Resort-Lifestyle Buyers
- Private lake boating and kayaking daily
- Reflection Bay Golf Club for daily-fee play
- MonteLago Village waterfront dining in-plan
- Desert-hill privacy and mountain views
Fiore at the Cliffs · Lake Las Vegas, Henderson
Fiore at the Cliffs Homes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search Fiore at the Cliffs — single-family resort homes from $650K to $1.1M, steps from a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village — with live MLS data.
Where Can I Find Fiore at the Cliffs Homes for Sale?
ZIP 89011 — covering Lake Las Vegas and nearby Henderson corridors — held 687 active listings in June 2026 according to NREG’s MLS analysis MLS data. Fiore at the Cliffs homes list in the $650K–$1.1M range. Every active listing in the ZIP appears below, refreshed daily via our live MLS portal.
Homes for sale in ZIP 89011 near Fiore at the Cliffs
- 45 Desert Juniper Lane, Henderson 89011 — $739,000 · 4 bd · 3 ba · 2,492 sq ft · Courtesy of DRM Realty and Property Mgmt
- 835 Aurelie Ridge Street, Henderson 89011 — $449,000 · 4 bd · 3 ba · 2,277 sq ft · Courtesy of Redfin
- 779 Pickled Pepper Place, Henderson 89011 — $345,000 · 3 bd · 2.5 ba · 1,338 sq ft · Courtesy of Realty ONE Group, Inc
- 5927 Smokey Quartz Court, Las Vegas 89011 — $419,999 · 4 bd · 2.5 ba · 1,854 sq ft · Courtesy of Precision Realty
- 76 Via Magrini, Henderson 89011 — $589,756 · 4 bd · 3 ba · 2,532 sq ft · Courtesy of Realty ONE Group, Inc
- 78 Via Magrini, Henderson 89011 — $631,549 · 5 bd · 3.5 ba · 2,942 sq ft · Courtesy of Realty ONE Group, Inc
- 79 Via Magrini, Henderson 89011 — $499,990 · 3 bd · 2.5 ba · 2,252 sq ft · Courtesy of Realty ONE Group, Inc
- 1120 Tektite Avenue, Henderson 89011 — $315,000 · 3 bd · 2 ba · 1,255 sq ft · Courtesy of Realty ONE Group, Inc
- 1038 Peacock Plume St St, Henderson 89011 — $494,840 · 4 bd · 2.5 ba · 2,436 sq ft · Courtesy of D R Horton Inc
- 1040 Peacock Plume Street, Henderson 89011 — $554,350 · 5 bd · 3 ba · 3,000 sq ft · Courtesy of D R Horton Inc
- 566 Ivory Peacock Ct Court, Henderson 89011 — $522,840 · 5 bd · 3 ba · 2,660 sq ft · Courtesy of D R Horton Inc
- 1533 Pleasant Bay Court, Henderson 89011 — $2,800,000 · 3 bd · 3.5 ba · 3,872 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 70 Sun Lily Lane, Henderson 89011 — $810,000 · 2 bd · 2 ba · 1,725 sq ft · Courtesy of Serhant
- 32 Highland Cove Lane, Henderson 89011 — $3,395,000 · 3 bd · 4 ba · 4,692 sq ft · Courtesy of BHHS Nevada Properties
- 381 Tigullio Avenue, Henderson 89011 — $872,688 · 3 bd · 2.5 ba · 2,396 sq ft · Courtesy of Real Estate Consultants of Nv
- 44 Caminito Amore, Henderson 89011 — $949,000 · 3 bd · 3.5 ba · 2,478 sq ft · Courtesy of Realty ONE Group, Inc
- 6434 Rusticated Stone Avenue, Unit 101, Henderson 89011 — $270,000 · 2 bd · 2 ba · 1,060 sq ft · Courtesy of Redfin
- 1630 Strada Gracia, Henderson 89011 — $1,199,950 · 4 bd · 3.5 ba · 2,830 sq ft · Courtesy of Real Estate Consultants of Nv
- 1020 Via Dupre Street, Henderson 89011 — $664,900 · 3 bd · 2.5 ba · 3,020 sq ft · Courtesy of Sphere Real Estate
- 1518 Capri Cascades Court, Henderson 89011 — $642,050 · 4 bd · 3.5 ba · 3,080 sq ft · Courtesy of Lennar Sales Corp
- 25 Canyon Bay Drive, Henderson 89011 — $3,875,000 · 4 bd · 3.5 ba · 7,690 sq ft · Courtesy of Virtue Real Estate Group
- 204 Dolce Viale Court, Henderson 89011 — $1,700,000 · 4 bd · 4.5 ba · 2,951 sq ft · Courtesy of eXp Realty
- 600 Saddle Rider Court, Henderson 89011 — $380,000 · 3 bd · 2 ba · 1,321 sq ft · Courtesy of Sphere Real Estate
- 15 Via Mantova, Unit 301, Henderson 89011 — $359,000 · 2 bd · 2 ba · 1,503 sq ft · Courtesy of Desert Elegance
Homes for rent in ZIP 89011 near Fiore at the Cliffs
- 6465 Stone Dry Avenue, Unit 102, Henderson 89011 — $1,600/month · 2 bd · 2.5 ba · 1,167 sq ft · Coming Soon · Courtesy of BHHS Nevada Properties
- 6592 Strolling Plains Lane, Unit 101, Henderson 89011 — $1,550/month · 2 bd · 2 ba · 1,189 sq ft · Courtesy of KNJ Real Estate
- 239 Freeport View Place, Henderson 89011 — $1,825/month · 3 bd · 2.5 ba · 1,449 sq ft · Courtesy of McKenna Property Management
- 166 Hadley Heights Court, Henderson 89011 — $2,100/month · 3 bd · 2.5 ba · 1,813 sq ft · Courtesy of McKenna Property Management
- 730 EMERALD IDOL Place, Henderson 89011 — $1,795/month · 3 bd · 2.5 ba · 1,748 sq ft · Courtesy of KNJ Real Estate
- 844 Purser Street, Henderson 89011 — $2,695/month · 4 bd · 3 ba · 2,301 sq ft · Courtesy of KNJ Real Estate
- 2 Lago Turchino Court, Henderson 89011 — $3,000/month · 3 bd · 2.5 ba · 2,639 sq ft · Courtesy of Five Star Real Estate & Proper
- 1004 Crescent Falls Street, Henderson 89011 — $2,595/month · 3 bd · 2 ba · 1,489 sq ft · Courtesy of Keller Williams MarketPlace
- 188 Vanhoy Avenue, Unit 0, Henderson 89011 — $2,050/month · 3 bd · 2.5 ba · 1,676 sq ft · Courtesy of AMaxima Realty and Property Ma
- 673 Taliput Palm Place, Henderson 89011 — $2,040/month · 3 bd · 2.5 ba · 1,532 sq ft · Courtesy of Key Property Management LLC
- 913 Rosy Starling Street, Henderson 89011 — $1,945/month · 3 bd · 2.5 ba · 1,311 sq ft · Courtesy of Five Star Real Estate & Proper
- 589 Via Paladini, Henderson 89011 — $2,150/month · 2 bd · 2 ba · 1,213 sq ft · Courtesy of Desert Elegance
- 1172 Strada Pecei, Henderson 89011 — $2,750/month · 4 bd · 3 ba · 2,459 sq ft · Courtesy of Desert Elegance
- 1929 Evelyn Avenue, Henderson 89011 — $1,871/month · 4 bd · 2 ba · 1,050 sq ft · Courtesy of Turn Key Property Solutions
- 541 Preston Crest Street, Henderson 89011 — $2,895/month · 4 bd · 3 ba · 2,276 sq ft · Courtesy of Property Management of LV, LLC
- 749 Omaggio Place, Henderson 89011 — $1,995/month · 3 bd · 2.5 ba · 1,338 sq ft · Courtesy of Knapp Realty
- 328 Brockbank Place, Henderson 89011 — $2,198/month · 4 bd · 2.5 ba · 1,711 sq ft · Courtesy of AmeriWest Realty, LLC
- 828 Bittern Lake Street, Henderson 89011 — $3,100/month · 3 bd · 2.5 ba · 1,863 sq ft · Courtesy of Coldwell Banker Premier
- 30 Strada Di Villaggio, Unit 631, Henderson 89011 — $1,400/month · 1 bd · 1 ba · 572 sq ft · Courtesy of Turn Key Property Solutions
- 7 Via Vita Bella, Henderson 89011 — $4,200/month · 3 bd · 2.5 ba · 1,962 sq ft · Courtesy of Simply Vegas
- 442 Barcarolle Lane, Henderson 89011 — $2,300/month · 3 bd · 2.5 ba · 2,030 sq ft · Courtesy of Innova Realty & Management
- 6552 STROLLING PLAINS Lane, Unit 101, Henderson 89011 — $1,600/month · 2 bd · 2 ba · 1,189 sq ft · Courtesy of First United Management Group
- 470 Fortissimo Street, Henderson 89011 — $2,250/month · 4 bd · 2.5 ba · 2,030 sq ft · Courtesy of Hive Real Estate Group
- 563 Mountain Robin Avenue, Henderson 89011 — $2,795/month · 5 bd · 3 ba · 3,000 sq ft · Courtesy of Total Real Estate of Nevada
See all listings in Henderson, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 11:27 PM Pacific; availability and prices may change.
FIORE VILLAGE PRICE RANGE
$650K–$1.1M
Community records / NREG analysis
LAKE LAS VEGAS MASTER PLAN
3,592 acres
Lake Las Vegas community records
PRIVATE LAKE
320 acres
Lake Las Vegas resort records
ZIP-AREA DAYS ON MARKET
39
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
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 $540,000 median list price and 39-day pace per City of Henderson; Fiore runs $650K–$1.1M. NREG’s MLS analysis 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 October 2026 · Sources: NREG’s MLS analysis, 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 $540,000 per NREG’s MLS analysis October 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.
Browse Fiore at the Cliffs Listings
How Can You Find a Lake Las Vegas Home by Type, Lifestyle & Price?
The ZIP 89011 area's 687 active listings include Fiore at the Cliffs and neighboring Lake Las Vegas villages, plus Henderson corridors closer to the city core. Each filter link opens our live MLS search with counts updated daily from NREG’s MLS analysis data across ZIP 89011.
Which Lake Las Vegas Villages Should You Explore?
Fiore at the Cliffs is one of several villages inside Lake Las Vegas. Each has a distinct price point and character — the cards below link to the most relevant hub or live search so you can compare lifestyle fit and current inventory.
Resort · 320-acre lake · Golf
Lake Las Vegas (master plan)
Single-Family · Resort · $650K–$1.1MFiore at the Cliffs
Single-Family · WaterfrontCasa Palermo at Lake Las Vegas
55+ Active Adult · ResortDel Webb at Lake Las Vegas
Ultra-Luxury · Guard-GatedMacDonald Highlands
All Henderson communitiesHenderson (citywide)
By Property Type
By Price Range
736 active listings across ZIP 89011 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Lake Las Vegas Listings First?
Custom alerts by village, price, beds, and lake proximity — no spam, unsubscribe anytime. Entry-tier Fiore homes ($650K–$800K) draw the most competition; alert subscribers see new listings within hours of hitting the MLS, before reaching the 40-day area median. One week's delay in this thin resort niche can cost you the right address.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Henderson Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Fiore at the Cliffs?
The Answer
Fiore at the Cliffs offers Henderson's most distinctive resort lifestyle: a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village waterfront dining inside one master plan. City of Henderson city services cover the area, Nevada's zero income tax keeps budgets honest, and the Las Vegas Strip is 25 minutes away when city energy calls.
What is Fiore at the Cliffs known for?
Fiore at the Cliffs is known as a resort-lifestyle single-family community inside Lake Las Vegas — Henderson's 3,592-acre master plan built around a 320-acre private lake. The Mediterranean-inspired architecture, desert-hill setting, and access to Reflection Bay Golf Club and MonteLago Village define the address.
Who should live in Fiore at the Cliffs?
It fits resort-lifestyle buyers who want lake access and championship golf without leaving Henderson, professionals who travel frequently via Harry Reid International Airport (20 minutes), retirees seeking resort-caliber amenities, and investors drawn by Lake Las Vegas's rental appeal to Las Vegas visitors.
What is daily life like in Fiore at the Cliffs?
Mornings start with a kayak on the 320-acre private lake or a round at Reflection Bay Golf Club, afternoons wind down at MonteLago Village's waterfront cafes, and evenings stay quiet in the desert hills — or 25 minutes away at the Strip when city energy calls.
Location
Where Is Fiore at the Cliffs
Fiore at the Cliffs sits inside Lake Las Vegas in the desert hills of eastern Henderson, ZIP 89011 — about 20 miles east of the Las Vegas Strip and 15 miles from downtown Henderson via Lake Mead Parkway. The resort community is bounded by desert ridgelines to the north and east, with Lake Mead National Recreation Area about 30 minutes beyond.
Downtown Henderson
15
Min
Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Boulder City
20
Min
Fiore at the Cliffs
At a Glance$650K–$1.1M
Village Price Range
$540,000
ZIP-Area Median List (89011)
$500,774
ZIP-Area Median Sold (100 days)
39
Days on Market (ZIP area)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Resort village, Lake Las Vegas master plan
- Master Plan
- 3,592 acres
- Private Lake
- 320 acres
- Type
- Single-family
- Established
- 2000s
- Developer
- Various
- HOA
- $120–$300/mo (dual-layer)
- Golf
- Reflection Bay Golf Club (Jack Nicklaus)
- Retail/Dining
- MonteLago Village waterfront
- Guard-Gated
- No (resort perimeter access)
- Distance to Strip
- ~25 min
- Distance to Airport
- ~20 min
Quick Answer
Is Fiore at the Cliffs a good place to live?
Yes — for buyers who prioritize a resort lifestyle over urban convenience. Fiore at the Cliffs delivers a private 320-acre lake, Jack Nicklaus-designed golf, and Mediterranean village dining within a single master plan, at a price point ($650K–$1.1M) that would require $2M+ in comparable Arizona or California resort markets. Henderson Police Department coverage and Nevada's zero state income tax sweeten the financial picture. The honest trade-offs: a 40-day market pace reflecting a resort-niche buyer pool, a 20–25 minute commute to central Henderson errands, and dual-layer HOA dues that require careful escrow review.
Source: City of Henderson
Census Housing Data / Fiore at the Cliffs
What Does the Census Show About Housing in Fiore at the Cliffs?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Fiore at the Cliffs and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
353,289
vs Clark Co 2,407,226
~$485K
vs Clark Co $431K
~66%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Henderson city (Fiore at the Cliffs is not separately tabulated) · Updated
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 96,000 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.
353,289Henderson residents (Census)
3,592 acresLake Las Vegas master plan
+37.1%Henderson growth, 2010–2025 (Census)
Henderson citywide population trajectory, 2010–2025 (Census)
Lake Las Vegas is one of the few Henderson addresses where supply is truly constrained by physical geography — desert ridgelines and the private lake boundary cap buildable land. As Henderson grows toward 360,000 residents, resort-lifestyle demand for Lake Las Vegas villages like Fiore at the Cliffs competes over a fixed inventory, which is the fundamental investment thesis for buying here.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Fiore at the Cliffs separately. Henderson: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
REPORTED MARKET SERIES
How Is the Lake Las Vegas Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89011 from NREG’s analysis of 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.
Median Sold Price
$472K–$504K monthly band; $500,774 median over the last 100 days (ZIP 89011 area)
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
38–50 day monthly range; 40-day median over the past 100 days — resort-niche pace
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales / Month
~110/mo recent pace — deeper than the niche-community appearance suggests
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89011 rose 151% between 2015 ($195,000) and 2026 ($490,000), across 8,446 recorded closings — Las Vegas REALTORS MLS records via Repliers.
39
MEDIAN DAYS ON MARKET (ZIP 89011) · OCT 29, 2026
$540K
ZIP-AREA MEDIAN LIST · OCT 29, 2026
736
ACTIVE LISTINGS (ZIP 89011) · OCT 29, 2026
< 1 hr
OUR RESPONSE TIME
RESORT MARKET
Get matched with a
Lake Las Vegas specialist.
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 NREG’s analysis of Las Vegas REALTORS MLS data — 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.
- 40 daysMedian days on market (sold, 100d)
- 736Active listings (ZIP 89011, October 29, 2026)
- $500,774ZIP-area median sold price (100d)
- ~110/moTypical closings per month
Before You Buy
What Should You Compare Before Buying a Home in Fiore at the Cliffs?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Buyer Profiles Fit Fiore at the Cliffs Best?
California / Arizona Relocators
- $650K–$1.1M buys lake-and-golf resort living
- No Nevada state income tax vs 13.3% CA or 2.5% AZ
- 3% property-tax cap on primary residences
- Strip 25 min, airport 20 min — not truly isolated
Remote Workers
- Desert-hill quiet for focused work-from-home days
- High-speed internet served in the resort area
- Strip and airport accessible when travel is needed
- Resort amenities replace the commute-city social calendar
Investors
- Resort brand supports both long-term and short-term rental demand
- Confirm master and sub-association rental policies in escrow
- Lake Las Vegas's resort draw attracts destination-visitor renters
- Fixed resort supply supports long-run price stability
Luxury Move-Up Buyers
- $650K–$1.1M buys resort quality below Henderson ultra-luxury tier
- Compare MacDonald Highlands ($1M+) for guard-gated options
- Lake-adjacent lots command premium over dry lots in same ZIP
- Dual-layer HOA is the price of the resort infrastructure
Best Fit For
- Resort-lifestyle seekers — a private lake, championship golf, and waterfront village dining inside one master plan, at pricing below comparable Arizona and California markets.
- California and Pacific Northwest relocators — resort living at $650K–$1.1M with zero Nevada state income tax and a 3% property-tax cap that coastal markets can't offer.
- Remote workers — desert-hill quiet, resort amenities as the daily social infrastructure, and airport access when travel calls.
- Investors — resort-brand rental demand and fixed supply constrained by desert terrain and the private lake boundary.
- Luxury move-up buyers — resort-quality living at $650K–$1.1M that trades the central Henderson commute convenience for a lifestyle no flat-valley community can replicate.
Ready to explore homes in Fiore at the Cliffs? Nevada Real Estate Group knows Lake Las Vegas's villages, HOA structures, and the resort-community due-diligence process.
Start Your Home SearchPros
- 320-acre private lake — the only in-plan private lake of this scale in the Las Vegas Valley
- Reflection Bay Golf Club, Jack Nicklaus-designed, on public daily-fee terms
- MonteLago Village waterfront dining, boutique shopping, and community events in-plan
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.4723
- Desert-hill privacy, mountain views, and natural separation from urban arterials
- Lake Mead National Recreation Area — 1.5 million acres of desert recreation — about 30 minutes east
Honest Considerations
- Dual-layer HOA dues ($120–$300/mo) — pull both master and sub-association resale packages in escrow
- 40-day ZIP-area market pace — slower than central Henderson's 21-day median, reflecting a resort-niche buyer pool
- A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
- School commute: zoned CCSD campuses require a 15–20 minute drive to central Henderson
- Resort pricing premium: $650K–$1.1M sits well above Henderson's $548K citywide median
- 25-minute commute to the Strip and 20 minutes to the airport — not for buyers who need urban-core daily convenience
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 NREG’s MLS analysis. Per-village figures are NREG-modeled slices of the ZIP 89011 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Fiore at the Cliffs | ~$800,000 | ~$310 | 42 | ~45 | Resort single-family · $650K–$1.1M |
| Casa Palermo at Lake Las Vegas | ~$680,000 | ~$295 | 40 | ~30 | Waterfront single-family |
| Del Webb at Lake Las Vegas | ~$480,000 | ~$270 | 38 | ~55 | 55+ active adult · Resort |
| MacDonald Highlands | ~$1,200,000 | ~$380 | 35 | ~80 | Ultra-luxury · guard-gated |
| Henderson (citywide) | ~$548,000 | ~$285 | 21 | ~2,460 | Broad selection · established |
| Lake Las Vegas (full resort) | ~$540K (ZIP area) | ~$265 | 40 | ~687 | All Lake Las Vegas villages |
Source: NREG’s MLS analysis 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?
Submarket 1
Fiore at the Cliffs
A single-family village inside Lake Las Vegas with Mediterranean-inspired homes, private lake access, and mountain views in the $650K–$1.1M range — the subject of this page.
Browse Fiore at the Cliffs homes →~$800KMedian Price
42Days on Market
~45Active Listings
~$310Price / Sq Ft
Submarket 2
Casa Palermo at Lake Las Vegas
A single-family village in the Lake Las Vegas master plan in the $500K–$850K range, sharing the resort amenity portfolio while offering a slightly lower entry point than Fiore.
Browse Casa Palermo at Lake Las Vegas homes →~$680KMedian Price
40Days on Market
~30Active Listings
~$295Price / Sq Ft
Submarket 3
Del Webb at Lake Las Vegas
The active-adult (55+) village inside Lake Las Vegas — Pulte/Del Webb construction from the $350Ks, resort amenity access, and age-restricted community structure for retirees comparing in-plan options.
Browse Del Webb at Lake Las Vegas homes →~$480KMedian Price
38Days on Market
~55Active Listings
~$270Price / Sq Ft
Submarket 4
MacDonald Highlands
Henderson's premier luxury community with DragonRidge Country Club, guard-gated enclaves, and custom homes from $1M to $15M+ — about 15 minutes west of Lake Las Vegas.
Browse MacDonald Highlands homes →~$1.2MMedian Price
35Days on Market
~80Active Listings
~$380Price / Sq Ft
Submarket 5
Henderson (citywide)
The parent city context: 2,460 active listings, a 21-day median pace, and a $548K citywide median — the backdrop against which Fiore's resort premium is measured.
Browse Henderson (citywide) homes →~$548KMedian Price
21Days on Market
~2,460Active Listings
~$285Price / Sq Ft
Submarket 6
Lake Las Vegas (full resort)
The full resort master plan's dedicated guide — 3,592 acres, 320-acre private lake, Reflection Bay Golf Club, and every village from entry-level to ultra-luxury.
Browse Lake Las Vegas (full resort) homes →~$540KMedian Price
40Days on Market
~687Active Listings
~$265Price / Sq Ft
Submarket 7
Lake Las Vegas Resort Amenity Core
The amenity infrastructure every Fiore resident taps daily: the 320-acre private lake, Reflection Bay Golf Club, MonteLago Village waterfront dining, resort pools and fitness, and the walking paths threading the entire 3,592-acre master plan. These are shared assets — not Fiore-exclusive — funded in part by the master HOA dues every Lake Las Vegas village owner pays.
Browse Lake Las Vegas Resort Amenity Core homes →320Acres of Private Lake
18Holes at Reflection Bay GC
3,592Total Resort Acres
25 minTo the Las Vegas Strip
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Lake Las Vegas
village fits your lifestyle?
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.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas · Fiore at the Cliffs · Henderson eastern corridors | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: NREG’s MLS analysis 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.
New Construction
Who Builds New Homes In and Around Lake Las Vegas?
Lake Las Vegas, including Fiore at the Cliffs, is largely built out — the dominant market is resale. Buyers wanting new construction near the resort typically look at Cadence (~20 minutes west in ZIP 89011) or MacDonald Highlands for ultra-luxury builds. Confirm current communities and builder incentives before you write an offer.
Move-Up & Luxury
Toll Brothers
Luxury production nearest the Lake Las Vegas corridor
Family & Mid-Market
Lennar
High-volume alternative to Lake Las Vegas resale
First-Time & Family
KB Home
Personalized entry-level new builds near the resort area
55+ Active Adult
Pulte / Del Webb
55+ resort living inside the Lake Las Vegas master plan
Attainable
Century Communities
Entry-level new construction closest to the resort area
Outdoor Recreation
What Outdoor Amenities Does Fiore at the Cliffs Offer?
A 320-acre private lake, championship golf, and some of the Southwest's most accessible desert recreation — Fiore at the Cliffs' outdoor life is genuinely extraordinary. The City of Henderson maintains Cornerstone Park nearby, and Lake Mead National Recreation Area — 1.5 million acres of desert, canyon, and open water — begins about 30 minutes east via Lake Mead Parkway.
IN-COMMUNITY
Lake Las Vegas (Private Lake)
320 acresBoating · Kayaking · PaddleboardingResident / resort
The 320-acre private lake at the center of the resort master plan — boating, kayaking, paddleboarding, and waterfront walking paths available to residents and resort guests.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfPublic daily-fee
Jack Nicklaus-designed resort course with lake and mountain views — daily-fee public play without a mandatory membership, minutes from any Fiore address.
IN-COMMUNITY
MonteLago Village Waterfront
Village promenadeDining · Walking · EventsFree
European-inspired waterfront promenade with restaurants, boutique shops, resort services, and a community events calendar — the social heart of Lake Las Vegas.
IN-COMMUNITY
Walking Paths — Lake Las Vegas
Resort-wide pathsWalking · Running · CyclingFree
Paved walking and cycling paths threading the 3,592-acre resort, including lake-edge routes with mountain and water views in every direction.
15 MIN W
Cornerstone Park
100 acresWalking · Birding · FishingFree
Henderson's 100-acre park on the Boulder Highway corridor — walking trails, bird watching, a fishing pond, and picnic areas, a few minutes before Lake Mead Parkway becomes US-93.
30 MIN E
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · SwimmingNPS fee
America's first national recreation area — full-scale boating, coves, canyon hikes, and desert swimming accessible via Lake Mead Parkway for residents who want something beyond the private lake.
30 MIN SW
Sloan Canyon Nat'l Conservation Area
48,000 acresPetroglyphs · HikingFree
Desert canyon hiking and significant Patayan-culture rock art panels within a BLM conservation area — a geologically dramatic counterpoint to the lake setting.
The Fiore at the Cliffs Lifestyle
What Does a Weekend at Fiore at the Cliffs Look Like?
Three resort moods within the same master plan: a morning kayak on the 320-acre private lake, eighteen holes at Reflection Bay Golf Club, and dinner at a MonteLago Village waterfront table — with City of Henderson's city services and Henderson's safety record as the steady backdrop.
320Acres of Private Lake
3,592Resort Master Plan Acres
18Holes at Reflection Bay GC
300Days of Sun
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.
Planning a move
What Should I Verify Before Moving to Fiore at the Cliffs?
Budget around the specific home, not a community average. Before you compare the cost of a move to Fiore at the Cliffs, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & 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 $90,138 median income runs about 18% above the Clark County figure.
$90,138Median household income, HendersonU.S. Census QuickFacts
~18%Above Clark County median income$90,138 vs $76,472, Census ACS
20 minTo Harry Reid International AirportVia I-215/I-515 — frequent-flier commute
25 minTo Strip employment coreVia I-515/US-95
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: MLS_ANALYSIS, the U.S. Census, and FBI UCR.
| Metric | Fiore / Lake LV | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Village Price Range | $650K–$1.1M (Fiore) | $548K median | $476K median | $728K median |
| Active Listings (area) | 687 (ZIP 89011) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40 (ZIP 89011) | 21 | 20 | 21 |
| Private Lake | 320 acres (in-plan) | None | None | None |
| Golf | Reflection Bay GC (Jack Nicklaus) | Multiple (nearby) | Multiple (nearby) | Multiple (in-plan) |
| Median Household Income | $90,138 (citywide) | $90,138 | $73,877 | $75K–$162K (by ZIP) |
| Distance to Strip | ~25 min | ~20 min | ~15 min | ~25 min |
| New Construction | Minimal — largely built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Resort · Lake · Golf · Privacy | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, 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.
Cost of Ownership
What Will Fiore at the Cliffs Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Fiore at the Cliffs Payment
$5,840
Illustrative Monthly Payment
- Principal & Interest$4,790
- Property Tax$400
- Insurance$150
- HOA$200
- PMI$300
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
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
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Lake Las Vegas?
Most Fiore purchases close in 30–45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash deals can close in 7–14 days. Budget extra time for resort appraisals (thin comps) and dual HOA resale-package delivery for master and sub-associations. Request both packages at opening of escrow to avoid timeline delays.
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.
Fiore at the Cliffs FAQ — 17 Answers
What Do Fiore at the Cliffs Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Fiore at the Cliffs?
Fiore at the Cliffs homes typically list from $650K to $1.1M, reflecting the community's resort setting inside Lake Las Vegas. The broader ZIP 89011 area carries a $540,000 median list price per NREG’s analysis of Las Vegas REALTORS MLS data — that figure blends the full ZIP, which runs cheaper than Fiore's village pricing. Budget for the $650K–$1.1M range for single-family homes here.
What makes Lake Las Vegas different from other Henderson communities?
Lake Las Vegas is built around a 320-acre private lake — boating, kayaking, and waterfront dining are part of daily life, not weekend excursions. The 3,592-acre resort master plan also includes Reflection Bay Golf Club, MonteLago Village's waterfront shops and restaurants, and desert-hill privacy that the flat central valley cannot replicate. No other Henderson address combines a private lake, golf, and village retail inside one master plan.
Is Fiore at the Cliffs guard-gated?
Fiore at the Cliffs is not individually guard-gated, though it sits inside the broader Lake Las Vegas resort community, which has controlled-access entry points at its perimeter. The surrounding desert-hill terrain and resort setting create natural separation from busy urban corridors. Buyers wanting a double-gated experience in Henderson should also compare MacDonald Highlands, about fifteen minutes west via Lake Mead Parkway.
What are HOA fees in Fiore at the Cliffs?
HOA dues in Fiore at the Cliffs run approximately $120–$300 per month, covering both master Lake Las Vegas association fees and sub-association assessments. The master dues fund shared resort infrastructure — lake access, MonteLago Village upkeep, walking paths, and common-area landscaping. Always pull the complete resale package during escrow to confirm exact dues, reserves, and any pending special assessments before budgeting your monthly cost.
What is the average days on market in the Lake Las Vegas area?
Homes across the ZIP 89011 area sold in a median of about 39 days over the past hundred days per NREG’s analysis of Las Vegas REALTORS MLS data — a slower pace than central Henderson's 21-day median, reflecting the resort-niche buyer pool. Fiore at the Cliffs specifically draws buyers seeking the lake lifestyle, so well-priced homes with water or mountain views move faster; overpriced listings in the $900K–$1.1M range tend to sit longer while buyers weigh alternatives.
What are property taxes like in Fiore at the Cliffs?
Property taxes run roughly 0.5–0.7% of market value per the Clark County Assessor, and Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $750,000 purchase, budget about $4,200–$5,250 per year. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
What is the rental market like in the Lake Las Vegas area?
Lake Las Vegas properties attract both long-term and short-term renters drawn by the resort setting, private lake, and proximity to Las Vegas attractions. Long-term single-family rents typically range from about $2,800–$4,500 monthly depending on size and lake access, per NREG’s analysis of Las Vegas REALTORS MLS data rental tracking. Short-term rental rules are governed by both the City of Henderson and the master association — confirm the current policy in the resale package before underwriting nightly income projections.
What are the schools near Fiore at the Cliffs?
Zoned CCSD campuses serving the Lake Las Vegas ZIP include Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10). The private tier includes Henderson International School (PreK–12) and Bishop Gorman High School, both highly rated and about 20–25 minutes west. School zones can shift block by block — verify the exact zoning for any specific Fiore address before you offer.
What amenities does Lake Las Vegas offer residents?
The 3,592-acre resort master plan centers on a 320-acre private lake with boating, kayaking, and paddleboarding. Reflection Bay Golf Club, the Jack Nicklaus-designed championship course, offers resort-quality play minutes from any Fiore address. MonteLago Village provides waterfront dining, boutique shopping, and resort services without leaving the community. Pools, fitness facilities, walking paths, and a calendar of organized community events round out the amenity portfolio.
How far is Fiore at the Cliffs from the Las Vegas Strip?
Plan roughly 25 minutes to the Las Vegas Strip via I-515/US-95. Harry Reid International Airport runs about 20 minutes via I-215/I-515, and downtown Henderson is about 15 minutes via Lake Mead Parkway. The distance is part of the appeal — Lake Las Vegas trades a marginally longer commute for desert-hill quiet, private lake access, and resort living that central-valley communities cannot offer at any price.
What is the cost of living in the Lake Las Vegas area?
Nevada's zero state income tax and an effective property-tax rate of roughly 0.5–0.7% make the carrying costs more manageable than the list prices suggest. The ZIP 89011 area median of $540,000 per NREG’s analysis of Las Vegas REALTORS MLS data understates Fiore's $650K–$1.1M price band, but day-to-day costs — groceries, utilities, fuel — track the rest of Clark County. Waterfront dining at MonteLago and Reflection Bay Golf are nearby premium expenses that many residents build into lifestyle budgets.
Can I invest in Fiore at the Cliffs as a rental property?
Lake Las Vegas's resort brand, private lake, and proximity to Las Vegas attractions support both long-term and short-term rental demand. Before buying with income in mind, confirm the master association and sub-association rental policies in the resale package — some Lake Las Vegas villages have minimum-lease-term restrictions. Nevada Real Estate Group can model realistic income scenarios for a specific Fiore address; call (702) 637-1759.
Is there new construction in Lake Las Vegas?
Limited new construction still surfaces within Lake Las Vegas, primarily custom infill lots and occasional builder releases inside newer village sections. The broader resort community is largely built out, which supports price stability. Buyers wanting volume new-build options with Henderson addresses typically look at Cadence (about 20 minutes west in ZIP 89011) or Inspirada (about 25 minutes southwest), then weigh new-build warranties against Lake Las Vegas's established resort infrastructure.
What should I know before buying in Fiore at the Cliffs?
Before buying, review the following. dual-layer HOA: both master and sub-association dues apply — pull both resale packages in escrow. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor. the 40-day ZIP-area median pace means patience is part of buying here. lenders familiar with resort-community financing move faster — confirm your pre-approval covers HOA dues in the debt-to-income calculation.
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 $524,225 loan limit (Clark County 2026) is below the Fiore price floor, so most buyers use conventional or jumbo. On a $750K purchase, plan $75,000 (10%) to $187,500 (25%) down. VA loans allow 0% for eligible veterans up to the conforming limit; above it, a partial down payment is typically required. Lenders with resort-community experience smooth the appraisal process.
How long does it take to close on a home in Lake Las Vegas?
Most Fiore at the Cliffs purchases close in 30–45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should budget extra time for resort-community appraisals — comparable sales pools are thinner here than in central Henderson — and HOA resale-package delivery for both master and sub-associations adds a few additional days to the timeline.
What type of homes are in Fiore at the Cliffs?
Fiore at the Cliffs is a single-family community inside Lake Las Vegas, with homes reflecting the resort's Mediterranean-inspired architectural aesthetic. Homes in the $650K–$1.1M range offer quality construction, generous lot sizes relative to central Henderson, and proximity to the 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village. Floor plans tend toward 2,000–4,000 square feet, with indoor-outdoor living suited to the desert-hill setting.
Updated October 2026
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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.
Is Fiore at the Cliffs part of Lake Las Vegas?
Yes. Fiore at the Cliffs is a single-family village inside the Lake Las Vegas master plan — a 3,592-acre resort community built around a 320-acre private lake in the desert hills east of Henderson. Residents tap the full resort amenity portfolio while paying both master and sub-association HOA dues.
What ZIP code is Fiore at the Cliffs?
Fiore at the Cliffs falls within ZIP 89011 — the same ZIP that covers the broader Lake Las Vegas resort and adjacent Henderson corridors. The ZIP-area median list price of $540,000 per NREG’s analysis of Las Vegas REALTORS MLS data understates Fiore's $650K–$1.1M village range, which sits above the area average.
Does Fiore at the Cliffs have lake access?
Yes — all Lake Las Vegas residential villages, including Fiore at the Cliffs, have access to the 320-acre private lake through master association amenities. Boating, kayaking, and paddleboarding are available to residents; specific dock or slip arrangements depend on the address and master-plan rules confirmed in the resale package.
What golf courses are near Fiore at the Cliffs?
Reflection Bay Golf Club — the Jack Nicklaus-designed resort course with lake and mountain views — is inside the Lake Las Vegas master plan and available on a public daily-fee basis. DragonRidge Country Club at MacDonald Highlands, a private members-only course, is about 15 minutes west for buyers interested in a private club membership option.
Is Lake Las Vegas a good investment?
The resort fundamentals support it: fixed supply constrained by desert ridgelines and the private lake boundary, a branded resort environment that attracts both owner-occupants and destination renters, and Nevada's zero income tax backdrop. Returns depend on the specific address, HOA cost layer, and buy price — resort-niche comps are thin, so pricing discipline matters.
How far is Fiore at the Cliffs from Lake Mead?
About 30 minutes east via Lake Mead Parkway to Boulder Beach — among the closest Henderson addresses to the lake's main recreation areas. Lake Mead National Recreation Area begins essentially where the desert hills east of Lake Las Vegas transition to NPS land.
What restaurants are near Fiore at the Cliffs?
MonteLago Village inside Lake Las Vegas offers several waterfront restaurants and cafes within the master plan itself. Beyond the resort, downtown Henderson's Water Street district (15 minutes) and the Henderson Pavilions corridor add broader dining options. The Strip's world-class dining is 25 minutes via I-515.
Can I see the lake from Fiore at the Cliffs homes?
Some Fiore homes have direct lake or water views; others have mountain or desert views depending on lot position. Lake views typically command a meaningful premium over dry-lot addresses within the same village. Identify which lots carry view lines before touring — our team can show you both categories and run the comp spread.
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 9,600+ closed transactions and $4.85B+ in volume since 2011, 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.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
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.
IN-PLAN
Lake Las Vegas (full resort)
$540K (ZIP area)
In-plan — same resort master plan
View Lake Las Vegas (full resort) →IN-PLAN
Del Webb at Lake Las Vegas
$480K (est.)
55+ resort village, same master plan
View Del Webb at Lake Las Vegas →More Henderson communities
- Bellissima
- Bella Di Lago
- The Cliffs at Lake Las Vegas
- Sorrento
- Vita Bella
- Lago Vista
- Verona
- Tremezzo
- Del Webb at Lake Las Vegas
- Casa Palermo
- Reflection Bay
- South Shore
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
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.
F
- Fiore at the Cliffs
M
- MonteLago Village waterfront
R
- Reflection Bay Golf Club corridor
KEEP LEARNING
What Else Should You Read About Lake Las Vegas Real Estate?
These guides extend the research most Fiore at the Cliffs buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →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.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, and closing counts for the Lake Las Vegas ZIP area (89011). NREG market report
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Fiore at the Cliffs is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data and tax-abatement eligibility. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — 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 metropolitan area. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson-area campuses. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Lake Las Vegas-area campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada Department of Taxation — Zero state income tax confirmation and Nevada tax structure. tax.nv.gov
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15