Nevada's #1 team for Lago Vista real estate. Search Lake Las Vegas's resort-community single-family homes — $450K–$800K, private lake, Reflection Bay Golf, and MonteLago Village — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89011)
$534K
LVR / GLVAR via Repliers, as of September 13, 2026
PRICE RANGE (LAGO VISTA VILLAGE)
$450K–$800K
Community records
LAKE LAS VEGAS PRIVATE LAKE
320 acres
Community records
DAYS ON MARKET
37
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Lago Vista is a single-family village inside Lake Las Vegas, Henderson's 3,592-acre resort community around a 320-acre private lake. ZIP 89011 shows a $533,500 median list price and 40-day pace per City of Henderson. Full Henderson city services cover every street, per the Las Vegas REALTORS. The takeaways below unpack what makes Lago Vista distinct from standard Henderson suburbs.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
ZIP area 89011 carried 687 active listings in September 2026 per Las Vegas REALTORS MLS data, spanning the east-Henderson corridor from Cadence to the Lake Las Vegas perimeter. Lago Vista single-family homes sit in the $450K–$800K slice of that pool. The newest listings appear below, refreshed daily from the live MLS.
PRICE DISTRIBUTION
Median list price across the Lago Vista ZIP area (89011) sits at $533,500 per Las Vegas REALTORS September 2026 MLS data, but the east-Henderson corridor spans every rung: Cadence entry homes from the $380Ks to Lake Las Vegas resort estates at $800K–$1M+. Lago Vista itself sits in the $450K–$800K band within the 687-listing pool.
The Lago Vista ZIP area's 687 active listings break down by Lake Las Vegas village, property type, and price filter — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89011.
Lago Vista is one of several single-family and resort villages inside Lake Las Vegas. The cards below compare the closest alternatives — each linked to the relevant hub or live search so you can see current inventory and price positioning.
Updated daily · 708 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by lake view, golf proximity, price, and beds — no spam, unsubscribe anytime. Lago Vista homes with water or fairway views can move quickly when priced right. Alert subscribers see new inventory within hours of hitting the MLS — not after an open house that's already received offers.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Lago Vista puts Lake Las Vegas's full resort stack at your doorstep — a 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village waterfront dining — inside a single-family village where City of Henderson provides every city service. Nevada's zero state income tax further narrows the gap with pricier coastal resort markets.
Lago Vista is known as a single-family resort village inside Lake Las Vegas — the 320-acre private lake community in Henderson's desert hills that offers waterfront living, championship golf at Reflection Bay, and MonteLago Village's European-inspired dining, with Henderson's city services and airport access twenty minutes west.
Lago Vista suits resort-lifestyle buyers seeking lake views and golf access in the $450K–$800K range, vacation-home and rental investors drawn by Strip proximity and lake amenities, relocating professionals who want suburban seclusion without giving up a city airport, and downsizers trading a large coastal home for a resort-community footprint.
Mornings begin on the lake — kayak or paddleboard at sunrise — followed by eighteen at Reflection Bay or a walk through MonteLago Village for coffee and waterfront views. Downtown Henderson is 15 minutes west, the Strip 25, and Lake Mead's coves 30 minutes east.
Lago Vista sits inside the Lake Las Vegas resort community in Henderson's desert hills (ZIP 89011), about 15 miles east of downtown Henderson and 20 miles from the Strip. The 3,592-acre Lake Las Vegas master plan surrounds a 320-acre private lake framed by the McCullough Range.
Quick Answer
Yes — for buyers who prioritize resort lifestyle, outdoor recreation, and resort-community scarcity, Lago Vista delivers what no standard Henderson suburb can: a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village waterfront dining, packaged at $450K–$800K with Nevada's zero income tax and 3% property-tax cap backing the investment. The honest trade-offs are commute distance (25 minutes to the Strip), layered HOA dues, and niche market liquidity — the ZIP-area DOM runs 40 days. For the right buyer, those are features, not bugs.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Lago Vista — the parent city holds 331,857 residents with a median household income of $88,654. Community records for the broader Lake Las Vegas area point to an above-median income profile, reflecting the resort-lifestyle premium and the buyer pool the lake setting attracts.
The Census does not break Lago Vista or Lake Las Vegas out as separate places, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the village, our closing data shows a mix of primary-residence resort buyers, vacation-home purchasers, investors targeting short-term rental income, and retirees drawn by the lake-view tranquility and low Nevada tax burden.
Source: U.S. Census Bureau QuickFacts, Henderson city (Lago Vista / Lake Las Vegas not separately tabulated) · Updated
POPULATION & GROWTH
Lago Vista and the broader Lake Las Vegas resort community occupy a finite geographic footprint — the desert-hill setting limits expansion — while the parent city of Henderson compounds steadily. Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth sustains demand for the fixed supply of lake-community resort homes.
Inside Lake Las Vegas, growth means turnover, not expansion: the resort perimeter is fixed, the lake is finite, and new construction within existing villages is limited. Every Henderson household that discovers the lake community adds demand to a supply that cannot meaningfully grow — a structural scarcity dynamic that supports long-term resort-home values even as the broader ZIP-area market absorbs new Cadence and east-Henderson inventory.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lago Vista or Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for ZIP area 89011 from Las Vegas REALTORS MLS data. Scope note: ZIP 89011 covers Lake Las Vegas, Cadence, and surrounding east-Henderson corridors — broader than Lago Vista alone. Monthly values are anchored to 100-day medians; read the trend, not individual wiggles.
Median Sold Price
$478K–$505K monthly band; $500,774 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
38–48 day monthly range; 40 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~90–135/mo recent pace — full ZIP area, including non-lake inventory
vs September 2025
Source: Las Vegas REALTORS
The long view: Lago Vista at Lake Las Vegas's median sold price rose 149% between 2015 ($195,000) and 2025 ($485,000), across 8,246 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
RESORT MARKET
Market Competitiveness
ZIP 89011 runs a 40-day median DOM — slower than the Las Vegas average, reflecting niche resort-lake inventory. Lake-view and golf-proximity homes draw interest faster; overpriced listings or high-HOA units sit longer. Buyers have real negotiating room versus central Henderson, though the right Lago Vista home can still generate quick competing interest.
Lago Vista suits a specific buyer profile — resort-lifestyle seekers, vacation-home investors, and primary-residence buyers who prioritize lake access and golf over urban walkability. Six buyer personas below map lifestyles to the Lake Las Vegas resort context, followed by an honest pros-and-trade-offs assessment our team walks through with every Lago Vista prospect.
Ready to explore homes in Lago Vista at Lake Las Vegas? Our team knows every village, HOA layer, and lake-view block in the resort community.
Start Your Home SearchVillage Comparison
A like-for-like comparison of the closest Lake Las Vegas villages — indicative price, price per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-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 |
|---|---|---|---|---|---|
| Lago Vista | ~$600,000 | ~$280 | 40 | ~40 | Single-Family · Resort entry |
| South Shore | ~$1,500,000 | ~$420 | 55 | ~30 | Guard-gated luxury |
| Vistana | ~$700,000 | ~$290 | 38 | ~25 | New construction · Lake views |
| Mantova | ~$800,000 | ~$340 | 50 | ~20 | Guard-gated · Mediterranean |
| MonteLago Condos | ~$350,000 | ~$220 | 45 | ~60 | Condos · Village center |
| Monte Lucca | ~$620,000 | ~$285 | 42 | ~35 | Single-Family · Similar tier |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-village medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
Submarket 1
Single-family resort homes in the $450K–$800K range — the mid-tier entry into Lake Las Vegas's amenity package, with lake and mountain views and access to all master-plan shared amenities.
Browse Lago Vista homes →Submarket 2
The Lake Las Vegas pinnacle — guard-gated, lakefront, and $800K to $5M+. The most prestigious address in the resort community, with staffed security and exclusive lake frontage.
Browse South Shore homes →Submarket 3
A newer Taylor Morrison / William Lyon village (est. 2019) with contemporary floor plans and lake-view siting — for buyers who want Lake Las Vegas's setting but new construction finishes.
Browse Vistana homes →Submarket 4
Guard-gated Mediterranean luxury (est. 2005, Lake Las Vegas Resort developer) — roughly 150 homes, $600K–$1.2M, with the design language and gate security that Lago Vista does not offer.
Browse Mantova homes →Submarket 5
Waterfront condos and townhomes in the heart of MonteLago Village (est. 2004) — the most walkable Lake Las Vegas address, steps from dining and the marina, at the most attainable lake-community price point.
Browse MonteLago Condos homes →Submarket 6
A close Lago Vista peer — another 2000s single-family village inside Lake Las Vegas with similar price positioning and resort-amenity access, differentiated by specific lot orientation and HOA details.
Browse Monte Lucca homes →Submarket 7
The shared amenity portfolio that every Lake Las Vegas village — including Lago Vista — accesses: a 320-acre private lake, Reflection Bay Golf Club, MonteLago Village waterfront dining, resort pools, and organized events that fill every weekend without leaving the community.
Browse Lake Las Vegas Resort Amenity Engine homes →STILL DECIDING?
BY ZIP CODE
Lago Vista sits entirely within ZIP 89011, which the MLS uses as its reporting unit for the entire east-Henderson corridor — Lake Las Vegas villages, Cadence, and surrounding areas all share this ZIP. The single row below presents the aggregate area; Lago Vista-specific figures are Nevada Real Estate Group-modeled estimates within that pool.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | East Henderson corridor — Lake Las Vegas · Cadence · surrounding east-Henderson communities | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 encompasses all Lake Las Vegas villages, Cadence, and additional east-Henderson areas — broader than Lago Vista alone. Lago Vista-village figures are modeled. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Lago Vista and the broader Lake Las Vegas resort community are largely built out — resale drives the market. The nearest new-construction pipeline is in Cadence, Henderson's master-planned new-build hub about 10–15 minutes west, where multiple national builders are active. Verify current communities and incentives before you write anything.
Family & Mid-Market
High-volume alternative if you want new construction near the lake area
Move-Up & Luxury
Luxury new builds closest to the Lake Las Vegas price tier
First-Time & Family
Entry-level new construction in the east-Henderson corridor
Family
Value-oriented Henderson construction near the 89011 ZIP
First-Time & Family
Personalized entry-level new builds in the broader Henderson area
Outdoor Recreation
Lago Vista residents have access to the most distinctive outdoor amenity stack in the Las Vegas Valley — a 320-acre private lake, championship golf, and desert mountain trails — all anchored by City of Henderson services and within 30 minutes of Lake Mead National Recreation Area's full-scale boating and canyons.
IN-COMMUNITY
The 320-acre private lake is the anchor of the entire resort — boating, kayaking, stand-up paddleboarding, and lakeside walks along the perimeter path, framed by the McCullough Range.
IN-COMMUNITY
Jack Nicklaus-designed championship 18-hole course wrapping the lake's eastern shore — consistently ranked among Nevada's top resort courses for scenery and playability.
IN-COMMUNITY
European-inspired village center with waterfront restaurants, boutique retail, resort spa, and community events — the social and culinary heart of Lake Las Vegas.
IN-COMMUNITY
The paved perimeter path circling the lake — sunrise and sunset runs with uninterrupted mountain-and-water views, accessible from Lago Vista's streets.
20 MIN W
Henderson's 100-acre multi-use park with walking trails, a fishing pond, bird watching, playgrounds, and picnic areas — the closest traditional city park to Lago Vista.
30 MIN E
America's first national recreation area — full-size powerboat launching, Emerald Cave kayaking, desert canyons, and multiple campgrounds. The resort lake lifestyle expands significantly thirty minutes east.
ADJACENT
The desert hills surrounding Lake Las Vegas deliver spontaneous trail access from the community edge — raw Mojave terrain, mountain vistas, and wildlife corridors that frame every Lago Vista sunset.
25 MIN W
One of the Southwest's best urban bird sanctuaries — a quiet counterpoint to the resort energy, 25 minutes west in central Henderson.
The Lago Vista Lifestyle
Three everyday moods within one resort community: a dawn paddle on the 320-acre private lake, eighteen at Reflection Bay, and dinner at MonteLago Village's waterfront terrace — with the Henderson parks system per the City of Henderson and Lake Mead canyons 30 minutes east extending the calendar year-round.
THIS WEEKEND'S OPEN HOUSES
Lake Las Vegas resort homes open periodically — with 687 active listings across the ZIP area, most weekends bring open houses spanning the resort village tier. Well-priced lake-view and golf-proximity homes draw interest quickly. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend resort tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Lago Vista and the Lake Las Vegas resort community connect to Henderson's diversified employment base: healthcare, Strip hospitality, logistics, and city government. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Henderson incomes run well above the Clark County median. The resort itself employs golf, hospitality, and resort-operations staff on-site.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Lago Vista against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Lago Vista wins on resort amenity and outdoor recreation, Henderson on school zones and urban convenience, Las Vegas on entry price — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Lago Vista / Lake Las Vegas | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 687 (ZIP area 89011) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40 | 21 | 20 | 21 |
| Private Lake | Yes — 320 acres | No | No | No |
| Median Household Income | $88,654 (Henderson citywide) | $88,654 | $66,820 | $95,200 |
| Established | 2000s (Lake Las Vegas resort) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal in village — resale-driven | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Lake lifestyle · Golf · Resort invest. | Families · Safety · Schools | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Lago Vista income and crime figures are Henderson citywide — the Census and FBI do not tabulate the village separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Lago Vista's desert-hill setting means beautiful seclusion and a genuine commute. Lake Mead Parkway feeds I-515 to the valley network; mean Henderson commute times run near 25 minutes per U.S. Census ACS data — Lago Vista residents typically add 5–10 minutes versus central Henderson neighborhoods going downtown or to the Strip.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Lago Vista purchases close in 30–45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Financed buyers add time for appraisal in this niche resort market; the layered HOA adds a few days for resale-package delivery from both associations. Cash offers can close in 7–14 days.
Quick Answer
Most Lago Vista buyers put down 10–20%. Conventional loans start at 3% for qualified buyers and FHA allows 3.5%, but the $450K–$800K price band means larger down payments are common. On a $539,900 ZIP-area median, plan $53,990 (10%) to $107,980 (20%). Jumbo financing enters for homes above the conforming limit — confirm the current limit with your lender before shopping at the top of the Lago Vista range.
Lago Vista at Lake Las Vegas FAQ — 18 Answers
Across the Lago Vista ZIP area (89011), the median list price is about $533,500 per Las Vegas REALTORS, with a $500,774 closed median over the past hundred days. Inside Lago Vista itself, single-family homes range $450K–$800K, reflecting the Lake Las Vegas resort setting, the 320-acre private lake, and Reflection Bay Golf Club access that distinguishes the village from standard Henderson suburbs.
Lago Vista is a single-family village inside the 3,592-acre Lake Las Vegas resort — meaning it shares the master plan's private lake, MonteLago Village waterfront dining, and Reflection Bay Golf Club, but sits as a distinct residential pocket with its own sub-association. The $450K–$800K price band makes it one of the more attainable entry points into the Lake Las Vegas lifestyle without giving up resort amenity access that the broader master plan delivers to every village.
Yes. Lago Vista is one of several single-family villages inside Lake Las Vegas, Henderson's 3,592-acre resort community built around a 320-acre private lake in the desert hills east of the city (ZIP 89011). Residents pay a master Lake Las Vegas HOA plus a Lago Vista sub-association, so requesting the full resale package — both layers of dues, reserves, and CC&Rs — is essential before making an offer.
HOA fees in Lago Vista typically run $120–$300 per month, covering master Lake Las Vegas association dues plus sub-association assessments. Exact dues, inclusions, and transfer fees vary by sub-association year and any amendment cycle, so request the full resale package before writing an offer. Budget the combined fee alongside Nevada's effective property tax of roughly 0.5–0.75%, capped at 3% annual increases under Nevada Revised Statutes 361.471.
Lago Vista residents access the full Lake Las Vegas amenity portfolio: a 320-acre private lake for boating, kayaking, and paddleboarding; the Jack Nicklaus-designed Reflection Bay Golf Club; MonteLago Village's waterfront restaurants and boutique shops; resort pools, fitness centers, spa services, and organized community events. Lake Mead National Recreation Area — 1.5 million acres of boating and hiking — adds another dimension about 30 minutes east.
Homes sold across the Lago Vista ZIP area (89011) averaged about 37 days from list to accepted offer over the past hundred days per Las Vegas REALTORS MLS data — a pace that reflects the niche nature of resort-lake inventory. Well-priced Lago Vista homes with lake views or golf proximity move faster; homes needing updates or carrying higher combined HOA dues sit longer. Use DOM as a calibration, not a guarantee.
Property taxes in Lago Vista are low by national standards. The Clark County Assessor applies an effective rate of roughly 0.5–0.75% of assessed value, and Nevada Revised Statutes 361.471 caps annual increases on primary residences at 3%. On a $600,000 purchase, budget roughly $3,000–$4,500 per year. Long-held Lago Vista homes often carry abated bills that reset after sale — verify the post-closing tax calculation with the Clark County Assessor before finalizing your budget.
Lago Vista sits about 25 minutes from the Strip via I-515/US-95 and roughly 20 minutes from Harry Reid International Airport via I-215/I-515. Downtown Henderson is about 15 minutes west on Lake Mead Parkway, and Lake Mead National Recreation Area is roughly 30 minutes east. The resort seclusion of Lake Las Vegas's desert-hill setting comes with a real commute — factor it into a daily-driver household's routine before you commit.
Lago Vista feeds into the Clark County School District's east-Henderson zone. Nearby public options include Elise L. Wolff Elementary (rated 8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10). Private alternatives include Henderson International School (PreK–12), Pinecrest Academy St. Rose, and Bishop Gorman High School. Zone boundaries can shift — verify the exact zoning for any Lago Vista address on the CCSD enrollment tool before you offer.
Many Lake Las Vegas villages, including Lago Vista, permit short-term and long-term rentals subject to master and sub-association rules that are updated periodically. Confirm the current rental policy in the resale package before buying with income in mind. The resort setting, private lake access, and 25-minute proximity to the Strip support strong short-term demand. Nevada Real Estate Group can model realistic rental income for a specific address — call (702) 637-1759 for a consultation.
Lago Vista's fundamentals favor patient investors: resort scarcity (lake-community supply is finite), Nevada's zero state income tax and 3% property-tax cap under NRS 361.471, and strong short- and long-term rental demand from the Strip proximity and the resort amenity package. The ZIP-area market shows 687 active listings at a $533,500 median, so position carefully — buy price matters more than location alone. Our team runs income projections on request.
Lago Vista costs more than a standard Henderson suburb once combined HOA dues ($120–$300/mo) and the resort-lifestyle premium are included, but Nevada's structural advantages — zero state income tax, a 3% property-tax cap, and no personal property tax — bring annual carrying costs well below equivalent coastal resort markets. Day-to-day groceries, utilities, and fuel track the broader Henderson market; the premium is in the lake-community assessments, not daily expenses.
Reflection Bay Golf Club is the Jack Nicklaus-designed 18-hole championship course at Lake Las Vegas, with fairways and greens framed by desert mountains and the 320-acre lake. Ranked among Nevada's top resort courses, it offers daily-fee and membership play for Lago Vista residents and outside visitors alike. Golf-frontage homes inside Lago Vista and neighboring Lake Las Vegas villages carry a course-view premium that is well-established in local comparable sales.
Lago Vista is served 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. Inside Lake Las Vegas, the resort community's geographic separation from arterial streets and its engaged HOA structure keep the residential experience quiet. Typical incidents follow suburban property patterns — vehicle break-ins near public access points — rather than violent crime.
Four things move real money here. First, layered HOA: master Lake Las Vegas dues plus the Lago Vista sub-association stack to $120–$300/mo — pull both resale packages and check reserves. Second, commute reality: 25 minutes to the Strip is manageable but not walkable urban access. Third, resort market pace: DOM runs around 40 days in this ZIP, so patience is priced in. Fourth, tax resets: long-held homes re-set to current assessed value after sale — confirm the post-closing bill with the Clark County Assessor.
Most Lago Vista buyers put down 10–20%. Conventional loans start at 3% for qualified buyers and FHA allows 3.5%, but the $450K–$800K price band means larger down payments are common. On a $533,500 ZIP-area median, plan $53,990 (10%) to $107,980 (20%). Jumbo financing enters for homes above the conforming limit — ask your lender before shopping at the top of the Lago Vista range.
Lago Vista carries two HOA layers: the Lake Las Vegas master association plus the Lago Vista sub-association. Combined monthly dues typically run $120–$300, covering lake and resort common-area maintenance, landscaping, community management, and shared amenity access. Always request both resale packages — dues, reserve-fund health, pending assessments, and CC&Rs — during escrow. Never budget from a list-agent's verbal quote.
Most Lago Vista purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Financed buyers should add time for appraisal scheduling in a niche resort market. HOA neighborhoods like Lago Vista add a few days for resale-package delivery from both the master and sub-association. Cash offers can close in 7–14 days.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These eight questions are what Lago Vista buyers search on Google and AI assistants most often — each answered with verifiable specifics drawn from the City of Henderson, Las Vegas REALTORS MLS data, Nevada Revised Statutes, and GreatSchools ratings. Expand any question below for the full sourced answer.
Henderson. Lake Las Vegas and all of its villages — including Lago Vista — sit within the City of Henderson (ZIP 89011). Henderson police, fire, water, and city services cover every street. Mailing addresses say Henderson, NV — "Lake Las Vegas" is the resort community's name, not a separate municipality.
Lago Vista sits in ZIP 89011, which covers the entire east-Henderson corridor — Lake Las Vegas villages, Cadence, and surrounding areas. MLS statistics for this ZIP are broader than Lago Vista alone; per-village figures are modeled from the aggregate data.
For the right buyer — resort-lifestyle seekers, vacation-home investors, and remote-work professionals — absolutely. The 320-acre private lake, Reflection Bay Golf Club, and MonteLago Village create an amenity stack no other Las Vegas neighborhood matches, at prices and tax rates well below comparable coastal resort markets. The trade-offs are a real commute and layered HOA dues.
Lake Las Vegas is a private lake managed by the resort community — access to swimming and water recreation depends on the specific village's access rules and the master HOA policy in effect. Boating, kayaking, and paddleboarding are the primary water activities; confirm swimming access with the master association before purchase.
No — Lago Vista itself is not guard-gated. Neighboring Lake Las Vegas villages South Shore and Mantova are guard-gated if that security layer is important to you. Lago Vista benefits from the geographic separation of the resort community's desert-hill setting, but the village does not have staffed gate access.
Reflection Bay Golf Club is the Jack Nicklaus-designed 18-hole championship course at Lake Las Vegas, consistently ranked among Nevada's top resort tracks. It offers daily-fee and membership play for Lago Vista residents and visitors, with fairways and greens framed by the 320-acre lake and the McCullough Range.
Lago Vista was developed in the 2000s as part of the Lake Las Vegas resort build-out. Most single-family homes in the village date to 2002–2010 — two-decade-old construction that warrants inspection diligence on roofs, HVAC, and desert-climate exterior finishes before you commit.
It can be. The resort setting, private lake, and 25-minute Strip proximity support nightly demand, and Nevada's zero state income tax improves the income math. Verify the master HOA and sub-association rental policy before underwriting — rules change periodically, and some Lake Las Vegas sub-associations have tightened short-term rental permissions in recent years.
WHY NEVADA REAL ESTATE GROUP
Nevada Real Estate Group has closed 9,600+ transactions and $4.85B+ in volume since 2011 — including Lake Las Vegas villages where HOA layers and lake-view comps change everything. Resort-community expertise, the valley's largest agent team, and 9,061+ verified five-star reviews put us at #1 in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Lago Vista with neighboring Lake Las Vegas villages and broader Henderson communities. Each card pairs the commute time with price positioning, so you can judge whether trading Lago Vista's resort amenity for urban convenience or newer construction actually delivers more home for the money.
IN-COMMUNITY
$400K–$1.5M (varies by village)
Same resort community
View Lake Las Vegas (parent hub) →More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
The Lake Las Vegas resort community contains multiple named villages and neighborhoods, each with its own price tier, HOA structure, and lifestyle emphasis. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, combined dues, and school zoning for any of them on request.
KEEP LEARNING
These guides extend the research most Lago Vista buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic on this page comes from a primary or government dataset, refreshed monthly. Key caveat: ZIP 89011 encompasses Cadence and surrounding east-Henderson areas beyond Lago Vista itself — area statistics are labeled as such, and per-village figures are modeled estimates. Follow any link below to verify a claim directly.
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).
Updated: September 2026 · Next update: September 15