Fiore at the Cliffs Homes For Sale

KEY TAKEAWAYS

What Should You Know About Fiore at the Cliffs at a Glance?

Fiore at the Cliffs is a single-family village inside Lake Las Vegas — 3,592-acre resort master plan with a 320-acre private lake. ZIP 89011 carries a $539,900 median list price and 40-day pace per City of Henderson; Fiore runs $650K–$1.1M. Las Vegas REALTORS covers the area; Henderson ranks among the safest large U.S. cities.

• The setting: a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village waterfront dining — resort infrastructure unlike any other Henderson address.
• The price band: $650K–$1.1M for single-family homes in a Mediterranean-inspired village inside the 3,592-acre Lake Las Vegas master plan.
• HOA structure: dual-layer dues of $120–$300/mo covering both master Lake Las Vegas association and Fiore sub-association — pull both resale packages in escrow.
• Market pace: 40-day ZIP-area median DOM — slower than central Henderson's 21 days, reflecting a resort-niche buyer pool that rewards patience.
• Commute context: Strip 25 min via I-515/US-95 · Airport 20 min · Downtown Henderson 15 min — resort quiet without true isolation.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson

PRICE DISTRIBUTION

How Many Lake Las Vegas Area Homes Sell in Each Price Range?

Median list price across ZIP 89011 sits at $539,900 per Las Vegas REALTORS June 2026 MLS data. Fiore at the Cliffs itself runs $650K–$1.1M, sitting above the ZIP median — the ZIP also includes more affordable Henderson corridors. The bands below show the modeled distribution of the area's 687 active listings.

Counts are NREG-modeled allocations of the 687 active ZIP 89011 listings, consistent with the $539,900 area median · June 2026 · Fiore at the Cliffs homes concentrate in the $650K–$1.1M bands · Links open the Henderson MLS search pre-filtered by price.

SAFETY & CRIME

Is Fiore at the Cliffs Safe?

• Top 10Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
• Own PDHenderson Police Department coverageNot LVMPD — City of Henderson services
• ResortPerimeter-access resort communityNatural physical separation from urban corridors
• BelowViolent crime vs national average, citywideFBI Uniform Crime Reporting

Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Fiore at the Cliffs Score for Livability?

Fiore at the Cliffs earns top marks for resort amenities and natural setting, with honest trade-offs on commute distance and resort-niche pricing. 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 tour.

• A

  Grade A: Resort Amenities

  320-acre private lake, Reflection Bay Golf Club, MonteLago Village waterfront dining, pools, fitness, and community events — unmatched in Henderson.

• B+

  Grade B+: Safety

  Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons. Desert-hill setting adds natural separation from high-traffic corridors.

• B

  Grade B: Schools

  Zoned CCSD campuses include Elise L. Wolff Elementary (8/10 GreatSchools) and Coronado High (7/10); private options — Henderson International, Bishop Gorman — are 20–25 minutes west.

• B

  Grade B: Cost of Living

  Village prices of $650K–$1.1M carry a resort premium; Nevada's zero income tax and 0.5–0.7% property-tax rate partially offset the higher purchase cost versus central Henderson.

• A+

  Grade A+: Outdoor / Recreation

  320-acre private lake for boating and kayaking, Reflection Bay Golf Club, walking paths throughout the resort, and Lake Mead National Recreation Area 30 minutes east.

• B

  Grade B: Commute

  15 min to downtown Henderson · 20 min to airport · 25 min to Strip — resort-quiet distance that suits remote workers, retirees, and frequent fliers better than daily downtown commuters.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Henderson / Lake Las Vegas Area Growing?

Fiore at the Cliffs and Lake Las Vegas sit inside Henderson, which has added roughly 74,000 residents since 2010 per U.S. Census counts. The resort community itself is largely built out, which means growing Henderson demand competes for a finite village supply — a structural support for prices in a niche market.

Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Fiore at the Cliffs separately; projection reflects recent Henderson growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Fiore at the Cliffs Score for Livability?

Fiore at the Cliffs scores at the top of the valley for resort amenities and outdoor recreation — the 320-acre private lake, Reflection Bay Golf Club, and Lake Mead's proximity are genuinely rare. Safety and tax environment are Henderson-grade strong. Trade-offs are a 40-day market pace, resort-tier pricing, and a 20–25 minute commute to central Henderson services.

• 85A-

  Overall Livability

• 76B+

  Schools (zoned)

• 88A-

  Safety

• 70B

  Cost of Living

• 95A+

  Resort Amenities

• 96A+

  Outdoor / Recreation

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

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 ZIP 89011 from Las Vegas REALTORS MLS data. ZIP 89011 is broader than the Fiore village itself — monthly points are indicative, anchored to probed 100-day medians. Focus on the trend level and pace, not single-month fluctuations.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Lake Las Vegas Market Right Now?

ZIP 89011 averaged 40 median days on market over the past hundred days per Las Vegas REALTORS — slower than Henderson's 21-day citywide pace. Patient buyers gain negotiating room; yet well-priced lake-view and golf-adjacent homes in the $650K–$800K entry tier of Fiore still attract multiple offers.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area scope (89011) — broader than Fiore at the Cliffs or Lake Las Vegas alone; treat as area-level orientation. Fiore's $650K–$1.1M price band sits above the ZIP-area median.

Village Comparison

How Do Lake Las Vegas's Key Villages Compare?

A like-for-like comparison of Lake Las Vegas's most-searched villages and nearby Henderson communities — indicative price, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are NREG-modeled slices of the ZIP 89011 market; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus NREG 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 Lake Las Vegas's Key Villages?

BY ZIP CODE

What Does the Lake Las Vegas Area Market Look Like in ZIP 89011?

Lake Las Vegas and Fiore at the Cliffs fall within ZIP 89011, which also covers lower-priced Henderson corridors. Fiore's $650K–$1.1M village pricing sits above the ZIP-area median. Per Las Vegas REALTORS, the ZIP held 687 active listings at a $539,900 median list price in June 2026.

Source: Las Vegas REALTORS MLS plus NREG analysis. ZIP 89011 is broader than the Lake Las Vegas resort or Fiore at the Cliffs village — it includes Henderson corridors with lower price points that pull the area median below Fiore's actual village range. *Year-over-year change intentionally omitted at ZIP level. Boundaries per Clark County GIS.

WHY FIORE AT THE CLIFFS

Why Does Fiore at the Cliffs Stand Apart From Other Henderson Communities?

From the private lake to the Jack Nicklaus fairways, Fiore at the Cliffs occupies physical and lifestyle ground no standard Henderson community 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.

1. 1

   A 320-acre private lake

   Boating, kayaking, paddleboarding, and waterfront dining without leaving the master plan — the defining amenity of Lake Las Vegas that no other Henderson community can match.

   Lake Las Vegas resort records
2. 2

   Jack Nicklaus championship golf

   Reflection Bay Golf Club brings resort-caliber golf to daily-fee play minutes from any Fiore address — no club-membership mandate.

   Community records
3. 3

   Resort pricing below competing markets

   At $650K–$1.1M, Fiore at the Cliffs delivers comparable lake-and-golf resort living at a fraction of Scottsdale or Palm Springs pricing.

   NREG market analysis / LVR
4. 4

   Nevada tax advantages

   Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 — the carrying-cost backdrop for every Lake Las Vegas purchase.

   Nevada Revised Statutes 361.471
5. 5

   Henderson safety and city services

   Henderson Police Department coverage with Henderson's top-10 U.S. city safety record — resort quiet backed by a full city safety infrastructure.

   FBI UCR / City of Henderson

WHY BUY IN FIORE AT THE CLIFFS

What Are the Top 10 Reasons to Buy a Home in Fiore at the Cliffs?

Fiore at the Cliffs' case rests on resort infrastructure and tax advantage: a 320-acre private lake, championship golf, and Nevada's zero income tax per Nevada Revised Statutes 361.471, at a price point ($650K–$1.1M) that undercuts comparable Arizona and California resort markets by $300K–$1M+. Ten sourced reasons follow.

1. 1

   Private lake access

   A 320-acre private lake for boating, kayaking, and waterfront living — no other Henderson address offers this.

   Lake Las Vegas resort records

2. 2

   Championship golf daily

   Reflection Bay Golf Club, Jack Nicklaus-designed, is minutes from any Fiore home on a public daily-fee basis.

   Community records

3. 3

   Zero state income tax

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

   Nevada Department of Taxation

4. 4

   3% property-tax cap

   Annual primary-residence tax increases are capped by Nevada statute — predictable carrying costs.

   NRS 361.471

5. 5

   Below comparable resort markets

   $650K–$1.1M for lake-and-golf living undercuts Scottsdale, Tahoe, and Palm Springs by a wide margin.

   NREG market analysis

6. 6

   MonteLago Village dining and retail

   Waterfront European-inspired village shopping and dining inside the master plan — daily amenity, not a drive away.

   Community records

7. 7

   Henderson safety and services

   Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities in FBI UCR comparisons.

   FBI Uniform Crime Reporting

8. 8

   Desert-hill privacy and views

   Natural ridgeline separation, mountain views, and resort quiet — the lifestyle premium that drives the price band.

   Community records

9. 9

   Lake Mead minutes away

   Lake Mead National Recreation Area — America's first NRA with full boating and hiking — sits about 30 minutes east.

   NPS records

10. 10

    Resort-constrained supply

    Desert-hill terrain and the private lake boundary cap buildable land — fixed supply against growing Henderson demand.

    U.S. Census / City of Henderson

THIS WEEKEND'S OPEN HOUSES

Can You Tour Fiore at the Cliffs Homes This Weekend?

Lake Las Vegas open houses are less frequent than central Henderson — resort sellers prefer private showings. With 687 active listings in ZIP 89011 and a 40-day pace, set instant alerts then call Nevada Real Estate Group at (702) 637-1759 to tour the lake and Reflection Bay Golf Club alongside any home.

RELOCATION TIMELINE

How to Relocate to Fiore at the Cliffs in 8 Steps

From first research to keys-in-hand, here's the 8–12 week timeline most Lake Las Vegas buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Define the resort lifestyle you want

   Decide which Lake Las Vegas village fits: Fiore's $650K–$1.1M single-family range, Casa Palermo's $500K–$850K tier, or Del Webb's 55+ format. Each carries different HOA tiers and community character within the same master plan and lake access.

2. 02

   Get pre-approved — resort-community aware

   Conventional and jumbo financing both work in the Fiore price band; FHA loan limits fall below the $650K+ floor. Confirm your lender has closed resort-community properties before — appraisal comps are thinner here than in central Henderson.

3. 03

   Hire a Lake Las Vegas specialist

   HOA structures are dual-layer, the comparable-sales pool is thin, and the 40-day pace means patience and strategy matter. Work with an agent who knows the resort-community due-diligence process and the Lake Las Vegas amenity portfolio.

4. 04

   Tour the resort in person

   A single afternoon covering the 320-acre lake, Reflection Bay Golf Club, MonteLago Village, and a sample of Fiore homes tells more than any virtual tour. Out-of-state buyers: we run full virtual resort and home walkthroughs via video.

5. 05

   Write and negotiate the offer

   The 40-day market pace means sellers have time on their side — but resort-niche inventory is thin, so the right Fiore address in the $650K–$800K entry tier can draw competing interest. Your agent's read on recent comps sets the strategy.

6. 06

   Dual HOA inspection and docs

   Request both master Lake Las Vegas and Fiore sub-association resale packages: dues, reserves, pending assessments, CC&Rs, and rental-policy disclosure. On the home itself, order a standard inspection plus roof, HVAC, and pool/spa if applicable.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. Resort-community appraisals can take longer — budget extra time for the comparable-sales review in a thin-comp ZIP.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the Nevada DMV — license within 30 days, registration within 60. Welcome to the 320-acre private lake.

ECONOMY & JOBS

What Drives the Lake Las Vegas Area Economy?

Lake Las Vegas residents typically earn income externally — corporate professionals, retirees, remote workers, and Strip-industry executives rather than locals employed by the resort. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market stays historically strong, and Henderson's $88,654 median income runs about 20% above the Clark County figure.

Top Lake Las Vegas Area Employers and Income Sources

• Reflection Bay Golf Club and resort operationsHospitality, golf, marina, and food-and-beverage employment inside the master plan
• MonteLago Village retail and diningBoutique and restaurant operations at the waterfront village center
• City of Henderson municipal campusGovernment employment 15 minutes west — Henderson's largest single employer category
• Las Vegas Strip hospitality corridorThe valley's dominant employment sector, 25 minutes from Fiore's driveway
• Harry Reid International Airport clusterAviation, logistics, and convention-industry employment 20 minutes west via I-215/I-515
• Remote-work professionals (in-home)A growing Lake Las Vegas resident cohort — resort-quiet setting for focused distributed work

Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.

COMMUNITY COMPARISON

How Does Fiore at the Cliffs Compare to Henderson, Las Vegas & Summerlin?

Comparing Fiore at the Cliffs against the valley's established addresses, updated June 2026: Fiore leads on resort amenities and outdoor recreation; Henderson citywide wins on price depth and commute speed; Summerlin leads on trail systems and new construction volume. Sources: LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Fiore at the Cliffs income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Fiore at the Cliffs?

Lake Las Vegas sits in Henderson's eastern desert hills — commutes run longer than central Henderson but shorter than comparable Arizona resort communities. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data; Fiore residents add roughly 5–10 minutes for Strip or airport runs. Remote workers and retirees find the distance a non-issue.

Drive Times from Fiore at the Cliffs

• 15 minDowntown Henderson / Water StreetLake Mead Pkwy west
• 20 minHarry Reid Intl AirportLake Mead Pkwy → I-215/I-515
• 25 minLas Vegas StripLake Mead Pkwy → I-515/US-95
• 20 minBoulder CityUS-93 south
• 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
• 15 minMacDonald HighlandsLake Mead Pkwy west to I-215
• 30 minDowntown Las VegasLake Mead Pkwy → I-515 north
• 15 minCornerstone Park (Henderson)Lake Mead Pkwy west

Transportation Options

• Driving

  The only practical daily option for most Fiore residents. Lake Mead Parkway is the primary corridor — a two-lane desert highway that becomes a limited-access expressway closer to Henderson, generally flowing well outside peak commute windows.

• RTC Transit

  Very limited service to Lake Las Vegas. Plan a car-first life in this resort community — transit routes don't reach the resort interior, and buses running Boulder Highway are the closest public option.

• Resort Paths

  The Lake Las Vegas walking and cycling path network circles the private lake and connects villages within the master plan — practical for in-resort errands and recreation, not external commuting.

• Rideshare

  Available but slower response times than central Henderson — plan 8–15 minutes for pickup. Airport runs typically run $35–$50 given the 20-minute drive, which many Fiore residents find reasonable for occasion use.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do I need to buy in Fiore at the Cliffs?

Most Fiore buyers put down 10–25%. At the $650K entry, conventional financing works with 5–10% down for qualified buyers; FHA's 2026 conforming limit falls below the Fiore price floor, so most purchases use conventional or jumbo. On a $800,000 mid-range home, plan $80,000 (10%) to $200,000 (25%) down. VA loans allow 0% for eligible veterans up to the conforming limit; above it, a partial down payment is typically required. Confirm your pre-approval covers dual HOA dues in the debt-to-income calculation.

PEOPLE ALSO ASK

What Else Do People Ask About Fiore at the Cliffs?

These are the eight queries Lake Las Vegas buyers most frequently 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.

WHY NEVADA REAL ESTATE GROUP

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

Direct resort-community expertise, the largest agent team in the valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's resort and luxury communities — including Lake Las Vegas villages, MacDonald Highlands estates, and Anthem guard-gated homes. That depth ranks the team #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Fiore at the Cliffs?

Compare Fiore at the Cliffs with neighboring Lake Las Vegas villages, Henderson master plans, and nearby cities. Each card pairs commute time with price positioning, so you can judge whether trading Fiore's resort premium for a shorter commute or different amenity mix actually buys you more lifestyle for the money.

A–Z INDEX

Which Lake Las Vegas Villages Can You Explore A–Z?

Lake Las Vegas includes multiple named villages and resort areas inside its 3,592-acre master plan. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA dues, and view-lot availability for any of them on request.

Sources & Methodology

Where Does This Fiore at the Cliffs Data Come From?

Every statistic is sourced from a primary or government dataset and refreshed monthly. ZIP 89011 is broader than the Fiore village — area statistics are labeled as such, and village-specific figures come from community records and Nevada Real Estate Group analysis. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Lake Las Vegas ZIP area (89011). lasvegasrealtors.com
2. U.S. Census Bureau — Henderson city population, income, age, and housing data (Fiore at the Cliffs is not separately tabulated). census.gov/quickfacts
3. City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas metropolitan area. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson-area campuses. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Lake Las Vegas-area campuses. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. Nevada Department of Taxation — Zero state income tax confirmation and Nevada tax structure. 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