Vegas | ~$850,000 | ~$300 | 45 | ~45 | Upper-tier single-family |
| Bellano at Lake Las Vegas | ~$950,000 | ~$310 | 50 | ~30 | Condo/townhome luxury |
| Bella Di Lago at Lake Las Vegas | ~$650,000 | ~$260 | 44 | ~35 | Condo/townhome mid-tier |
| Alta Fiore at Lake Las Vegas | ~$700,000 | ~$265 | 40 | ~38 | Single-family resort entry |
| Lake Las Vegas Hub | $539,900 (ZIP area) | ~$265 | 40 | 687 | Full resort master plan |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-village figures are modeled estimates. Listing counts updated daily via Repliers IDX.
Village Deep Dive
Submarket 1
Mid-tier Lake Las Vegas single-family village priced $550K–$950K — the sweet spot for resort lifestyle buyers who want a full home footprint with lake-community access without reaching into the $1M+ echelon.
Browse Bellissima homes →Submarket 2
A step above Bellissima on the Lake Las Vegas price ladder: single-family homes priced $600K–$1.1M with hillside positioning and valley views, within the same master resort amenity package.
Browse Bella Fiore at Lake Las Vegas homes →Submarket 3
High-tier lakeside condominiums and townhomes priced $700K–$1.3M — the resort's attached-product answer for buyers who want lock-and-leave convenience with premium lake views.
Browse Bellano at Lake Las Vegas homes →Submarket 4
Mid-range condominiums and townhomes priced $500K–$850K — resort living at a lower entry point than Bellissima's single-family floor, with water views and full master-plan amenity access.
Browse Bella Di Lago at Lake Las Vegas homes →Submarket 5
Single-family village priced $550K–$950K within Lake Las Vegas — a Bellissima peer with a slightly different lot configuration and position within the resort. Same master amenity access.
Browse Alta Fiore at Lake Las Vegas homes →Submarket 6
The parent community hub page covering all Lake Las Vegas villages — market data, amenity overview, resort context, and the full inventory across the 3,592-acre master plan.
Browse Lake Las Vegas Hub homes →Submarket 7
The amenity engine that defines the Lake Las Vegas experience: the 320-acre private lake with marina and water sports, Reflection Bay Golf Club's Jack Nicklaus course, MonteLago Village's waterfront restaurants and boutique shops, and a community events calendar that fills every weekend. Owning in Bellissima puts all of this within a short walk.
Browse MonteLago Village & Lake Amenity Core homes →STILL DECIDING?
BY ZIP CODE
Lake Las Vegas and its sister communities in the 89011 corridor are captured at ZIP-code level in MLS reporting — the table below treats the ZIP as a single area corridor. With 687 active listings and a $539,900 median, the corridor is active for a resort niche, reflecting broad eastern Henderson demand alongside the resort premium.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas resort corridor — eastern Henderson, including all LLV villages | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 encompasses all Lake Las Vegas villages and surrounding eastern Henderson communities — per-village medians are modeled. *Year-over-year change is intentionally omitted at ZIP level. Boundaries per Clark County GIS.
New Construction
Bellissima and most Lake Las Vegas villages are essentially built out — resale is the primary market. Limited new-construction opportunities occasionally emerge elsewhere in the resort, but buyers seeking new builds with Lake Las Vegas convenience typically look at central Henderson master plans fifteen to twenty minutes away, where national builders compete on incentives.
Family & Mid-Market
High-volume alternative to Lake Las Vegas resort resale
Move-Up & Luxury
Luxury production in Henderson corridors nearby
55+ Active Adult & Family
Active-adult options with resort-quality amenities nearby
First-Time & Family
Entry-level and mid-market new builds near the corridor
Family
Value-oriented Henderson new construction
Outdoor Recreation
A private lake, desert mountain trails, and one of Nevada's premier public golf courses — Bellissima's outdoor portfolio is unique in Henderson. The City of Henderson maintains Cornerstone Park in the broader area, and Lake Mead National Recreation Area adds big-water boating and hiking about thirty minutes east.
IN-COMMUNITY
The resort's centerpiece: a 320-acre private lake where residents boat, kayak, and paddleboard — the only private lake of its kind in the Las Vegas Valley. The marina and waterfront walkways extend the experience year-round.
IN-COMMUNITY
Jack Nicklaus-designed resort course with lake and mountain views that rival any Southwest golf destination. Daily-fee play available for Bellissima residents and the public; resort pricing varies seasonally.
IN-COMMUNITY
The European-inspired village waterfront — strolling, outdoor dining at lakeside restaurants, boutique browsing, and community events on the village green. The social center of Lake Las Vegas life.
IN-COMMUNITY
Paved and natural-surface trails wind through the desert hills surrounding the community — morning-run mileage and sunset-walk views with mountain backdrop.
20 MIN W
Henderson's largest park: a 100-acre preserve with walking trails, a fishing pond, bird-watching habitat, playgrounds, and picnic areas on Wigwam Parkway.
30 MIN E
America's first national recreation area adds big-scale boating, shoreline hiking, and multiple beach access points about thirty minutes east via Lake Mead Parkway — the closest true wilderness escape from the resort.
30 MIN E
The most accessible Lake Mead swim beach — a popular day trip destination for Bellissima residents who want open-water swimming beyond the resort lake.
20 MIN SE
One of the Seven Wonders of the Modern World, twenty minutes south via US-93 — a weekend excursion or client-visit destination unlike anything else in the metro.
The Bellissima Lifestyle
Three moods within steps of each other: a morning kayak on the private lake, eighteen at Reflection Bay Golf Club, and lunch at a MonteLago Village waterfront restaurant — with Lake Mead's wilderness and Henderson's full city services per the City of Henderson available by the time afternoon calls for something bigger.
THIS WEEKEND'S OPEN HOUSES
Open houses across Lake Las Vegas run most weekends — 687 active listings in the 89011 ZIP keep options available. The 40-day median DOM means well-priced resort homes rarely race to contract, so there is time to tour deliberately. Browse current inventory or call (702) 637-1759 and we'll build your tour route.
Budget around the specific home, not a community average. Before you compare the cost of a move to Bellissima at Lake Las Vegas, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Bellissima residents draw on Henderson's diverse employment base and Las Vegas's hospitality and tech economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas-Henderson metro maintains historically strong labor market fundamentals, and Henderson household incomes run roughly 18% above the Clark County median.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Bellissima against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Bellissima wins on resort uniqueness and outdoor recreation; Henderson wins on schools and commute; Las Vegas on entry price — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | Bellissima | Henderson | Las Vegas | Lake Las Vegas |
|---|---|---|---|---|
| Price Range | $550K–$950K (village) | $548K median | $476K median | $400K–$1.5M+ |
| ZIP-Area Median List | $539,900 (89011) | $548K | $476K | $539,900 (89011) |
| Days on Market | 40 (ZIP area) | 21 (Henderson) | 20 | 40 (89011) |
| Active Listings | 687 (ZIP area) | 2,460 | 8,606 | 687 (89011) |
| Private Lake | Yes — 320 acres | No | No | Yes — 320 acres |
| In-Community Golf | Yes — Jack Nicklaus | Select communities | Select communities | Yes — Reflection Bay |
| Commute to Strip | ~25 min | ~15-20 min | ~10-20 min | ~25 min |
| Best For | Resort living · Lake access | Families · Safety · Schools | Investors · Urban · Value | Resort master plan overview |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Bellissima and Lake Las Vegas figures are Henderson citywide for demographic data — the Census does not tabulate resort communities separately. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
Lake Mead Parkway connects Bellissima to I-515 and the broader Henderson grid — most residents drive, and the 25-minute Strip commute via I-515/US-95 is practical for daily workers. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — comparable to the Lake Las Vegas drive time for most Strip-adjacent employment.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Bellissima purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers above the conforming limit need jumbo underwriting, which can add a week. Both the Lake Las Vegas master association and the Bellissima sub-association must deliver resale packages; build a few extra days into your contingency period for dual-association document delivery.
Quick Answer
Most Bellissima buyers put down 10% to 20%. At the $550K entry, that is $55,000–$110,000; at $950K, $95,000–$190,000. Conventional financing with 10–20% down works across most of the village range, but loans above the $832,750 conforming limit require jumbo financing — typically 10–20% down, stronger debt-to-income requirements, and a more thorough underwriting process. VA-eligible veterans with full entitlement keep 0% down access with no loan limit; the $832,750 county limit applies only to buyers with remaining entitlement. Get fully underwritten before submitting an offer in this niche market.
Bellissima at Lake Las Vegas FAQ — 17 Answers
Bellissima single-family homes typically list between $550K and $950K per community records, reflecting the Lake Las Vegas resort premium. Across the broader 89011 ZIP area, $539,900 is the median list price per NREG’s analysis of Las Vegas REALTORS MLS data — a useful area anchor, though Bellissima homes sit toward the upper half of that corridor given the 320-acre lake setting and Mediterranean resort lifestyle.
Yes. Bellissima is a single-family village within the 3,592-acre Lake Las Vegas master plan in ZIP 89011 — the same resort community wrapped around a 320-acre private lake. Ownership here layers both a master Lake Las Vegas association and a Bellissima sub-association. Verify the exact dues, reserves, and CC&Rs for both in escrow before you close.
Plan $120–$300 per month for HOA dues in Bellissima. That range stacks a Lake Las Vegas master association assessment on top of a Bellissima sub-association fee. Inclusions vary but typically cover common-area maintenance, resort amenity access, and community standards. Request the complete resale package — both association documents — early in escrow; Nevada's 30-to-45-day close leaves limited review time.
The 320-acre private lake anchors the amenity list: residents boat, kayak, and paddleboard without leaving the community. Beyond water recreation, Bellissima owners access the Jack Nicklaus-designed Reflection Bay Golf Club, MonteLago Village's waterfront dining and boutique shopping, community pools, a fitness center, spa services, and a year-round events calendar hosted by the resort.
About 25 minutes via I-515/US-95 under typical traffic. Harry Reid International Airport is roughly 20 minutes away via I-215/I-515, downtown Henderson about 15 minutes via Lake Mead Parkway, and Lake Mead National Recreation Area approximately 30 minutes east. For working professionals, those numbers keep Lake Las Vegas practical — resort seclusion without true commute sacrifice.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $750,000 Bellissima home, plan around $4,500–$5,250 per year. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
The resort setting supports strong short- and long-term rental demand: the private lake, Reflection Bay Golf, and MonteLago Village attract both seasonal visitors and Henderson-area tenants. Across the 89011 ZIP area, 687 active listings and a $500,774 median sold price per NREG’s analysis of Las Vegas REALTORS MLS data show a liquid, active market. Short-term rental policies are association-controlled — verify current rules before underwriting nightly income.
Public school zoning in the 89011 area routes children to Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10) per Clark County School District records. Private and charter options within reasonable drive include Henderson International School (K-12), Pinecrest Academy St. Rose (K-8), and Doral Academy Fire Mesa (K-8, 8/10). Zone boundaries shift — verify any address before offering.
Often yes — Lake Las Vegas villages including Bellissima have historically permitted rentals, but the controlling rules live in both the master Lake Las Vegas association CC&Rs and the Bellissima sub-association documents. Policies and permit requirements can change. Verify the current rental policy in the resale package before underwriting income. Our team can discuss realistic short- and long-term rental scenarios for the area; call (702) 637-1759.
Across the 89011 ZIP area, sold homes averaged a median of about 38 days from list to accepted offer per NREG’s analysis of Las Vegas REALTORS MLS data — longer than the Henderson citywide pace, reflecting the resort community's smaller, niche buyer pool. Well-priced lakeside properties still attract motivated buyers quickly; overpriced homes in a thin market can sit considerably longer. Pricing to comp is critical here.
Higher than Henderson's citywide median but competitive for a resort address. The $550K–$950K price range sits above Henderson's $548K median, and HOA dues of $120–$300/mo layer on top of carrying costs. Nevada's zero state income tax and roughly 0.5–0.7% effective property-tax rate — capped at 3% annual growth for primary residences — stretch every budget. Day-to-day costs track the rest of Clark County, with Henderson's retail and healthcare nearby.
Bellissima is a single-family village priced $550K–$950K — mid-tier within Lake Las Vegas. Higher-end villages like Bellano offer condo and townhome options from $700K; Bella Fiore targets the $600K–$1.1M luxury single-family buyer. All villages share the master resort amenity package: the private lake, golf, and MonteLago Village. The differentiator is lot configuration, home size, and proximity to the waterfront. Our team can run a village-by-village comparison.
Four things matter most. First, layered HOA: both a master and sub-association assessment require review — budget time for both resale packages. Second, niche market: the 89011 ZIP shows 40-day median DOM, longer than Henderson's core, so pricing discipline and patience matter. Third, investment rules: rental policies are association-controlled and can change. Fourth, resort pricing: the $550K entry reflects the lifestyle premium — comparable Henderson construction elsewhere costs less. Work with a specialist who knows the lake market.
Bellissima trades Henderson's suburban depth for a resort lifestyle: the private lake, golf club, and MonteLago Village deliver amenities no conventional subdivision can match. Trade-offs include a longer commute to Las Vegas employment corridors (25 minutes vs. 15 from central Henderson), higher HOA dues than most Henderson master plans, and a thinner resale market with 40-day median DOM. For buyers who want resort living without leaving Nevada, it is genuinely distinctive.
Most Bellissima buyers put down 10% to 20%. At the $550K entry price, that is $55,000–$110,000; at $950K, $95,000–$190,000. Conventional financing works across the full price range, though loans above the $832,750 conforming limit require jumbo financing — which typically demands 10–20% down and a strong debt-to-income profile. VA-eligible veterans with full entitlement can access 0% down with no loan limit; the $832,750 county limit applies only to buyers with remaining entitlement. Get fully underwritten before touring — this is a niche market and sellers want confident buyers.
Budget $120–$300 per month, understanding the figure stacks two assessments: the Lake Las Vegas master association and the Bellissima sub-association. The master fee covers lake-access amenities, resort infrastructure, and MonteLago Village maintenance; the sub-association handles Bellissima-specific common areas and community standards. Always pull both resale packages in escrow — dues, reserve studies, pending special assessments, and rental-policy language — before funding.
Most Bellissima purchases close in 30 to 45 days — Nevada closes through escrow, not attorneys. Cash buyers can fund in 7–14 days. Financed buyers above the $832,750 conforming limit need jumbo underwriting. Both the master association and Bellissima sub-association must deliver resale packages; build a few extra days into your contingency period.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Lake Las Vegas 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.
Yes. Bellissima is a village within Lake Las Vegas, which is located in the City of Henderson in ZIP code 89011. Henderson Police, Henderson Fire, and City of Henderson municipal services cover the community. Mailing addresses read Henderson, NV — Lake Las Vegas and Bellissima are community names, not separate municipalities.
ZIP 89011 covers Bellissima and the broader Lake Las Vegas resort community in eastern Henderson. The same ZIP encompasses neighboring villages and some surrounding eastern Henderson corridors, so ZIP-level MLS statistics (687 active listings, $539,900 median) are broader than Bellissima alone.
Lake Las Vegas has controlled entry points and a resort-community layout that limits through traffic, but Bellissima itself is not a guard-gated enclave in the traditional sense. The resort setting provides a degree of access control inherent to its geography and HOA governance without a staffed guard gate at every village entrance.
The 320-acre private lake is a managed reservoir, not an uncontrolled waterway. Flood risk in the area is managed through the resort's engineering design. Verify flood zone classification for any specific parcel with the Clark County Assessor and review FEMA flood-map data before purchasing — buyers should confirm flood insurance requirements with their lender.
About 30 minutes east via Lake Mead Parkway — a straightforward drive from the resort community's main entrance. Bellissima residents often treat Lake Mead National Recreation Area as a weekend extension of their outdoor lifestyle, adding big-water boating and desert hiking to the private lake and in-community recreation.
Yes — for active retirees who value resort lifestyle over school zoning. In-community golf, lake recreation, and MonteLago Village's dining and events calendar fill a retirement calendar without requiring a car trip. Henderson's healthcare access (St. Rose Dominican 20 minutes away) and Nevada's favorable tax structure add to the appeal. Compare against dedicated 55+ communities in Henderson before committing.
Historically yes — Lake Las Vegas has supported vacation rental activity given its resort setting. Rental policies are controlled by the master Lake Las Vegas association and individual village sub-associations, and they can change. Verify current rental rules, required permits, and any income-sharing arrangements in both resale packages before underwriting any vacation rental income.
Bellissima is a single-family village priced $550K–$950K — mid-tier within Lake Las Vegas. Bellano and Bella Di Lago offer attached condo and townhome products; Bella Fiore targets the $600K–$1.1M single-family buyer. All villages access the same master resort amenity package: the private lake, Reflection Bay Golf, and MonteLago Village. Differences come down to lot size, home footprint, and position within the resort's geography.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 rank Nevada Real Estate Group #1 in Nevada. Our agents have closed Lake Las Vegas resort villages, navigated layered HOA due diligence, and managed jumbo financing — the specific expertise Bellissima buyers need, backed by thousands of verified five-star reviews.
WORK WITH THE BEST
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
Compare Bellissima with neighboring Henderson master plans and nearby cities. Each card pairs drive time with price positioning so you can judge whether trading the Lake Las Vegas resort experience for closer-in amenities or lower HOA dues actually buys you more for the money.
More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Lake Las Vegas contains multiple named villages across its 3,592-acre resort plan. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and village-specific details for any of them on request.
KEEP LEARNING
These guides extend the research most Lake Las Vegas buyers do next — understanding the broader Henderson market, comparing 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
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson, including Lake Las Vegas and resort communities.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons — including Lake Las Vegas resort communities — in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic on this page comes from a primary or government dataset, refreshed monthly. One scope note: ZIP 89011 is broader than the Lake Las Vegas resort community — area-level statistics are labeled as such, and per-village figures are NREG-modeled estimates. Follow any link below to verify a figure directly.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15