Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · Henderson (20 min)
K-5750 Students18:1
Del Webb at Lake Las Vegas, Henderson
Del Webb at Lake Las Vegas Homes For Sale
Nevada's #1 team for Del Webb at Lake Las Vegas real estate. Search Henderson's premier 55+ resort village — lake views, Reflection Bay Golf Club, MonteLago Village — with live MLS data and age-qualification guidance.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
COMMUNITY TYPE
55+ Resort
Community records
ESTABLISHED
2000s
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 Del Webb at Lake Las Vegas at a Glance?
Del Webb at Lake Las Vegas is a 55+ age-restricted village inside the 3,592-acre Lake Las Vegas resort community in Henderson (ZIP 89011). Homes run $350K–$600K with HOA dues of $100–$280/mo and a 40-day market pace per City of Henderson. Full Las Vegas REALTORS services cover the Henderson metro that includes Lake Las Vegas.
- The resort setting: a 55+ active-adult village inside the 3,592-acre Lake Las Vegas community, built around a 320-acre private lake in Henderson's desert hills (ZIP 89011).
- The price ladder: $350K–$600K village homes access the full Lake Las Vegas amenity package — Reflection Bay Golf Club, MonteLago Village, and private-lake recreation.
- 55+ age rules: federal HOPA rules require at least one occupant be 55+; verify age qualification and rental restrictions in the resale package before offering.
- Layered HOA: master association plus sub-association dues of $100–$280/mo total — request both fee schedules, reserves, and transfer costs in escrow.
- Retirement tax math: Nevada's zero state income tax and 3% primary-residence property-tax cap under NRS 361.471 improve retirement income by thousands per year versus most states.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Del Webb at Lake Las Vegas Homes for Sale?
ZIP 89011 carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data. Del Webb homes run $350K–$600K inside that corridor. Listings below refresh daily — every active home is searchable in our live Henderson MLS portal. Call (702) 637-1759 to filter for age-qualified 55+ homes specifically.
PRICE DISTRIBUTION
How Many Del Webb Area Homes Sell in Each Price Range?
Median list price across the Del Webb ZIP area (89011) sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, and the broader Lake Las Vegas corridor spans from $350K Del Webb village homes to $1M+ waterfront estates. The bands below show our modeled split of the area's 687 active listings.
Browse Del Webb at Lake Las Vegas Listings
How Can You Find a Del Webb Home by Type, Lifestyle & Price?
The Del Webb area's 687 active listings in ZIP 89011 span 55+ village homes ($350K–$600K), waterfront residences, and resort-corridor condos at higher price points. Each link below opens our live Henderson MLS search, updated daily from Las Vegas REALTORS feed data. Filter by beds, price, or lifestyle and call (702) 637-1759 for age-qualification guidance.
Which Lake Las Vegas Villages Neighbor Del Webb?
Del Webb at Lake Las Vegas is one of several resort villages inside Lake Las Vegas. The cards below link to the most relevant hub or live search for each adjoining option, so you can compare pricing and lifestyle across the resort community.
Resort Master Plan · 3,592 acres
Lake Las Vegas (full community)
Resort Village · Single-FamilyCasa Palermo at Lake Las Vegas
Hillside Village · LuxuryFiore at the Cliffs
Parent City · Full MarketHenderson (citywide)
Guard-Gated Luxury · DragonRidgeMacDonald Highlands
Active Adult · All Henderson55+ Communities
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Del Webb at Lake Las Vegas Listings First?
Custom alerts by price, beds, and lake-view status — no spam, unsubscribe anytime. Del Webb 55+ homes with lake or golf views move faster than area averages; alert subscribers see new listings within hours of hitting the MLS, not after the open house weekend. Age-qualified buyers get first notice on the most competitive floor plans.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
8/10
8/10
8/10
8/10
How Are the Schools near Del Webb at Lake Las Vegas?
Del Webb at Lake Las Vegas is a 55+ community — most buyers are past the school-age stage — but resale-value-minded buyers still want the school picture. ZIP 89011 is served by CCSD campuses including Elise L. Wolff Elementary (8/10) and Coronado High (7/10) per GreatSchools.org, with charter options nearby.
8/10Doral Academy Fire Mesa
Charter · Henderson (20 min)
K-8850 Students19:1
8/10Pinecrest Academy St. Rose
Charter · Henderson (18 min)
K-8920 Students20:1
8/10Somerset Academy Losee
Charter · Henderson (20 min)
K-121050 Students21:1
8/10Henderson International School
Private · Henderson (18 min)
PreK-12850 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Families Near Del Webb at Lake Las Vegas?
According to GreatSchools.org, the Henderson campuses closest to Lake Las Vegas include Elise L. Wolff Elementary (8/10), Bob Miller Middle (7/10), and Coronado High (7/10). Private options include Bishop Gorman High School and Henderson International School. 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 · 30 min | $350,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | Henderson · 20 min | $350,000+ |
| 3 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | Henderson · 20 min | $350,000+ |
| 4 | Doral Academy Fire Mesa | Public charter | K-8 | 8/10 | Henderson · 20 min | $350,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | Henderson · 20 min | $350,000+ |
SAFETY & CRIME
Is Del Webb at Lake Las Vegas Safe?
Direct Answer
Yes. Del Webb at Lake Las Vegas is policed by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The resort-community setting, active adult population profile, and managed common areas keep typical incidents well below urban norms.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Age-restricted community — lower crime-risk demographicHOPA-qualified active adult village
- Violent crime vs national average, Henderson citywideFBI Uniform Crime Reporting
What Buyers Should Know
The active adult demographic does quiet work here: Del Webb at Lake Las Vegas attracts owner-occupied retirees rather than transient renters, streets are interior and resort-landscaped rather than urban cut-throughs, and the Henderson Police Department's coverage benefits from a city that funds public safety well above national per-capita norms.
The MonteLago Village retail corridor sees the property incidents typical of any busy tourist-adjacent shopping area — vehicle break-ins and shoplifting concentrated around parking, at rates consistent with Henderson's broader figures. Residential streets inside Del Webb run significantly quieter.
For buyers wanting additional peace of mind, the resort community's managed access points and active management team supplement city policing. Standard suburban precautions — lighting, locked vehicles, package management — cover the realistic risk picture for Del Webb residents.
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 Del Webb at Lake Las Vegas?
The Answer
Del Webb at Lake Las Vegas delivers Henderson's most distinctive retirement address: a 55+ active-adult village inside the 3,592-acre Lake Las Vegas resort community, with a 320-acre private lake, Jack Nicklaus-designed Reflection Bay Golf Club, and MonteLago Village waterfront dining. City of Henderson provides city services across the Henderson metro, and Nevada's zero state income tax stretches every retirement dollar.
What is Del Webb at Lake Las Vegas known for?
It is known as Henderson's premier 55+ resort retirement address — an active-adult village inside Lake Las Vegas with private-lake recreation, Reflection Bay Golf Club, and MonteLago Village dining, at a price point ($350K–$600K) that makes resort retirement genuinely attainable.
Who should live in Del Webb at Lake Las Vegas?
Active retirees and pre-retirees (55+) who want a full resort lifestyle — private lake, golf, waterfront dining — without luxury-tier pricing. California and Pacific Northwest transplants drawn by Nevada's zero income tax are the most common buyer profile.
What is daily life like?
Mornings open on the lake or golf course; afternoons center on MonteLago Village's restaurants and boutiques; evenings pull residents back to the water. Henderson's medical campuses and retail are 15–20 minutes west via Lake Mead Parkway.
Location
Where Is Del Webb at Lake Las Vegas
Del Webb at Lake Las Vegas sits in the desert hills east of Henderson proper (ZIP 89011), inside the Lake Las Vegas resort community. About 25 miles east of the Las Vegas Strip, the community is accessed via Lake Mead Parkway — one of Nevada's most scenic drives through the Black Mountains.
Henderson downtown
15
Min
Harry Reid Airport
20
Min
Las Vegas Strip
25
Min
Lake Mead
30
Min
Boulder City
20
Min
Del Webb at Lake Las Vegas
At a Glance$539,900
Median List Price (ZIP 89011)
$500,774
Median Sold (past 100 days)
687
Active Listings (ZIP area)
40
Days on Market
- Setting
- 55+ active-adult resort village
- Parent Community
- Lake Las Vegas (3,592 acres)
- Lake
- 320-acre private lake (boating, kayaking)
- Golf
- Reflection Bay GC (Jack Nicklaus design)
- Price Range
- $350K–$600K
- HOA Range
- $100–$280/mo (layered)
- Established
- 2000s
- Age Restriction
- 55+ (HOPA)
- Village Retail
- MonteLago Village (waterfront)
- Sunshine
- 300 days/year
- Guard-Gated
- No (resort-gated corridors)
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Del Webb at Lake Las Vegas Score?
Del Webb at Lake Las Vegas earns exceptional scores for resort lifestyle and retirement financial efficiency, with honest trade-offs on commute distance and age restrictions. Below is our category-by-category report card — the six factors our agents walk through with every retirement buyer considering this 55+ village inside Henderson's Lake Las Vegas.
Grade A+: Resort Lifestyle
320-acre private lake, Reflection Bay Golf Club (Jack Nicklaus), MonteLago Village waterfront dining — the deepest resort amenity package of any 55+ community in Henderson.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Resort community setting adds additional management.
Grade A-: Retirement Finances
Nevada's zero state income tax, ~0.5–0.75% effective property-tax rate, and 3% primary-residence cap under NRS 361.471 deliver some of the best retirement financial conditions in the U.S.
Grade B+: Cost of Living
Homes run $350K–$600K — attainable for the amenity tier — with layered HOA dues of $100–$280/mo and modest property taxes by national standards.
Grade A: Outdoor / Recreation
320-acre lake, Reflection Bay Golf Club, Lake Mead National Recreation Area 30 minutes east, and the scenic Lake Mead Parkway trail corridor.
Grade B: Commute / Convenience
Henderson proper is 15 minutes west, airport 20 minutes. The resort seclusion trades some daily convenience for exceptional scenery — plan a car-first lifestyle.
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 Del Webb at Lake Las Vegas a good place to retire?
Yes — for resort-minded retirees, it is Henderson's benchmark 55+ address. Del Webb at Lake Las Vegas pairs private-lake recreation, Jack Nicklaus golf, and waterfront village dining with a $350K–$600K price range and Nevada's retirement-friendly tax structure: zero state income tax and a 3% property-tax cap on primary residences. The honest trade-offs: layered HOA dues of $100–$280/mo, a 25-minute commute to central Henderson, and age-qualification rules that require at least one occupant be 55+. For buyers those constraints fit, there is no better resort retirement address in the Las Vegas Valley at this price point.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Del Webb at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Lake Las Vegas — the parent city holds 331,857 residents with a median household income of $88,654. Inside Del Webb at Lake Las Vegas, the buyer profile skews older, wealthier, and more likely to be retired than Henderson as a whole.
The Census does not tabulate Del Webb at Lake Las Vegas or Lake Las Vegas separately, so the demographics below are Henderson citywide — presented honestly as the statistical backdrop. Community records and our closing history suggest Del Webb residents are predominantly 55+, with a higher-than-city-median household income driven by retirement savings and fixed income, and a dominant owner-occupancy profile consistent with active-adult resort living.
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 (Del Webb at Lake Las Vegas is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Lake Las Vegas itself is a largely built-out resort community, while its parent city Henderson has grown steadily — adding roughly 74,000 residents since 2010 per U.S. Census counts. That citywide growth sustains demand for resort-lifestyle communities in the eastern hills without adding new supply inside established villages like Del Webb.
331,857Henderson residents (Census)
$350K–$600KDel Webb home price range
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Lake Las Vegas, growth means resale turnover and retirement in-migration, not expansion. The 687 active listings in ZIP 89011 and 40-day median days on market show an active, liquid resort corridor. That liquidity matters to retirees who may need to sell quickly and move on — a deep market protects both entry and exit.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lake Las Vegas or Del Webb separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Del Webb at Lake Las Vegas Score for Retirement Livability?
Del Webb at Lake Las Vegas earns top scores for resort lifestyle and retirement financial efficiency, with honest trade-offs on commute distance and age-restriction complexity. The rings below break the composite into six categories benchmarked against Census, FBI UCR, and Las Vegas REALTORS data for the Henderson metro.
- 93A+
Resort Lifestyle
- 90A
Safety
- 88A-
Retirement Finances
- 76B+
Cost of Living
- 91A
Outdoor / Recreation
- 72B
Convenience / Commute
MARKET TRENDS · LAST 12 MONTHS
How Is the Del Webb at Lake Las Vegas Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89011 from Las Vegas REALTORS MLS data. ZIP 89011 is broader than Del Webb itself — it spans the full Lake Las Vegas resort corridor. Monthly points anchor to the 100-day medians of $500,774 sold and 40 DOM; read trend direction, not single-month swings.
Median Sold Price
$475K–$504K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–48 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~100/mo recent pace across ZIP 89011
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST (89011)
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 Del Webb at Lake Las Vegas Market Right Now?
Del Webb at Lake Las Vegas sits in a moderately paced resort market — sold homes across ZIP 89011 averaged 40 median days on market per Las Vegas REALTORS data, a longer pace than high-demand Henderson family zones. Lake-view and golf-frontage homes move faster than inland resales; age-restriction rules limit the buyer pool, which means well-prepared offers still carry.
52Moderately Competitive
- 40 daysMedian days on market (sold, 100d)
- 687Active listings, ZIP 89011 (June 2026)
- $265/sqftMedian price per sqft (sold, 100d)
- $500,774Median sold price (past 100 days)
Is Del Webb at Lake Las Vegas Right for You?
Who Should Buy a Home in Del Webb at Lake Las Vegas?
Del Webb at Lake Las Vegas is purpose-built for one buyer type — the active retiree or pre-retiree (55+) who wants resort lifestyle without luxury-tier pricing. Six profiles below match retirement needs to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Profiles Fit Del Webb at Lake Las Vegas Best?
Active Retirees
- Private lake for daily kayaking and water recreation
- Reflection Bay Golf Club steps from home
- Organized events and active social calendar
- Resort lifestyle without resort pricing or mandatory membership
California Transplants
- Zero Nevada state income tax vs California's 13.3% top rate
- $350K–$600K vs comparable California resort retirement pricing
- 3% property-tax cap on primary residences
- Virtual tours and remote escrow coordination available
Golf-Focused Buyers
- Reflection Bay GC (Jack Nicklaus) in the community
- No mandatory golf membership — daily-fee play
- Mountain and lake views on every fairway
- Proximity to other Henderson golf courses
Waterfront Lifestyle Seekers
- 320-acre private lake for boating, kayaking, paddleboarding
- Marina access and waterfront promenade walks
- MonteLago Village dining steps from the shore
- Lake Mead's national recreation area 30 minutes out
Pre-Retirees (55+ Transitioning)
- Lock in resort lifestyle while prices are attainable
- Nevada tax advantages compound over a long hold
- Work remotely from a resort setting before full retirement
- Age qualification applies — verify HOPA rules early
Low-Maintenance Buyers
- HOA covers exterior common areas and resort upkeep
- Lock-and-leave lifestyle for snowbirds or part-time residents
- Verify rental and lock-and-leave policies in resale package
- City of Henderson services and Henderson PD coverage
Best Fit For
- Active retirees — a private lake, Jack Nicklaus golf, and waterfront village dining at $350K–$600K — resort living at a price no coastal Sun Belt community matches.
- California transplants — zero Nevada state income tax versus California's 13.3% top rate, a 3% property-tax cap, and half the resort-retirement price.
- Golf-focused buyers — Reflection Bay Golf Club on-site with no mandatory membership and mountain-lake views on every hole.
- Waterfront-lifestyle seekers — the only private lake in the Las Vegas Valley, with boating, kayaking, and marina access from within the community.
- Pre-retirees planning ahead — lock in resort pricing now, work remotely, and graduate into full retirement on-site as the lifestyle deepens.
- Low-maintenance owners — HOA-covered common areas and a resort management team that handles what suburban HOAs leave to homeowners.
Ready to explore homes in Del Webb at Lake Las Vegas? Our team knows every village, resale package, and age-qualification nuance in the Lake Las Vegas resort community.
Start Your Retirement Home SearchPros
- 320-acre private lake — the only one of its kind in the Las Vegas Valley
- Reflection Bay Golf Club (Jack Nicklaus Signature) on-site — no mandatory membership
- MonteLago Village waterfront dining and boutique shopping in the community
- Zero Nevada state income tax and 3% primary-residence property-tax cap under NRS 361.471
- $350K–$600K pricing — attainable for the resort amenity level
- Henderson Police Department coverage in one of America's safest large cities (FBI UCR)
- Lake Mead National Recreation Area about 30 minutes east — expanded outdoor recreation
Honest Considerations
- 55+ age restriction — HOPA rules require at least one occupant be 55+; limits resale pool
- Layered HOA dues of $100–$280/mo — master association plus sub-association fees stack
- Commute to Henderson proper: 15 minutes; to Strip: 25 minutes — plan a car-first life
- Rental restrictions: 55+ occupancy rules limit the tenant pool for investors
- ZIP-area statistics (89011) blend Del Webb with broader Lake Las Vegas inventory — local comps matter
- Summer heat: 105°F+ July through September — the price of desert resort living
Neighborhood Comparison
How Do Del Webb and the Lake Las Vegas Villages Compare?
A like-for-like comparison of Del Webb at Lake Las Vegas against neighboring Lake Las Vegas villages and broader Henderson 55+ options — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are NREG-modeled slices of the 89011 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Del Webb at Lake Las Vegas | ~$475,000 | ~$255 | 40 | ~100 | 55+ · Lake · Golf |
| Casa Palermo at Lake Las Vegas | ~$650,000 | ~$290 | 40 | ~60 | Resort · No age limit |
| Fiore at the Cliffs | ~$850,000 | ~$330 | 40 | ~45 | Hillside luxury · Views |
| Lake Las Vegas (overall) | ~$540K | ~$265 | 40 | ~687 | Full resort corridor |
| Henderson (citywide) | $548,000 | ~$285 | 21 | ~2,460 | All buyer types · Fastest market |
| Sun City Anthem | ~$430,000 | ~$240 | 30 | ~120 | 55+ · Established · No lake |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89011) — per-village medians are our modeled estimates. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What's Inside Del Webb and the Neighboring Lake Las Vegas Villages?
Submarket 1
Del Webb at Lake Las Vegas
The age-restricted active-adult village inside Lake Las Vegas — private-lake access, Reflection Bay Golf Club, and MonteLago Village dining at $350K–$600K. HOPA age rules apply; verify eligibility before offering.
Browse Del Webb at Lake Las Vegas homes →~$475KMedian Price
40Days on Market
~100Active Listings
~$255Price / Sq Ft
Submarket 2
Casa Palermo at Lake Las Vegas
A Lake Las Vegas village without age restrictions — families and retirees side by side, with the same resort amenity access at a higher price point than Del Webb.
Browse Casa Palermo at Lake Las Vegas homes →~$650KMedian Price
40Days on Market
~60Active Listings
~$290Price / Sq Ft
Submarket 3
Fiore at the Cliffs
Elevated hillside single-family homes with panoramic lake and mountain views — Lake Las Vegas's most scenic address and its most expensive inside the resort.
Browse Fiore at the Cliffs homes →~$850KMedian Price
40Days on Market
~45Active Listings
~$330Price / Sq Ft
Submarket 4
Lake Las Vegas (overall)
The full 3,592-acre resort community spanning villages at $350K to $1M+ — the parent master plan that encompasses Del Webb, Casa Palermo, and all Lake Las Vegas neighborhoods.
Browse Lake Las Vegas (overall) homes →~$540KMedian Price
40Days on Market
~687Active Listings
~$265Price / Sq Ft
Submarket 5
Henderson (citywide)
The full Henderson city market — faster pace (21 median DOM), broader selection, and no age restrictions. The benchmark that puts Lake Las Vegas pricing in context.
Browse Henderson (citywide) homes →$548KMedian Price
21Days on Market
~2,460Active Listings
~$285Price / Sq Ft
Submarket 6
Sun City Anthem
The other major 55+ destination in Henderson — established community with strong amenities but no private lake; typically runs below Del Webb's median on price.
Browse Sun City Anthem homes →~$430KMedian Price
30Days on Market
~120Active Listings
~$240Price / Sq Ft
Submarket 7
The Lake Las Vegas Resort Amenity Package
The resort infrastructure all Lake Las Vegas village residents share: a 320-acre private lake, Jack Nicklaus championship golf at Reflection Bay, and MonteLago Village's waterfront dining and shopping. No other 55+ community in the Las Vegas Valley offers comparable amenity depth at the price.
Browse The Lake Las Vegas Resort Amenity Package homes →320Acres of Private Lake
18Holes at Reflection Bay GC
3,592Resort Acres Total
30 minTo Lake Mead NRA
#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 your retirement?
BY ZIP CODE
What Does the Del Webb Market Look Like Across ZIP 89011?
Del Webb at Lake Las Vegas sits entirely within ZIP 89011 — which spans the full Lake Las Vegas resort corridor, broader than the village itself. The table below covers the core ZIP plus two adjacent Henderson ZIPs, showing the wider market context with $539,900 median list, 40 median DOM, and 687 active listings.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas resort corridor — Del Webb · Casa Palermo · Fiore at the Cliffs | $539,900 | ~$265 | 40 | 687 | n/a* |
| 89002 | West Henderson / Pittman corridor — adjacent to east Henderson | ~$415K | ~$245 | 35 | ~120 | n/a* |
| 89015 | Central Henderson — Water Street district adjacent | ~$430K | ~$252 | 30 | ~180 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. 89011 figures represent the full Lake Las Vegas resort corridor — broader than Del Webb village specifically. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Del Webb at Lake Las Vegas Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture Del Webb at Lake Las Vegas faster than any brochure: a $500,774 closed median, 40 median days on market, a 320-acre private lake, and Nevada's most distinctive 55+ resort address.
$539,900
Median list price across the Del Webb ZIP area (89011), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across ZIP 89011 over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer in the ZIP 89011 area — a measured, resale-driven resort market.
LVR / GLVAR, June 2026
687
Active listings in ZIP 89011 in June 2026 — the deep, liquid market behind every median on this page.
Las Vegas REALTORS
320
Acres in the Lake Las Vegas private lake — the amenity that defines the resort and no other Henderson community matches.
Lake Las Vegas community records
$350K–$600K
Del Webb village price range — attainable resort retirement at a fraction of comparable Sun Belt pricing.
Community records
$100–$280
Monthly HOA range — layered master and sub-association dues covering resort access and common areas.
Community records
$88,654
Median household income in Henderson, the parent city — roughly 20% above the Clark County median.
U.S. Census QuickFacts
WHY DEL WEBB AT LAKE LAS VEGAS
Why Does Del Webb at Lake Las Vegas Stand Apart From Other 55+ Communities?
Most active-adult communities trade resort ambiance for a community pool and a clubhouse. Del Webb at Lake Las Vegas trades on a genuine 3,592-acre resort with a 320-acre private lake, Jack Nicklaus championship golf, and waterfront village dining — all sourced from Nevada Revised Statutes-protected tax advantages and Henderson's nationally ranked safety record. Five verified advantages below.
- Lake Las Vegas community records
The only private lake in the Las Vegas Valley
A 320-acre private lake for boating, kayaking, and paddleboarding — an amenity no other active-adult community in Henderson or the broader Las Vegas metro can match.
- Reflection Bay Golf Club
Jack Nicklaus golf on-site
Reflection Bay Golf Club — a Jack Nicklaus Signature design with lake and mountain views — is minutes from any Del Webb front door, with no mandatory membership required.
- Lake Las Vegas community records
Resort village dining and shopping
MonteLago Village's waterfront restaurants and boutique shops mean residents can live resort-adjacent without driving to the Strip for quality dining or entertainment.
- Nevada Revised Statutes 361.471
Nevada retirement tax efficiency
Zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 combine for some of the best retirement tax conditions in the U.S.
- Las Vegas REALTORS / GLVAR, June 2026
Attainable pricing for the lifestyle tier
Homes run $350K–$600K inside Del Webb — a fraction of comparable resort retirement pricing in Scottsdale or Palm Desert — making the lifestyle accessible to a much broader retirement income range.
WHY BUY IN DEL WEBB AT LAKE LAS VEGAS
What Are the Top 10 Reasons to Buy a Home in Del Webb at Lake Las Vegas?
Del Webb at Lake Las Vegas's case rests on amenity depth, not just price: the only private lake in the Las Vegas Valley, Jack Nicklaus championship golf, and waterfront dining at a $350K–$600K price point, with property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471 and zero state income tax. Ten sourced reasons follow.
The only private lake in the valley
A 320-acre private lake for boating, kayaking, and paddleboarding — unique among all Henderson and Las Vegas Valley retirement communities.
Lake Las Vegas community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most retirees drawing Social Security, pensions, and investment income.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — retirement-budget stability no high-inflation market can eliminate.
NRS 361.471
Jack Nicklaus golf on-site
Reflection Bay Golf Club is a Signature design with lake views — no mandatory membership required to play.
Reflection Bay Golf Club
MonteLago Village dining and shopping
Waterfront restaurants and boutiques steps from most homes — resort dining without a 25-minute Strip drive.
Lake Las Vegas community records
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Attainable pricing for the lifestyle
$350K–$600K for private-lake resort living — a fraction of comparable Sun Belt retirement destinations.
Las Vegas REALTORS, June 2026
Lake Mead proximity
Lake Mead National Recreation Area is about 30 minutes east — boating, fishing, and desert hiking on a national scale.
National Park Service
Stable active-adult resale market
National retiree in-migration to Nevada sustains demand for age-qualified housing — buyers exit into a pooled national market, not just a local one.
U.S. Census / LVR
Resort lifestyle without resort pricing
The amenity-to-price ratio at Del Webb beats every comparable resort retirement community in Arizona and California at equivalent finishes.
NREG market analysis
New Construction
Who Builds New Homes Near Del Webb at Lake Las Vegas?
Del Webb at Lake Las Vegas itself is an established 55+ community in the Lake Las Vegas resort, with resale being the primary inventory. New active-adult construction in the Henderson corridor comes from Del Webb's parent brand (PulteGroup) and other national builders in master plans 15–25 minutes west. Verify current 55+ communities and model availability before you write anything.
55+ Active Adult
Pulte / Del Webb
Parent brand of Del Webb — other Nevada active-adult communities available
Family & Active Adult
Lennar
High-volume production builder; verify 55+ communities specifically
First-Time & Family
KB Home
Personalized new builds in Henderson; non-age-restricted
Move-Up & Luxury
Toll Brothers
Luxury production near the Henderson corridor
Family & Move-Up
Richmond American
Value-oriented Henderson construction
Outdoor Recreation
What Outdoor Amenities Does Del Webb at Lake Las Vegas Offer?
Del Webb at Lake Las Vegas anchors its outdoor life on a 320-acre private lake, Reflection Bay Golf Club (Jack Nicklaus), and Lake Mead National Recreation Area 30 minutes east. The City of Henderson maintains parks linking the resort corridor to Henderson proper — 300 sun days a year make all of it usable.
IN-COMMUNITY
Lake Las Vegas Private Lake
320 acresBoating · Kayaking · PaddleboardingResidents / managed
A 320-acre private lake — the only one of its kind in the Las Vegas Valley — with a marina, waterfront promenade, and year-round water recreation that defines the Lake Las Vegas lifestyle.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfDaily fee / resident rates
Jack Nicklaus Signature Design with dramatic lake and Black Mountain views. No mandatory membership required — tee times available to residents and public players alike.
IN-COMMUNITY
MonteLago Village Waterfront
Village retailDining · Shopping · EventsFree / dining rates
European-inspired waterfront village with restaurants, boutique shops, and a year-round events calendar — the social hub of the Lake Las Vegas resort community.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · FishingNPS fee
America's first national recreation area — full-size boating, secluded coves, desert hiking trails, and camping just 30 minutes east via Lake Mead Parkway.
20 MIN
Cornerstone Park
100 acresWalking trails · Birding · FishingFree
Henderson's expansive regional park with a fishing pond, bird-watching marshland, paved walking trails, playgrounds, and lakeside picnic areas — a community anchor 20 minutes west.
IN-COMMUNITY
Lake Las Vegas Walking Paths
Resort circuitWalking · RunningFree
Paved paths connecting Del Webb, MonteLago Village, the golf course, and the lake promenade — the backbone of daily morning walks with mountain views on every circuit.
20 MIN
Boulder City Historic District
Historic townDining · Hoover Dam · MuseumsFree / museum fee
The only Nevada city with a gaming ban — a charming small town adjacent to Hoover Dam with local restaurants, antique shops, and the aviation museum, 20 minutes south.
20 MIN
Henderson Bird Viewing Preserve
140 acresBird watching · Nature walksFree
Nine ponds and 200+ bird species in the middle of suburban Henderson — a serene morning outing for nature-minded retirees 20 minutes west of Del Webb.
The Del Webb at Lake Las Vegas Lifestyle
What Does a Weekend in Del Webb at Lake Las Vegas Look Like?
Three resort moods in one weekend: a Saturday-morning kayak on the private lake, afternoon 18 at Reflection Bay Golf Club, and Sunday brunch at MonteLago Village with views of the Black Mountains — with Henderson's city services per the City of Henderson threading the resort community into the broader metro.
320Acres of Private Lake
18Holes (Jack Nicklaus Design)
3,592Resort Acres (Lake Las Vegas)
300Days of Sun Per Year
THIS WEEKEND'S OPEN HOUSES
Can You Tour Del Webb at Lake Las Vegas Homes This Weekend?
With 687 active listings in ZIP 89011, most weekends bring open houses across Del Webb and Lake Las Vegas villages — from $350K homes to $1M+ lake-view estates. Popular floor plans with lake or golf-course proximity move fast. Set up alerts, browse active listings, or call (702) 637-1759 to build your resort tour route.
Quick Answer
What does an HOA cost in Del Webb at Lake Las Vegas?
HOA dues at Del Webb at Lake Las Vegas run $100–$280/mo total in a layered structure: a Lake Las Vegas master association fee plus a Del Webb sub-association fee, billed separately. The master association covers lake amenity access, Reflection Bay Golf Club access pathways, MonteLago Village common areas, and resort infrastructure maintenance. The sub-association covers neighborhood-specific services. Pull both the master and sub-association resale packages in escrow — dues, reserves, transfer fees, and any pending assessments all need review before signing.
Moving to Del Webb at Lake Las Vegas
Should You Retire at Del Webb, Lake Las Vegas?
Every month, retirees from California and the Pacific Northwest discover that a resort lifestyle priced at $800K+ back home is attainable in Henderson at $350K–$600K. 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 funds the entire relocation.
Why Retirees Choose Del Webb at Lake Las Vegas
The retirement math is compelling: California's top marginal state income tax is 13.3% — Nevada's is zero. A household drawing $150,000 in retirement income saves roughly $15,000 per year in state taxes alone. Del Webb at Lake Las Vegas adds the resort argument: a 320-acre private lake, Jack Nicklaus golf, and waterfront village dining at a price point — $350K–$600K — that California resort communities can't touch. Nevada's effective property-tax rate runs roughly 0.5–0.75% of assessed value per the Clark County Assessor, capped at 3% annual growth for primary residences under NRS 361.471.
At a $550,000 retirement-home budget, Arizona and California alternatives offer modest suburban living. That same budget at Del Webb at Lake Las Vegas secures a lake-community home in a 55+ resort village with championship golf, waterfront dining, and mountain views — plus Nevada's zero state income tax stretching every retirement dollar further than any coastal alternative.
According to Las Vegas REALTORS, the median list price across the Del Webb ZIP area (89011) is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and City of Henderson maintains parks, police, and public services across the Henderson metro area that includes Lake Las Vegas.
Del Webb at Lake Las Vegas sits in Henderson's eastern hills, roughly 25 minutes from the Strip's employment and entertainment core and 20 minutes from Harry Reid International Airport. Residents who still work part-time or consult remotely enjoy a serene resort environment with reliable connectivity and city services. Healthcare anchors include St. Rose Dominican Hospital and multiple Henderson medical campuses about 15–20 minutes west.
Cost of Living Snapshot — Del Webb at Lake Las Vegas vs. Scottsdale, AZ
Del Webb at Lake Las Vegas competes nationally with Scottsdale and Palm Desert for the resort-retirement buyer. On nearly every financial dimension — state income tax, property-tax cap, home price relative to amenity level — Nevada wins. The category that seals most relocation decisions: a private-lake resort lifestyle at half the Scottsdale estate price.
| Metric | Del Webb at Lake Las Vegas, NV | Scottsdale, AZ |
|---|---|---|
| State Income Tax | None | 2.5% flat |
| Home Price Range | $350K–$600K (55+ village) | $600K–$1.5M+ (comparable resort) |
| Effective Property Tax Rate | ~0.5%–0.75% | ~0.6%–0.7% |
| Annual Cap on Tax Increase | 3% (primary residence, NRS 361.471) | No statutory cap (AV limited) |
| Private Lake Access | 320-acre private lake (included) | Rare, costly add-on |
| Championship Golf | Reflection Bay GC (Jack Nicklaus) | Multiple, most at premium-fee |
Figures are approximate, for illustration. Contact our team for current market data.
Del Webb at Lake Las Vegas — Rental Market Realities
Long-term rentals in Del Webb at Lake Las Vegas require age-qualified tenants (at least one occupant 55+), which narrows the pool but attracts stable, long-tenured renters. Resort-corridor homes in the 89011 ZIP area typically lease for $2,100–$3,200/month depending on lake views and finishes. Short-term vacation rentals face both city restrictions and 55+ occupancy rules — verify before underwriting vacation income. The association resale package specifies current rental policies.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG market analysis
Already planning a retirement move to Lake Las Vegas? Our team specializes in 55+ resort relocation — age-qualification guidance, virtual lake-view tours, HOA document review, and escrow coordination from anywhere in the country.
Start Your Retirement SearchRELOCATION TIMELINE
How to Relocate to Del Webb at Lake Las Vegas in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Del Webb buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack. Budget extra time for dual HOA document review.
Confirm age qualification and retirement timeline
HOPA rules require at least one buyer or occupant to be 55+. Confirm this first — the restriction affects not just your purchase but future rental and resale options.
Pick your Del Webb price tier and view preference
Homes run $350K–$600K inside the village. Lake-view and golf-frontage homes carry premiums and move faster — set your priority ranking before you search.
Get pre-approved for resort financing
Conventional, FHA, and VA loans work here. Resort-community condos may require non-warrantable condo approval — verify loan type compatibility with your lender before writing an offer.
Hire a Lake Las Vegas resort specialist
Layered HOA structures, 55+ resale-package review, and age-qualification verification are specialized due diligence — work with an agent who has closed Lake Las Vegas deals.
Tour in person or virtually
Lake Las Vegas is a destination-tour experience — the lake, MonteLago Village, and Reflection Bay are best understood in person. Virtual tours work for out-of-state buyers; plan an in-person confirmation before closing.
Request dual HOA resale packages on day one
Master association and sub-association documents both need review. Nevada law allows 5 days to review HOA documents after delivery — start the clock early in escrow.
Clear conditions and fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding, plus HOA document timing. Budget extra days for the 55+ community age-verification step.
Close, move, and register Nevada residency
Transfer utilities (NV Energy, Southwest Gas, Henderson water), then handle the Nevada DMV — license within 30 days, vehicle registration within 60 days of residency.
ECONOMY & JOBS
What Drives the Del Webb at Lake Las Vegas Area Economy?
Del Webb at Lake Las Vegas is retirement-driven — residents draw investment income, pensions, and Social Security rather than commuting. According to the U.S. Bureau of Labor Statistics, the Las Vegas MSA labor market supports resort-corridor service employment. Henderson's $88,654 median household income runs roughly 20% above the Clark County median of $74,007.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
300+Days of sun per year — core retirement quality-of-life driverNOAA climate normals
20 minTo Harry Reid Airport — retirees can fly direct to familyVia I-215/I-515
Top Employment Anchors Near Del Webb at Lake Las Vegas
- Reflection Bay Golf ClubOn-site golf operations, hospitality, and maintenance employment inside the resort community
- MonteLago Village resort servicesWaterfront restaurants, boutique retail, marina, and resort event management
- Lake Las Vegas resort managementCommunity operations, amenity staffing, and property management across the 3,592-acre resort
- St. Rose Dominican HospitalRegional healthcare anchor 15–20 minutes west — the most important employer for resident healthcare access
- City of Henderson municipal campusPublic services and Henderson Police Department covering the east Henderson and Lake Las Vegas corridor
- Henderson retail and hospitality corridorGalleria at Sunset and the broader Henderson retail employment strip, 15–20 minutes west
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Del Webb at Lake Las Vegas Compare to Henderson, Las Vegas & Summerlin?
Weighing Del Webb against the valley's other retirement addresses? Del Webb wins on the 320-acre private lake and resort amenity depth; Henderson citywide on pace (21 DOM) and selection; Summerlin on trail systems and new construction. Sources: LVR, the U.S. Census, and FBI UCR. June 2026.
| Metric | Del Webb at LLV | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 687 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40 | 21 | 20 | 21 |
| Age Restriction | 55+ (HOPA) | No restriction | No restriction | No restriction |
| Private Lake | Yes — 320 acres | No | No | No |
| On-Site Golf | Reflection Bay GC (Nicklaus) | Nearby plans | Multiple courses | Multiple courses |
| State Income Tax | None (Nevada) | None (Nevada) | None (Nevada) | None (Nevada) |
| New Construction | Minimal (55+ resale) | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | 55+ resort retirement · Lake · Golf | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Del Webb income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Del Webb at Lake Las Vegas Cost You Each Month?
A $500,774 ZIP-area-median Del Webb purchase runs about $3,660 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the resort corridor, and budget the layered HOA dues that make Del Webb one of Henderson's more transparent 55+ addresses.
Payment Estimator
Estimate Your Del Webb at Lake Las Vegas Payment
$3,791
Estimated Monthly Payment
- Principal & Interest$2,998
- Property Tax$255
- Insurance$150
- HOA$200
- PMI$188
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 Del Webb at Lake Las Vegas right now?
Resort-corridor rentals are expensive and available, but age-qualified tenants face limited supply — which means the rent-vs-own calculation tilts toward owning sooner in a 55+ community than in a general-market Henderson suburb.
OWN (10% DOWN, 7%)
$3,660 / mo
- Principal & Interest
- $2,997
- Property Tax (~0.65%)
- $272
- Homeowners Insurance
- $130
- HOA (layered, midrange)
- $190
- PMI (10% down)
- $210
5-year net cost:~$135,000
Equity built:~$125,000
RENT (RESORT CORRIDOR MEDIAN)
$2,600 / mo
- Median Lake Las Vegas Area Rent
- $2,600
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$162,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Del Webb home for five years nets out comparable to renting once principal paydown and appreciation are counted — and the owner walks away with roughly $125,000 in equity (including the down payment) while the renter walks away with none. For retirees on fixed income, locking a mortgage payment eliminates rent-increase exposure — a meaningful retirement-budget advantage over a 10-20 year hold.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.65% effective property tax, $190/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer — Del Webb at Lake Las Vegas
Del Webb at Lake Las Vegas carries a layered HOA structure: a Lake Las Vegas master association fee plus a Del Webb sub-association fee. Both layers bill separately and have distinct reserves, rules, and transfer fees. Verify the exact dues, reserves, CC&Rs, and any special-assessment history for your specific sub-association in escrow.
Lake Las Vegas Master Association
Portion of $100–$280 total
Resort amenity access
Part of total HOA
Includes:
Lake recreation corridors, MonteLago Village common areas, resort infrastructure maintenance, and community-wide landscaping
Master community services
Part of total HOA
Includes:
Common-area security, resort event management, master-plan rules enforcement and governance
Del Webb Sub-Association
Portion of $100–$280 total
Del Webb neighborhood services
Part of total HOA
Includes:
Neighborhood common-area landscaping, community clubhouse (Del Webb amenity center if applicable), neighborhood standards
Village-level governance
Part of total HOA
Includes:
CC&R enforcement, neighborhood reserve fund, age-qualification verification and records
Total Combined Dues
$100–$280 / mo
Typical Del Webb at Lake Las Vegas
$100–$280 total
Includes:
Both master and sub-association fees combined — exact split varies by sub-association; get both schedules in writing before closing
Transfer and capital fees
One-time at closing
Includes:
Master and sub-association transfer fees, resale certification fees, and any outstanding special assessments — confirm all at opening of escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Del Webb at Lake Las Vegas?
Del Webb at Lake Las Vegas is 15 minutes to Henderson proper and 25 minutes to the Strip. Henderson's mean commute runs near 25 minutes per U.S. Census ACS; Del Webb residents add roughly 10 minutes for the resort premium. For retirees, that trade-off is the whole point — seclusion and a 20-minute airport run.
Drive Times from Del Webb at Lake Las Vegas
- 2-5 minMonteLago VillageWithin Lake Las Vegas
- 5 minReflection Bay Golf ClubWithin Lake Las Vegas
- 15 minHenderson downtown (Water Street)Lake Mead Pkwy west
- 20 minSt. Rose Dominican HospitalLake Mead Pkwy / I-215
- 20 minHarry Reid Intl AirportI-215 / I-515
- 20 minBoulder City (Hoover Dam area)US-93 south
- 25 minLas Vegas StripI-515/US-95
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Del Webb at Lake Las Vegas?
Most Del Webb purchases close in 30–45 days — Nevada uses escrow companies, not attorneys. Budget extra time for dual HOA documents: both the master and sub-association resale packages require 5-day buyer review under Nevada law. Cash closes run 10–14 days. Request all HOA documents on day one of escrow.
Quick Answer
What down payment do you need to buy in Del Webb at Lake Las Vegas?
Most buyers put down 10%–20% on a Del Webb at Lake Las Vegas purchase. Conventional loans start at 3% down for qualified buyers, though the resort-HOA setting means some lenders require additional reserves (typically 2–6 months of HOA dues in escrow). VA loans cover 0% down for eligible veterans — and many Del Webb buyers are veterans. FHA works across most of the $350K–$600K price range. On the $500,774 sold median, plan roughly $50,000 (10%) to $100,000 (20%) for down payment plus closing costs.
Del Webb at Lake Las Vegas FAQ — 18 Answers
What Do Del Webb at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Del Webb at Lake Las Vegas?
ZIP 89011 — the Del Webb area — shows a $539,900 median list price and a $500,774 closed median over the past 100 days per Las Vegas REALTORS. Inside the 55+ village itself, homes run $350K–$600K. Age-qualification rules apply; verify 55+ eligibility with Nevada Real Estate Group at (702) 637-1759 before writing an offer.
What is Del Webb at Lake Las Vegas, and who is it for?
Del Webb at Lake Las Vegas is an age-restricted 55+ active-adult village inside the 3,592-acre Lake Las Vegas resort community in Henderson (ZIP 89011). It pairs resort-quality surroundings — 320-acre private lake, Reflection Bay Golf Club, MonteLago Village dining — with a retirement-calibrated price band of $350K–$600K and HOA dues of $100–$280/mo. It suits retirees and pre-retirees seeking resort lifestyle without luxury-tier pricing.
What are HOA fees at Del Webb at Lake Las Vegas?
HOA dues run $100–$280/mo, typically structured as a Lake Las Vegas master association fee plus a Del Webb sub-association fee — both layers are billed separately. Inclusions cover lake amenity access, common-area maintenance, and community services. Request the full resale package in escrow: dues, reserves, transfer fees, and any pending assessments. Nevada escrows generally close in 30–45 days, so start the review early.
What amenities does Lake Las Vegas offer residents?
The full resort package: a 320-acre private lake for boating, kayaking, and paddleboarding; the Jack Nicklaus-designed Reflection Bay Golf Club; MonteLago Village waterfront dining and boutique shopping; pools; fitness centers; spa services; marina access; and an active events calendar year-round. Lake Mead National Recreation Area extends the outdoor range about 30 minutes east. Few 55+ communities anywhere in Nevada match the amenity depth.
How far is Del Webb at Lake Las Vegas from the Strip?
Approximately 25 minutes via I-515/US-95. Harry Reid International Airport is about 20 minutes via I-215/I-515, downtown Henderson roughly 15 minutes via Lake Mead Parkway, and Lake Mead about 30 minutes east. Residents get genuine resort seclusion in Henderson's desert hills without sacrificing practical city access for healthcare, dining, and entertainment. The commute trade-off is real — plan for it.
What are property taxes like in Del Webb at Lake Las Vegas?
Nevada's effective property-tax rate runs roughly 0.5–0.75% 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 $500,000 purchase, budget around $2,500–$3,750 per year. Long-held homes re-set to current assessed value after a sale — verify the post-purchase figure with the Assessor before finalizing your retirement budget.
Can I rent out my home in Del Webb at Lake Las Vegas?
Rentals are subject to both master and sub-association rules and the 55+ age-qualification requirements under the Housing for Older Persons Act. Occupancy generally requires at least one resident to be 55 or older, and association rules may further limit short-term or seasonal leasing. Long-term leasing to age-qualified tenants is the most common investor path here. Verify the full rental policy in the resale package before buying with income in mind.
What are the schools near Del Webb at Lake Las Vegas?
Because Del Webb is a 55+ community, most buyers are past the school-age stage — but the Lake Las Vegas ZIP area (89011) is served by Elise L. Wolff Elementary (8/10 GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10) per the Clark County School District. Doral Academy Fire Mesa and Somerset Academy offer charter options nearby. Grandchildren visiting will find strong nearby campuses.
Is Del Webb at Lake Las Vegas a good retirement investment?
The fundamentals are solid: Nevada's zero state income tax, a 3% property-tax cap on primary residences, and a $350K–$600K price range that stays accessible. The Lake Las Vegas resort setting supports resale demand from a broad national retiree pool. ZIP-area data shows 687 active listings and 40 median days on market — a liquid environment for both entry and exit. Returns depend on the specific home, buy price, and hold period.
What does daily life look like in Del Webb at Lake Las Vegas?
Mornings start on the lake or the Reflection Bay Golf Club fairways; afternoons settle into MonteLago Village for waterfront lunch and boutique browsing; evenings pull residents back to the water. Henderson proper — grocery stores, hospitals, entertainment — sits 15 minutes west. The rhythm is resort-first with city convenience on call. Organized community events, fitness classes, and pool gatherings fill the social calendar year-round.
How competitive is the Del Webb at Lake Las Vegas market?
The ZIP-area (89011) shows 40 median days on market and 687 active listings per Las Vegas REALTORS — a moderately paced market, less frenzied than high-demand Henderson family zones but still liquid. Well-priced Del Webb homes with lake or golf views move faster than inland resales. The 40-day median gives buyers reasonable time for due diligence, but popular floor plans warrant quick decisions.
Is Del Webb at Lake Las Vegas safe?
Yes. Del Webb at Lake Las Vegas 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. The resort-community setting, gated parking areas, and active adult population keep typical incidents well below urban norms. Gated amenity corridors and 24-hour lake security personnel add additional layers common to resort communities.
What is the cost of living in Del Webb at Lake Las Vegas?
Attainable for a resort lifestyle. Homes run $350K–$600K — below the Henderson citywide median of $548K for comparably amenitized settings. HOA dues of $100–$280/mo cover resort access other communities charge separately. Nevada's zero state income tax and ~0.6% effective property-tax rate stretch retirement income meaningfully. Day-to-day costs — groceries, utilities, fuel — track the rest of Clark County, with MonteLago Village dining adding a premium leisure tier.
What is the rental market like near Del Webb at Lake Las Vegas?
In the broader Lake Las Vegas resort corridor, single-family homes typically lease for $2,100–$3,200/month depending on lake access and finishes, with resort-view premiums commanding the upper end. The 55+ restriction at Del Webb limits the tenant pool to age-qualified renters — this narrows demand but also attracts a stable, long-term renter profile. Verify rental rules in the resale package; short-term vacation rentals face city and association restrictions.
What should I know before buying in Del Webb at Lake Las Vegas?
Five things matter most here. First, age qualification: at least one buyer must be 55+ under federal HOPA rules. Second, layered HOA dues: budget both master and sub-association fees. Third, tax re-set: assessed value resets to sale price after purchase. Fourth, commute trade-off: the resort location adds 25 minutes to Strip and airport drives versus central Henderson. Fifth, market pace: at 40 median days, due-diligence time is reasonable — use it fully on inspection and HOA review.
What down payment do you need to buy in Del Webb at Lake Las Vegas?
Most buyers put down 10%–20% on a 55+ resort purchase. Conventional loans start at 3% down for qualified buyers, though the resort setting and HOA layers mean some lenders require additional reserves — verify your loan type early. On the $500,774 sold median, plan roughly $50,000 (10%) to $100,000 (20%). VA loans cover 0% down for eligible veterans. FHA works across most of the $350K–$600K price range. Confirm condo vs. single-family loan requirements in escrow.
What does an HOA cost in Del Webb at Lake Las Vegas?
HOA dues at Del Webb at Lake Las Vegas run $100–$280/mo in a layered structure: a Lake Las Vegas master association fee covers resort amenity access and common areas, while the Del Webb sub-association fee covers neighborhood-specific services. Total dues depend on the specific sub-association within the community. Always pull the full resale package — both layers, transfer fees, reserves, and any pending special assessments — before making an offer.
How long does it take to close on a home in Del Webb at Lake Las Vegas?
Most purchases close in 30–45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Budget additional time for HOA document delivery (both master and sub-association resale packages) and for 55+ age-verification review. Cash purchases can close in 7–14 days. Spring and early summer see busiest scheduling; financed buyers should allow 45 days to be safe and request HOA documents on day one of escrow.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Del Webb at Lake Las Vegas?
These are the eight queries Del Webb buyers most frequently search — answered with verifiable specifics: 55+ age rules, HOA layers, golf access, rental restrictions, and resale dynamics. Community facts sourced from the City of Henderson, market data from Las Vegas REALTORS, and school ratings from GreatSchools.org.
Is Del Webb at Lake Las Vegas part of Lake Las Vegas?
Yes — it is a village within the 3,592-acre Lake Las Vegas resort community in Henderson (ZIP 89011). That parent relationship delivers the amenity package: 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village are shared master-plan assets. Expect layered HOA dues.
What ZIP code is Del Webb at Lake Las Vegas?
ZIP 89011 — the Henderson east-hills code that covers the full Lake Las Vegas resort corridor, including Del Webb, Casa Palermo, Fiore at the Cliffs, and other Lake Las Vegas villages. Market statistics at this ZIP are broader than the Del Webb village specifically.
Who qualifies to buy in Del Webb at Lake Las Vegas?
Under the federal Housing for Older Persons Act (HOPA), at least 80% of occupied units must have a resident who is 55 or older. In practice, this means at least one buyer or intended occupant must be 55+. Verify the specific age-qualification verification process with the sub-association early in escrow.
Does Del Webb at Lake Las Vegas have a clubhouse?
Del Webb communities typically include an amenity center or clubhouse for residents — confirm the current amenity inventory and any associated fees with the sub-association during escrow, as amenity details vary by Del Webb village and can change over time. The broader Lake Las Vegas resort infrastructure (lake, golf, MonteLago) is the headline amenity package.
Is Reflection Bay Golf Club private or public?
Reflection Bay Golf Club is a daily-fee public course — no mandatory club membership is required to play. Del Webb residents enjoy proximity advantages (walking distance or golf-cart distance), and resident rates may be available through the master association. Confirm current rates and tee-time access directly with the club.
How far is Del Webb at Lake Las Vegas from Hoover Dam?
About 25–30 minutes south via US-93 through Boulder City. Hoover Dam, the Colorado River, and the Arizona border are all accessible for a morning excursion — one of the geography advantages of living in Henderson's eastern hills that central Las Vegas residents don't have.
Can snowbirds use Del Webb at Lake Las Vegas part-time?
Potentially yes — verify the lock-and-leave policy and any minimum-occupancy requirements in both the master and sub-association CC&Rs. Many 55+ communities accommodate seasonal residents; some have short rental minimums that affect part-time owners' ability to cover costs during off-season absence. Get this in writing during escrow.
Is Lake Las Vegas flood-prone?
The desert hills east of Henderson carry some flash-flood risk during monsoon season (July–September), and the lake itself is a managed water feature rather than a natural watershed. Verify the FEMA flood zone classification for any specific parcel with the Clark County Assessor and confirm flood insurance requirements with your lender before finalizing an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct resort-community relationships, 55+ age-qualification expertise, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's resort communities — Lake Las Vegas villages, Del Webb 55+ homes, and MacDonald Highlands estates. That depth ranks the team #1 in Nevada and #44 in the nation.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you retire well.
Ready to make a move?
Want to Talk to a Del Webb at Lake Las Vegas Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Nevada Real Estate Group has closed hundreds of Lake Las Vegas and 55+ Henderson deals since 2009. Age-qualification rules and dual HOA resale packages trip up unprepared buyers — knowing the process matters. Call (702) 637-1759 and we'll find your retirement home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Del Webb at Lake Las Vegas?
Compare Del Webb at Lake Las Vegas with neighboring Henderson villages and nearby cities. Each card pairs the drive time with price positioning, so you can judge whether the resort lifestyle of Lake Las Vegas outweighs the shorter commutes and broader inventory of central Henderson.
IN RESORT
Lake Las Vegas (full community)
$540K (ZIP area)
Within the resort
View Lake Las Vegas (full community) →A–Z INDEX
Which Lake Las Vegas Neighborhoods and Villages Can You Explore A–Z?
Lake Las Vegas encompasses multiple named villages and resort sections spanning roughly $350K to $1M+. The entries below are indexed alphabetically for quick orientation — covering 55+ age-restricted Del Webb, family-friendly Casa Palermo, hillside Fiore at the Cliffs, and more. Our team can pull current listings, dues, and age-qualification details for any village on request.
B
- Boulder City (historic nearby)
D
- Del Webb at Lake Las Vegas (55+)
M
- MonteLago Village (resort retail)
- MacDonald Highlands (luxury nearby)
R
- Reflection Bay Golf Club
KEEP LEARNING
What Else Should You Read About Del Webb at Lake Las Vegas?
These guides extend the research most Del Webb buyers do next — understanding the broader Henderson market, comparing Henderson master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson, including resort communities.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Del Webb at Lake Las Vegas Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89011 is broader than the Del Webb village — so area statistics are labeled as such, and per-village figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Del Webb ZIP area (89011). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Del Webb and Lake Las Vegas are not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules for the Henderson metro including Lake Las Vegas. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Henderson-area schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. 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 zero Nevada state personal income tax applicable to retirement income. tax.nv.gov
- Clark County GIS / FEMA — Flood zone classification and parcel boundary data for the Lake Las Vegas area. clarkcountynv.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