Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · Henderson 89011 corridor
K-5750 Students18:1
Lake Las Vegas, Henderson
Bellissima at Lake Las Vegas Homes For Sale
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.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
VILLAGE PRICE RANGE
$550K–$950K
Community records
PARENT MASTER PLAN
Lake Las Vegas
Community 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 Bellissima at Lake Las Vegas at a Glance?
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 40-day market pace per City of Henderson backs every Henderson street with full municipal services. Market data per Las Vegas REALTORS. The takeaways below unpack the resort's ownership essentials.
- The resort premium: a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village waterfront dining inside a 3,592-acre Henderson master plan — resort living priced $550K–$950K.
- Layered HOA: $120–$300/mo stacks a Lake Las Vegas master association on a Bellissima sub-association — pull both resale packages in escrow and review reserve studies before funding.
- Market pace: 40-day median DOM in the 89011 ZIP reflects a niche buyer pool; pricing to comp is critical in a thin market. 687 active listings show the area is active, not stagnant.
- School zones: Elise L. Wolff Elementary (8/10 GreatSchools), Bob Miller Middle (7/10), and Coronado High (7/10) serve the area — verify address-specific zoning before offering.
- Nevada tax advantage: zero state income tax, ~0.5–0.7% effective property-tax rate, and a 3% annual cap on primary residences make the ownership math more attainable than resort addresses in other states.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Bellissima at Lake Las Vegas Homes For Sale?
The 89011 ZIP area carried 687 active listings in June 2026 according to Las Vegas REALTORS 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.
PRICE DISTRIBUTION
What Price Ranges Cover Bellissima and the Lake Las Vegas ZIP Area?
Bellissima homes list $550K–$950K within the broader 89011 ZIP area, where the median list is $539,900 per Las Vegas REALTORS 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.
Browse Bellissima Listings
How Can You Find a Lake Las Vegas Home by Type, Lifestyle & Price?
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 Las Vegas REALTORS MLS data for ZIP 89011.
Which Lake Las Vegas Villages Should You Explore?
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.
Resort Master Plan · 3,592 Acres · 320-Acre Lake
Lake Las Vegas (hub)
Single-Family · $600K–$1.1M · Hillside ViewsBella Fiore at Lake Las Vegas
Condos/Townhomes · $700K–$1.3M · LakesideBellano at Lake Las Vegas
Condos/Townhomes · $500K–$850K · Water ViewsBella Di Lago at Lake Las Vegas
Guard-Gated · Luxury · DragonRidge GolfMacDonald Highlands
Full City Hub · All CommunitiesHenderson (citywide)
Master-Planned · Family · ParksAnthem
All Henderson LuxuryLuxury Communities
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
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How Can You Get New Bellissima Listings First?
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.
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EDUCATION
8/10
8/10
8/10
8/10
7/10
How Are the Schools near Bellissima at Lake Las Vegas?
Public zoning for Bellissima's 89011 corridor routes to Elise L. Wolff Elementary (8/10 GreatSchools), Bob Miller Middle (7/10), and Coronado High (7/10) per Clark County School District records. Bishop Gorman High (9/10, private) and Henderson International School are within 25 minutes. Verify address-specific boundaries before offering — zones can shift inside a ZIP.
8/10Doral Academy Fire Mesa
Charter · Henderson area (20 min)
K-8900 Students19:1
8/10Pinecrest Academy St. Rose
Private · Henderson (18 min)
K-8700 Students16:1
8/10Somerset Academy Losee
Charter · nearby (20 min)
K-121000 Students20:1
8/10Henderson International School (Lower)
Private · Henderson (20 min)
PreK-5400 Students14:1
7/10Taylor ES
Zoned · alternative zone (verify)
K-5600 Students17:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Bellissima Families?
According to GreatSchools.org, Bellissima families in the 89011 zone attend Elise L. Wolff Elementary (8/10), Bob Miller Middle (7/10), and Coronado High (7/10). Bishop Gorman High (9/10 private) is a strong option 25 minutes away. All 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) | $550,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | Henderson 89011 zone | $550,000+ |
| 3 | Doral Academy Fire Mesa | Public charter | K-8 | 8/10 | Henderson area · 20 min | $550,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | Henderson 89011 zone | $550,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | Henderson corridor | $550,000+ |
SAFETY & CRIME
Is Bellissima at Lake Las Vegas Safe?
Direct Answer
Yes. Bellissima is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large U.S. cities in comparisons built on FBI Uniform Crime Reporting data. Lake Las Vegas's resort-community setting — concentrated ownership, HOA oversight, and a low-traffic residential orientation — adds an additional layer of safety beyond conventional suburbs.
- Safest large U.S. cities, Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson — not LVMPD
- Setting reduces through-traffic crime vectorsCommunity records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Lake Las Vegas's geographic isolation works in residents' favor from a safety perspective: the community sits east of Henderson's commercial corridors in the desert hills, accessible primarily by Lake Mead Parkway. The limited entry points and resort-community orientation mean lower through-traffic and the concentrated-ownership dynamics that characterize safe suburban enclaves.
The Henderson Police Department serves Lake Las Vegas as part of its eastern Henderson coverage area. Henderson funds public safety well above national per-capita norms, and the department's response-time performance in a controlled-access community setting compares favorably to denser urban zones.
Typical incidents in resort communities like Lake Las Vegas involve vehicle break-ins near parking areas and occasional property matters at the village commercial zone — rates consistent with Henderson's broader figures. The residential villages themselves, including Bellissima, run quieter than the commercial waterfront.
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 Bellissima at Lake Las Vegas?
The Answer
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.
What is Bellissima at Lake Las Vegas known for?
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.
Who should live in Bellissima?
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.
What is daily life like in Bellissima?
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.
Location
Where Is Bellissima at Lake Las Vegas
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.
Downtown Henderson
15
Min
Harry Reid Airport
20
Min
Las Vegas Strip
25
Min
Lake Mead
30
Min
Boulder City
20
Min
Bellissima 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 village, Lake Las Vegas master plan
- Village Type
- Single-family homes
- Price Range
- $550K–$950K
- Established
- 2000s
- Developer
- Various
- HOA
- $120–$300/mo (layered)
- Guard-Gated
- No
- Private Lake
- 320 acres
- Golf
- Reflection Bay (Jack Nicklaus)
- Village
- MonteLago waterfront dining + shops
- Sunshine
- 300 days/year
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Bellissima at Lake Las Vegas Score?
Bellissima earns top marks for resort amenities and lifestyle uniqueness, with honest trade-offs on commute distance, HOA complexity, and market pace. Below is our category-by-category report card — the same six factors our agents walk through with every Lake Las Vegas buyer before a first village tour.
Grade A: Resort Amenities
Private lake, Jack Nicklaus golf, MonteLago Village waterfront dining — an amenity package unmatched anywhere else in the Las Vegas Valley at this price point.
Grade B+: Safety
Henderson Police Department coverage; Henderson consistently ranks among safest large U.S. cities per FBI UCR comparisons. Lake Las Vegas's resort-community setting adds an additional layer of concentrated oversight.
Grade B: Schools
Elise L. Wolff Elementary 8/10, Bob Miller Middle 7/10, Coronado High 7/10 per GreatSchools — solid, not exceptional by Henderson standards; strong privates are nearby.
Grade B: Cost of Living
$550K–$950K village range sits above Henderson's $548K median, and layered HOA dues add $120–$300/mo. Nevada's zero income tax and 0.5–0.7% property-tax rate offset the premium meaningfully.
Grade A+: Outdoor / Water Access
The private 320-acre lake enables boating, kayaking, and paddleboarding literally minutes from the driveway, with Lake Mead National Recreation Area about 30 minutes east.
Grade B: Commute
25 minutes to the Strip and 20 minutes to Harry Reid Airport via I-515/I-215 — practical, but longer than central Henderson. Traffic on Lake Mead Parkway can add time during peak hours.
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 Bellissima at Lake Las Vegas a good place to live?
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
DEMOGRAPHICS
Who Lives in Bellissima at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city containing Lake Las Vegas — the parent city holds 331,857 residents with a median household income of $88,654. The Lake Las Vegas resort community skews toward higher incomes and older households given its luxury resort pricing and resort amenity focus.
The Census does not tabulate Bellissima or Lake Las Vegas separately, so the figures below reflect Henderson citywide — presented honestly as the statistical backdrop. Inside the resort community, the buyer profile tilts toward California relocators, active adults and retirees drawn by the resort lifestyle, second-home buyers, and investment-focused purchasers who appreciate the rental income potential.
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 (Bellissima/Lake Las Vegas 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 community's fixed geography caps expansion — while its parent city continues to grow: Henderson has added roughly 74,000 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.
331,857Henderson residents (Census)
3,592Acres in Lake Las Vegas master plan
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
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; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Bellissima at Lake Las Vegas Score for Livability?
Bellissima earns an exceptional resort-amenity score and solid safety marks, with honest trade-offs on cost and commute. The rings below break the composite into the six categories Lake Las Vegas buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 82B+
Overall Livability
- 75B
Schools (zoned)
- 87A-
Safety
- 70B-
Cost of Living
- 96A+
Resort Amenities
- 92A
Outdoor / Water Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Lake Las Vegas Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Lake Las Vegas ZIP area (89011) from 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
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–47 day monthly range; 40-day median — longer than Henderson average, typical for resort niche
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~105/mo recent pace — volume consistent with a resort niche community
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
RESORT MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How Competitive Is the Bellissima Market Right Now?
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.
48Somewhat Less Competitive
- 40 daysMedian days on market (sold, ZIP area)
- 687Active listings (89011 ZIP area, June 2026)
- $500,774Median sold price, past 100 days (ZIP area)
- ~$265Median price per sq ft (sold, ZIP area)
Is Bellissima Right for You?
Who Should Buy a Home in Bellissima at Lake Las Vegas?
Bellissima is a resort village, not a conventional suburb — the private lake, layered HOA structure, and niche market pace appeal to specific buyer types who value the lifestyle premium. Six profiles below match priorities to the community, followed by honest pros and trade-offs our agents walk every Lake Las Vegas client through before the first tour.
Which Buyer Types Fit Bellissima at Lake Las Vegas?
Resort Lifestyle Buyers
- Private lake boating, kayaking, and paddleboarding at home
- Reflection Bay Golf Club — Jack Nicklaus championship course
- MonteLago Village waterfront dining and boutique shopping
- Mediterranean resort aesthetic unlike any Henderson suburb
California Relocators
- Zero Nevada state income tax vs. California's up to 13.3%
- $550K–$950K buys resort lifestyle that costs $3M+ in California
- 0.5–0.7% property tax rate with 3% annual primary-residence cap
- 25 min to Strip, 20 min to airport — coastal-commute equivalent
Second-Home & Investment Buyers
- Resort amenities drive short- and long-term rental demand
- Verify association rental policy in resale package first
- Built-out fixed geography supports long-run appreciation
- Nevada tax structure benefits second-home owners significantly
Active Adults & Retirees
- Resort-pace lifestyle without mandatory age restriction
- Golf, lake recreation, and village dining in-community
- Henderson safety and full municipal services
- Compare against dedicated 55+ communities in the area first
Move-Up Luxury Buyers
- Homes from $550K to $950K — larger than comparable luxury lots elsewhere
- Mountain and lake views impossible to replicate in standard suburbs
- HOA-managed exterior standards keep values consistent
- Trade up from Henderson without losing metro convenience
Commuting Professionals
- 25 min to Strip employment corridor
- 20 min to Harry Reid International Airport
- Work from home with a resort backdrop and real broadband
- I-515/I-215 access keeps daily commute manageable
Best Fit For
- Resort lifestyle buyers — a private lake, Jack Nicklaus golf, and waterfront village dining that no conventional Henderson neighborhood can match.
- California relocators — zero state income tax and a resort lifestyle at $550K–$950K — roughly one-third the cost of comparable California waterfront.
- Second-home and investment buyers — resort amenities that drive rental demand above standard suburban rates, in a tax-favorable state.
- Active adults and retirees — golf, lake recreation, and village dining without leaving the community, backed by Henderson's safety and services.
- Move-up luxury buyers — Henderson luxury with mountain and lake views at a price point well below comparable guard-gated communities.
- Remote-working professionals — a resort home office backdrop with practical I-215/I-515 access when the office calls.
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 SearchPros
- The only private lake community in the Las Vegas Valley — 320 acres of boating, kayaking, and paddleboarding at home
- Jack Nicklaus-designed Reflection Bay Golf Club in the master plan
- MonteLago Village waterfront dining, boutique shopping, and events calendar
- Nevada's zero state income tax and 3% primary-residence property-tax cap under NRS 361.471
- Henderson Police Department coverage and top-10 national safety ranking per FBI UCR comparisons
- Practical metro access: 25 minutes to Strip, 20 minutes to Harry Reid Airport via I-515/I-215
- Resort rental income potential supported by lake amenities and Las Vegas proximity
Honest Considerations
- Layered HOA structure: master Lake Las Vegas association + Bellissima sub-association both require resale-package review
- 40-day median DOM in the 89011 ZIP — a niche market where pricing discipline matters; overpriced homes sit
- Higher price floor than most Henderson communities: $550K entry versus Henderson's $548K citywide median
- School ratings (8/10 Elise L. Wolff ES, 7/10 Bob Miller MS, 7/10 Coronado HS) lag Henderson's top school-zone communities
- Longer commute than central Henderson: 25 minutes to Strip vs. 15 minutes from Green Valley or Anthem
- Rental policy is association-controlled and can change — verify rules before underwriting income
- Extreme summer heat — 105°F+ July through September, exacerbated by the desert-hills setting away from urban cooling
Village Comparison
How Does Bellissima Compare to Other Lake Las Vegas Villages?
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 Las Vegas REALTORS. 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: Las Vegas REALTORS 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
What's Inside Each Lake Las Vegas Village?
Submarket 1
Bellissima
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 →~$700KMedian Price
42Days on Market
~40Active Listings
~$270Price / Sq Ft
Submarket 2
Bella Fiore at Lake Las Vegas
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 →~$850KMedian Price
45Days on Market
~45Active Listings
~$300Price / Sq Ft
Submarket 3
Bellano at Lake Las Vegas
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 →~$950KMedian Price
50Days on Market
~30Active Listings
~$310Price / Sq Ft
Submarket 4
Bella Di Lago at Lake Las Vegas
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 →~$650KMedian Price
44Days on Market
~35Active Listings
~$260Price / Sq Ft
Submarket 5
Alta Fiore at Lake Las Vegas
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 →~$700KMedian Price
40Days on Market
~38Active Listings
~$265Price / Sq Ft
Submarket 6
Lake Las Vegas Hub
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 →$540KMedian Price
40Days on Market
687Active Listings
~$265Price / Sq Ft
Submarket 7
MonteLago Village & Lake Amenity Core
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 →320Acres — Private Lake
18Holes — Reflection Bay GC
3,592Master Plan 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
village fits?
BY ZIP CODE
What Does the Lake Las Vegas Market Look Like Across ZIP 89011?
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: Las Vegas REALTORS 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.
BY THE NUMBERS
Which Statistics Define the Bellissima Market?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture the Bellissima market picture: a $539,900 ZIP-area median, 40-day market pace, 687 area active listings, and the 320-acre private lake that defines the resort lifestyle.
$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 deliberate resort market, not a distressed one.
LVR / GLVAR, June 2026
687
Active listings in the 89011 ZIP area — a broad market pool behind the resort niche.
Las Vegas REALTORS, June 2026
320
Acres of private lake — the defining amenity that makes Lake Las Vegas unlike any other Henderson address.
Community records
$550K–$950K
Bellissima village price range for single-family homes.
Community records
8/10
GreatSchools rating at zoned Elise L. Wolff Elementary — the top public school for the area.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — well above the Clark County median.
U.S. Census QuickFacts
WHY BELLISSIMA
Why Does Bellissima at Lake Las Vegas Stand Apart From Its Peers?
From the private lake to the Mediterranean village aesthetic, Bellissima occupies a position no Henderson suburb can replicate. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.
- Community records / Lake Las Vegas
The only private lake in the Las Vegas Valley
A 320-acre private lake enables boating, kayaking, and paddleboarding from your community — an amenity literally unavailable anywhere else in Henderson or Las Vegas at any suburban price point.
- Community records
Jack Nicklaus championship golf in-community
Reflection Bay Golf Club — designed by Jack Nicklaus — delivers resort-caliber golf within the master plan. No nearby community at comparable pricing offers that combination.
- Community records
MonteLago Village waterfront lifestyle
European-inspired dining, boutique shopping, and seasonal events on the waterfront — a live-work-play amenity package typically found only at destination resorts.
- Nevada Revised Statutes 361.471
Nevada's tax-favorable ownership structure
Zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 make resort ownership in Nevada structurally cheaper than comparable waterfront addresses in California, Arizona, or Florida.
- City of Henderson / Google Maps drive times
Practical metro access from a resort address
25 minutes to the Strip and 20 minutes to Harry Reid Airport via I-515/I-215 — resort seclusion without true urban isolation. That commute math keeps Lake Las Vegas viable for working professionals.
WHY BUY IN BELLISSIMA
What Are the Top 10 Reasons to Buy a Home in Bellissima at Lake Las Vegas?
Bellissima's case rests on a genuinely unique resort lifestyle: the only private lake community in the Las Vegas Valley, in-community Jack Nicklaus golf, Mediterranean waterfront dining, and Nevada's tax advantage under Nevada Revised Statutes 361.471. Ten sourced reasons follow.
The only private lake in the valley
A 320-acre lake enables boating, kayaking, and paddleboarding — unavailable at any comparable price point elsewhere in Henderson or Las Vegas.
Community records
Jack Nicklaus resort golf
Reflection Bay Golf Club: championship layout, lake views, resort conditions — in-community.
Community records
MonteLago Village waterfront amenity
European-inspired dining, boutique retail, and events calendar on the waterfront — a resort living room, not just a strip mall.
Community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, keeping long-run costs predictable even as values appreciate.
NRS 361.471
Henderson safety and services
Henderson PD, city fire, and a city that consistently ranks among the safest large U.S. cities nationally.
FBI Uniform Crime Reporting
Rental income potential
Resort amenities and Las Vegas proximity support strong short- and long-term rental demand — subject to association rental policy.
Community records / Nevada Real Estate Group analysis
Practical metro commute
25 minutes to the Strip, 20 to the airport — resort seclusion without true isolation.
City of Henderson drive-time data
Built-out scarcity
A fixed-geography resort community with no expansion potential benefits from growing metro demand — supply cannot dilute it.
U.S. Census / Community records
Mountain-desert beauty
Nestled in the desert hills east of Henderson with dramatic mountain and lake views — a natural landscape other communities cannot manufacture.
Community records
New Construction
Who Builds New Homes in and Around Lake Las Vegas?
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
Lennar
High-volume alternative to Lake Las Vegas resort resale
Move-Up & Luxury
Toll Brothers
Luxury production in Henderson corridors nearby
55+ Active Adult & Family
Pulte / Del Webb
Active-adult options with resort-quality amenities nearby
First-Time & Family
KB Home
Entry-level and mid-market new builds near the corridor
Family
Richmond American
Value-oriented Henderson new construction
Outdoor Recreation
What Outdoor Amenities Does Bellissima at Lake Las Vegas Offer?
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
Lake Las Vegas (320-Acre Private Lake)
320 acresBoating · Kayaking · Paddleboarding · MarinaResident access
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
Reflection Bay Golf Club
18 holesChampionship golf · Lessons · Pro shopResort / public daily-fee
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
MonteLago Village Waterfront Walk
Village promenadeWalking · Dining · EventsFree
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
Lake Las Vegas Community Trails
Multi-mile networkWalking · Running · CyclingFree
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
Cornerstone Park
100 acresTrails · Bird watching · Fishing pondFree
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
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · SwimmingNPS fee
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
Boulder Beach (Lake Mead)
LakeshoreSwimming · Picnicking · KayakingNPS fee
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
Hoover Dam
National landmarkTours · Photography · HistoryNPS fee / free walkway
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
What Does a Weekend in Bellissima at Lake Las Vegas Look Like?
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.
320Acres — Private Lake
18Holes — Jack Nicklaus Golf
3,592Master Plan Acres
300Days of Nevada Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Bellissima Homes This Weekend?
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.
Quick Answer
What does an HOA cost in Bellissima at Lake Las Vegas?
Budget $120–$300 per month for HOA dues in Bellissima, understanding the figure layers two assessments: the Lake Las Vegas master association fee covering resort infrastructure and lake amenities, plus a Bellissima sub-association fee covering the village's common areas and standards. Always pull both resale packages in escrow — dues, reserve studies, pending special assessments, and rental-policy language — before you fund. Total monthly carrying costs should include both assessments alongside your mortgage, tax (~0.5–0.7% annually per the Clark County Assessor), and insurance.
Moving to Lake Las Vegas
Should I Move to Bellissima at Lake Las Vegas?
Every month, California households discover that a resort lifestyle priced into the millions on the Pacific Coast is attainable in Henderson for $550K–$950K. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item often covers the Lake Las Vegas HOA for years.
Why Out-of-State Buyers Choose Bellissima at Lake Las Vegas
The tax math is impossible to ignore: a household earning $250,000 saves roughly $20,000 per year in state income taxes alone by moving from California to Nevada. Bellissima adds the resort argument California can't match at the price: a 320-acre private lake, Jack Nicklaus golf, and Mediterranean-village dining — amenities that would cost $3M+ on a California waterfront — attainable here in the $550K–$950K range with Nevada's effective property-tax rate of roughly 0.5–0.7% and a 3% annual cap for primary residences.
At a $750,000 budget, Los Angeles buyers are looking at a dated suburban home or a long-commute compromise. That same budget in Bellissima secures a resort-community single-family home with private lake access, a Jack Nicklaus golf course, and waterfront dining at MonteLago Village — within 25 minutes of the Las Vegas Strip and 20 minutes of Harry Reid International Airport.
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 nearby zoned schools including Elise L. Wolff Elementary at 8/10.
Lake Las Vegas residents typically commute to Henderson's downtown employment campus, the Strip employment corridor, Harry Reid International Airport, and Southern Nevada's growing healthcare and tech sectors — all within 20–30 minutes via I-215 and I-515. MonteLago Village and the resort operations also employ local residents within the community.
Cost of Living Snapshot — Bellissima vs. Los Angeles
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 resort premium that would cost $3M+ on a California waterfront is attainable here for $550K–$950K — with Henderson's full municipal services, healthcare, and retail within fifteen minutes.
| Metric | Bellissima, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Resort Entry Price | $550K (Bellissima) | $3M+ (comparable waterfront) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
| HOA (typical resort tier) | $120–$300/mo | $800–$2,500/mo (coastal) |
Figures are approximate, for illustration. Contact our team for current market data.
Bellissima Rental Market — Rent vs. Own
Lake Las Vegas properties including Bellissima attract both short-term resort visitors and long-term Henderson-area tenants who want resort living without ownership. The private lake, golf, and MonteLago Village drive rental demand above standard Henderson suburbs. Rental policies are association-controlled — verify current rules in the resale package before underwriting income. Long-term holds in built-out resort communities with fixed supply tend to support appreciation over time.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG Lake Las Vegas transaction data
Relocating to Lake Las Vegas? Our team specializes in out-of-state transitions — virtual lake-community and resort-amenity tours, village-by-village comparison, layered HOA guidance, and closing coordination without repeated flights. Call (702) 637-1759 to start.
Start Your Lake Las Vegas Relocation SearchRELOCATION TIMELINE
How to Relocate to Bellissima at Lake Las Vegas in 8 Steps
From first resort tour to keys-in-hand, here's the 8-12 week timeline most Bellissima buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60 days, per the Nevada DMV — miss them and registration penalties stack.
Define your resort priorities
Decide whether Bellissima's single-family $550K–$950K range fits your needs vs. other Lake Las Vegas villages — Bellano and Bellano offer condo alternatives, Bella Fiore reaches $1.1M. Lake views, lot size, and village position all vary. Our team can run a village-by-village comparison before your first tour.
Get pre-approved — with jumbo in mind
Conventional financing works across the Bellissima range; homes above $806,500 need jumbo underwriting, which requires 10–20% down and tighter debt-to-income standards. Get fully underwritten before touring — Lake Las Vegas sellers expect prepared buyers.
Hire a Lake Las Vegas specialist
The layered HOA structure, village-by-village amenity nuances, and niche market pricing require local expertise. Nevada Real Estate Group has closed Lake Las Vegas transactions and understands both master and sub-association dynamics — call (702) 637-1759.
Tour in person or virtually
Walk MonteLago Village, test the lake kayak launch, and tour a Bellissima home in the same afternoon — the resort lifestyle is the product, and you need to experience it before committing. Virtual tours work well for out-of-state buyers; our team runs them regularly.
Write and negotiate the offer
The 40-day median DOM means sellers are patient; clean offer terms and solid financing matter more than speed. Your agent's read on comparable sales within the specific village sets the strategy.
Pull both resale packages and inspect
Request the Lake Las Vegas master association and Bellissima sub-association resale packages immediately after acceptance — dues, reserves, CC&Rs, rental policy, and pending special assessments both require review. Budget a thorough home inspection on 2000s construction.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. HOA document delivery from two associations may add a few days to the timeline — build that buffer into your contingency period.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), establish Nevada residency at the DMV within 30 days, and register vehicles within 60 days. Welcome to the only private lake community in the Las Vegas Valley.
ECONOMY & JOBS
What Drives the Economy Near Bellissima at Lake Las Vegas?
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 20% above the Clark County median.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
25 minTo Strip and major employment hubsVia I-515/US-95
20 minTo Harry Reid Airport (air cargo + tourism)Via I-215/I-515
Top Employers Near Bellissima at Lake Las Vegas
- Lake Las Vegas Resort OperationsReflection Bay Golf Club, MonteLago Village hospitality, and resort management within the community
- Henderson Municipal CampusCity services, public safety, parks, and administration — Henderson is one of the area's largest employers
- St. Rose Dominican Hospital (Henderson)The metro's major healthcare anchor serving the southern and eastern Henderson corridor, 20 minutes away
- Las Vegas Strip Employment CorridorGaming, hospitality, convention, and entertainment employment concentrated 25 minutes west
- Harry Reid International AirportOne of the West's major aviation hubs — cargo, travel, and supporting industries 20 minutes via I-215
- Clark County School District (Henderson campuses)CCSD employs thousands across Henderson's school system, with campuses serving the Bellissima area
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Bellissima Compare to Henderson, Las Vegas & Lake Las Vegas?
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 LVR, 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: Las Vegas REALTORS, 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.
Cost of Ownership
What Will Bellissima at Lake Las Vegas Cost You Each Month?
A $700,000 Bellissima home — mid-range for the village — runs about $5,200 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the resort community, and budget the layered HOA dues that are part of every Lake Las Vegas ownership equation.
Payment Estimator
Estimate Your Bellissima Payment
$5,160
Estimated Monthly Payment
- Principal & Interest$4,191
- Property Tax$356
- Insurance$150
- HOA$200
- PMI$263
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 Bellissima right now?
Resort community rental rates are firm, and at current rates the monthly ownership gap narrows once equity and tax effects are counted — for 5+ year holds, a built-out resort with fixed supply and growing metro demand tilts the math toward owning.
OWN (10% DOWN, 7%)
$5,176 / mo
- Principal & Interest
- $4,191
- Property Tax (~0.6%)
- $350
- Homeowners Insurance
- $145
- HOA (master + sub-association)
- $200
- PMI (10% down)
- $290
5-year net cost:~$195,000
Equity built:~$185,000
RENT (LAKE LAS VEGAS MEDIAN)
$2,900 / mo
- Median Lake Las Vegas Rent
- $2,900
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$188,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a mid-range Bellissima home for five years nets out competitively with renting once principal paydown and appreciation are counted — and the owner walks away with roughly $185,000 in equity (including the down payment) while the renter walks away with none. A built-out resort community with no supply expansion 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, $200/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees in Bellissima at Lake Las Vegas
Bellissima owners pay two HOA assessments: the Lake Las Vegas master association covering the resort infrastructure, lake, golf, and MonteLago Village shared costs, plus the Bellissima sub-association covering the village's common areas and standards. Verify both sets of dues, reserve studies, and any pending special assessments in escrow.
Lake Las Vegas Master Association
~$80–$200 / mo (estimated)
Resort infrastructure and lake maintenance
~$80–$200
Includes:
Lake operations, MonteLago Village common areas, resort landscaping, and community events management
Bellissima Sub-Association
~$40–$100 / mo (estimated)
Bellissima village common areas
~$40–$100
Includes:
Village landscaping, community standards, common-area maintenance specific to the Bellissima neighborhood
Combined Total (Typical Range)
$120–$300 / mo
Total layered HOA cost
$120–$300
Includes:
Both master and sub-association assessments combined — verify exact amounts in the resale package; dues vary by village and can change annually
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Bellissima at Lake Las Vegas?
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 from Bellissima at Lake Las Vegas
- 15 minDowntown Henderson (Water Street)Lake Mead Pkwy west
- 20 minBoulder CityUS-93 south
- 20 minHarry Reid Intl AirportI-215/I-515 west
- 20 minHoover DamUS-93 south
- 25 minLas Vegas StripI-515 / US-95 west
- 20 minCornerstone ParkLake Mead Pkwy west
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- 35 minDowntown Las VegasI-515 north
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 Bellissima home?
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
What down payment do you need to buy in Bellissima?
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 homes above the $806,500 conforming limit require jumbo financing — typically 10–20% down, stronger debt-to-income requirements, and a more thorough underwriting process. VA-eligible veterans retain 0% down access up to county loan limits. Get fully underwritten before submitting an offer in this niche market.
Bellissima at Lake Las Vegas FAQ — 18 Answers
What Do Bellissima at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Bellissima at Lake Las Vegas?
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 Las Vegas REALTORS — 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.
Is Bellissima part of Lake Las Vegas?
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.
What are HOA fees in Bellissima?
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.
What amenities does Lake Las Vegas offer Bellissima residents?
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.
How far is Bellissima from the Las Vegas Strip?
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.
What are property taxes like in Bellissima?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of 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 $750,000 Bellissima home, plan around $4,500–$5,250 per year. Verify the post-sale assessed-value reset with the Assessor before budgeting — long-held homes often carry a lower abated figure that resets at sale.
Is the Lake Las Vegas area a good place to invest?
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 Las Vegas REALTORS show a liquid, active market. Short-term rental policies are association-controlled — verify current rules before underwriting nightly income.
What schools serve Bellissima at Lake Las Vegas?
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.
Is Bellissima at Lake Las Vegas safe?
Yes. Bellissima is served by the Henderson Police Department, and Henderson ranks among the safest large U.S. cities in FBI Uniform Crime Reporting-based comparisons. Lake Las Vegas itself sits east of the city's commercial corridors in a quieter, resort-oriented setting. The combination of resort-community monitoring, a concentrated resident base, and an established HOA keep typical incidents to suburban property matters.
Can I rent out my Bellissima home?
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.
What is the average days on market in Bellissima?
Across the 89011 ZIP area, sold homes averaged a median of about 40 days from list to accepted offer per Las Vegas REALTORS 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.
What is the cost of living in Bellissima?
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.
What does Bellissima look like compared to other Lake Las Vegas villages?
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.
What should I know before buying in Bellissima?
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.
How does Bellissima compare to other Henderson communities?
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.
What down payment do you need to buy in Bellissima?
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 homes above the $806,500 conforming limit require jumbo financing — which typically demands 10–20% down and a strong debt-to-income profile. VA eligible veterans can still access 0% down up to county loan limits. Get fully underwritten before touring — this is a niche market and sellers want confident buyers.
What does an HOA cost in Bellissima at Lake Las Vegas?
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.
How long does it take to close on a Bellissima home?
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 $806,500 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 June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Bellissima at Lake Las Vegas?
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.
Is Bellissima part of Henderson?
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.
What ZIP code is Bellissima at Lake Las Vegas?
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.
Is Lake Las Vegas a gated community?
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.
Does Lake Las Vegas flood?
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.
How far is Bellissima from Lake Mead?
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.
Is Bellissima good for retirees?
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.
Are there short-term rentals at Lake Las Vegas?
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.
How is Bellissima different from other Lake Las Vegas villages?
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
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 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.
#1
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Ranked Top 100 nationwide, RealTrends 2025
150+
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Henderson, Summerlin, Las Vegas, North Las Vegas
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In total sales volume
Across 6,225+ closed transactions
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Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
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TEAM IN NEVADA
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Chris Nevada and the Nevada Real Estate Group team have closed 6,225+ transactions and $4.1B+ in volume since 2009 — including Lake Las Vegas resort villages with layered HOAs and jumbo financing. Call (702) 637-1759 or tell us your priorities and we'll match you to the right village.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Bellissima?
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.
A–Z INDEX
Which Lake Las Vegas Villages Can You Explore A–Z?
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.
A
- Alta Fiore at Lake Las Vegas
B
- Bella Di Lago at Lake Las Vegas
- Bella Fiore at Lake Las Vegas
- Bellano at Lake Las Vegas
- Bellissima at Lake Las Vegas
M
- MonteLago Village
R
- Reflection Bay Golf Club
KEEP LEARNING
What Else Should You Read About Lake Las Vegas Real Estate?
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
Buying a Home in Henderson: Complete 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
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons — including Lake Las Vegas resort communities — in one place.
Read →Sources & Methodology
Where Does This Bellissima at Lake Las Vegas Data Come From?
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.
- Las Vegas REALTORS (LVR / GLVAR) — 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 (Bellissima/Lake Las Vegas not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, Henderson Police Department coverage, and municipal data for eastern Henderson. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, flood zone classification, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences in Nevada. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national city safety comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas-Henderson metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson-area schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for CCSD schools in the 89011 area. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Department of Taxation — Confirmation of Nevada's zero personal income tax and related tax structure for relocating buyers. tax.nv.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026