Nevada's #1 team for South Shore real estate. SouthShore is the guard-gated community on the south side of Lake Las Vegas — condominiums, golf villas, semi-custom and custom homes, and homesites, with live MLS data updated daily.
ZIP 89011 carried 687 active listings in June 2026 according to NREG’s MLS analysis MLS data. The listings below are the homes and homesites recorded under SouthShore's own MLS plats — its named neighborhoods, such as Monaco, Viera, Mantova, Barcelona and Biarritz, and its numbered parcels — from condominiums to lakefront estates, refreshed daily. Gate-coordinated showings arranged within 24 hours.
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.
SOUTHSHORE HOA UNITS
868
Nevada Real Estate Division HOA list, September 2026
FIRST PRIVATE COMMUNITY AT LAKE LAS VEGAS
1993
SouthShore Lake Las Vegas history page
GOLF
Par 71 Nicklaus
SouthShore Country Club (private)
FRONT GATE
Live guards 24/7
SouthShore security page
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 30, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
SouthShore is the guard-gated community on the south side of Lake Las Vegas — first built in 1993, with 868 association units from condominiums to lakefront estates. ZIP 89011 shows a $540,000 median and 39-day pace per City of Henderson; custom and lakefront homes trade well above that inside NREG’s MLS analysis-serviced Henderson. Takeaways below unpack the details.
Last updated September 2026 · Sources: NREG’s MLS analysis, SouthShore Lake Las Vegas, SouthShore security page, Nevada Real Estate Division HOA list
PRICE DISTRIBUTION
SouthShore runs from condominiums to lakefront estates, per NREG’s MLS analysis MLS data: on September 29, 2026 its listings ran from about $159,000 to $6.5 million. The bands below count active listings on SouthShore's MLS plats in ZIP 89011, homes and homesites.
SouthShore runs from condominiums to lakefront custom estates. Each price link below opens our live MLS search for listings on SouthShore's MLS plats, with inventory updated daily from NREG’s MLS analysis data for ZIP 89011.
SouthShore lists its neighborhoods as condominiums, semi-custom homes (Bella Vivente, Mira Bella, Mira Monte, PortaCielo) and custom homes and homesites (Barcelona, Biarritz, Capri, Carménère, Marseilles, Monaco, Porto Villagios, Siena). The cards below open live searches by price.
736 active listings across ZIP 89011 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
SouthShore's lakefront and custom listings — especially waterfront with dock rights — surface infrequently. Custom alerts by position, price, and lake frontage mean you see new inventory within hours, not days. Set one up below or call (702) 637-1759 to be on our off-market notify list.
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
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
SouthShore pairs lakeside living with live guards at the front gate 24/7, a private Jack Nicklaus golf course, and homes from condominiums to lakefront custom estates. City of Henderson covers Henderson services, Nevada's zero income tax improves every ownership calculation, and the Strip is 30 minutes via Lake Mead Parkway.
SouthShore was the first private community developed at Lake Las Vegas, begun in 1993, and is known for its private SouthShore Country Club course — a par-71 Jack Nicklaus design — its lake and custom-home neighborhoods such as Monaco and Porto Villagios, where some lots add a private dock, and its guarded front gate.
SouthShore describes homes for every budget: condominiums, semi-custom one- and two-story homes in neighborhoods such as Mira Bella and Bella Vivente, custom homes and homesites in Barcelona, Biarritz, Capri, Marseilles, Monaco, Porto Villagios and Siena, and La Cova, 42 new Tri Pointe homes. Listings in September 2026 ran from about $159,000 to $6.5 million.
Mornings on the lake (kayak or paddleboard, or a private electric boat from a dock where a lot has one), afternoons on the SouthShore Country Club course, evenings at the Lake Las Vegas Village's lakefront restaurants — and Henderson City Center about 20 minutes away for everyday errands.
SouthShore occupies the south side of the 320-acre Lake Las Vegas in Henderson, Nevada (ZIP 89011), behind a guarded front gate. Roughly 30 minutes from the Strip via Lake Mead Parkway and I-215.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
Quick Answer
It depends on what you want day to day. SouthShore offers a guarded front gate, a private Jack Nicklaus course, the 320-acre lake for paddling and electric boating, homes from condominiums to lakefront estates, and the Lake Las Vegas Village nearby. The honest trade-offs are the commute (about 30 minutes to the Strip), association and club costs, and thin comparable sales for custom and waterfront homes. Nevada's zero state income tax and the 3% cap under NRS 361.4723 on a claimed primary residence help carrying costs.
Source: City of Henderson
According to the U.S. Census Bureau, the tiles below compare housing and population figures for South Shore at Lake Las Vegas 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.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Henderson city (Census does not tabulate South Shore separately) · Updated
POPULATION & GROWTH
SouthShore itself is mostly built out — 868 association units, with homesites still selling and La Cova, 42 Tri Pointe homes, announced as a new neighborhood. Its parent city continues to grow: Henderson has added roughly 96,000 residents since 2010 per U.S. Census counts.
Inside SouthShore, change comes mostly through resales and the remaining homesites; around it, Henderson's growth continues.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate South Shore separately. Henderson: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
The long view: the median sold price in ZIP 89011 rose 151% between 2015 ($195,000) and 2026 ($490,000), across 8,438 recorded closings — Las Vegas REALTORS MLS records via Repliers.
EXCLUSIVE MARKET
Market Competitiveness
ZIP 89011 averaged 40 median days on market beside a $540,000 median list price per NREG’s analysis of Las Vegas REALTORS MLS data. Inside SouthShore, custom and lakefront homes trade individually with longer negotiation windows, while condominiums trade more like the wider ZIP. Position — waterfront, golf-course, hilltop — drives each deal.
SouthShore spans condominiums in the $300,000s to lakefront custom estates above $5 million, all behind a guarded front gate on the south side of Lake Las Vegas. The profiles below match priorities to what SouthShore has, followed by the honest pros and trade-offs our team walks every client through before the first showing.
Ready to explore South Shore? Our team coordinates gate access, pulls waterfront comps, and knows which listings are coming before they hit the MLS.
Start Your South Shore SearchNeighborhood Comparison
The comparison below groups the 94 active listings inside the City of Henderson's SouthShore association boundary on September 29, 2026 by the plat names the MLS uses, from NREG’s MLS analysis. Medians are list prices of active homes, not sales; water frontage and lot position drive each deal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Custom-home neighborhoods | $2,500,000 | ~$493 | — | 25 | Custom homes · Lots · Lake & golf views |
| SouthShore parcel plats | $1,467,975 | ~$496 | — | 18 | Semi-custom · Newer builds |
| Condominiums and villas | $330,000 | ~$317 | — | 34 | Condos · Golf villas · Lock-and-leave |
Source: NREG’s MLS analysis of Las Vegas REALTORS MLS data, active listings on September 29, 2026 inside the SouthShore Residential Community boundary on the City of Henderson HOA map. Median price = median list price of active homes (lots excluded); $/sq ft = median list price per square foot. Days on market not shown.
Neighborhood Deep Dive
Submarket 1
Barcelona, Biarritz, Capri, Marseilles, Monaco and Siena — custom homes and homesites, some lakefront or along the golf course. On September 29, 2026: 17 homes (built 1995–2026) and 8 lots listed.
Browse Custom-home neighborhoods homes →Submarket 2
Plats recorded as Southshore Parcel 27 and 34, South Shore, and Lake Las Vegas Southshore Parcel 20 & 24 — single-family homes listed from about $949,000 to $2.65 million, built 2001–2027.
Browse SouthShore parcel plats homes →Submarket 3
Viera and Mantova condominiums, SouthShore Golf Villas (Lake Las Vegas Parcel 35-A) and Tennis Villas — listed from about $159,000 to $899,000, built 2002–2008. Viera and Mantova have their own pages on this site.
Browse Condominiums and villas homes →Submarket 4
The amenities SouthShore is known for: the private SouthShore Country Club course (a par-71 Jack Nicklaus design) and the 320-acre Lake Las Vegas, built 1988–1991. The Lake Las Vegas Village, with lakefront dining and hotels, sits across the water. Club membership is separate from the HOA.
Browse SouthShore Country Club & the Lake homes →STILL DECIDING?
BY ZIP CODE
South Shore sits in ZIP 89011, which covers the full Lake Las Vegas resort corridor and surrounding Henderson communities. MLS statistics report at ZIP level — 89011's 687 active listings and $539,900 median reflect the complete ZIP, not SouthShore alone, which runs from condominiums to lakefront estates. The table below is the statistical frame.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas corridor — South Shore · Lago Vista · Monte Lucca · Vistana · adjacent Henderson | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: NREG’s MLS analysis MLS plus NREG analysis. ZIP 89011 is broader than South Shore — it includes all Lake Las Vegas villages and adjacent Henderson communities. SouthShore figures elsewhere on this page come from its own MLS plats. *Year-over-year change is intentionally omitted at ZIP level. Boundaries per Clark County GIS.
New Construction
SouthShore began taking shape in 1993 as the first private community at Lake Las Vegas, per SouthShore, and its 868 association units include custom, semi-custom and condominium homes. Vacant lots still come to market and require community architectural-review approval, and SouthShore lists La Cova — 42 Tri Pointe Homes lakefront homes — as a new neighborhood coming soon. MacDonald Highlands and Ascaya offer comparable new-construction options nearby. Call (702) 637-1759 to discuss any available lot.
Luxury Production
Premier production luxury builder in the Henderson corridor
Family & Mid-Market
High-volume alternative for buyers wanting new construction nearby
Active Adult & Family
Del Webb Sun City Anthem is 20 minutes and targets active-adult buyers
Family
Value-oriented new construction in the broader Henderson area
Outdoor Recreation
SouthShore's outdoor stack: the 320-acre lake for daily water sports, a private Jack Nicklaus course that meanders through the community, and Lake Mead National Recreation Area 15 minutes east. The City of Henderson also maintains parks and trails in the Henderson corridor within 20–30 minutes.
IN-COMMUNITY
A 320-acre private lake in the Nevada desert — kayak, paddleboard, sail, or launch from a private dock on your estate. No gas-powered motorized craft; electric boats are permitted.
IN-COMMUNITY
A Jack Nicklaus-designed course that meanders through SouthShore with up to five tee boxes per hole and water and canyon carries — the first private Jack Nicklaus Signature course in Nevada, per SouthShore. The public Reflection Bay course is within five minutes of the main gate.
IN-COMMUNITY
The Village marina offers guided water-sport rentals and lakefront promenade access — the social hub of Lake Las Vegas for residents and resort guests.
5-10 MIN (in-community)
Mediterranean-style village with lakefront dining, specialty retail, seasonal markets, live entertainment, and year-round community events — the social anchor of the Lake Las Vegas resort.
15 MIN
One of the largest reservoirs in the United States — serious power boating, coves, hiking trails, and sandy beaches fifteen minutes east of South Shore via Lake Mead Drive.
IN-COMMUNITY
Two international resort properties within walking distance of South Shore offer pools, spas, and resort services for residents who want a fully managed hospitality experience.
20-25 MIN
Henderson's parks and trails system — Cornerstone Park, Black Mountain Trail, and the Railroad Pass trails — offers desert hiking and cycling within 20–25 minutes west of South Shore.
20 MIN
The signature Henderson hiking destination — a 3.8-mile round-trip summit hike with views across the Las Vegas Valley and Lake Mead. Peak season is October through April; summer sunrise starts only.
The South Shore Lifestyle
Three weekend moods close to home: a morning kayak on the 320-acre lake, a round at the SouthShore Country Club (a private Nicklaus design), then dinner at the Lake Las Vegas Village. Lake Mead's 1.5 million acres sit fifteen minutes east per City of Henderson.
THIS WEEKEND'S OPEN HOUSES
Possibly — open houses behind SouthShore's guarded gate are infrequent; most showings are private, gate-coordinated appointments arranged in advance. If a listing has a scheduled open house this weekend, it appears below. More commonly, our team books private showings with 24-hour notice. Call (702) 637-1759 — we coordinate gate access for every appointment.
Budget around the specific home, not a community average. Before you compare the cost of a move to South Shore at Lake Las Vegas, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
South Shore sits at the intersection of Henderson's professional and resort economy. Per the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market data below sets the regional context. The Strip is about 30 minutes west and Henderson's commercial base about 20 minutes away.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing South Shore against competing Henderson and valley luxury addresses, this side-by-side covers the metrics luxury buyers ask about most. SouthShore figures come from SouthShore, the MLS and the Nevada Real Estate Division; other columns are unchanged from our June review. Sources: NREG’s MLS analysis, the U.S. Census, and FBI UCR.
| Metric | South Shore | MacDonald Highlands | Henderson | Lake Las Vegas |
|---|---|---|---|---|
| Price Range | ~$159K–$6.5M (Sept 2026 listings) | $800K–$10M+ | $548K median | $400K–$2M+ |
| Guard-Gated | Yes — live guards at front gate 24/7 | Yes — 24-hr staffed | Varies by community | Varies by village |
| Private Lake | Yes — 320 acres | No | No | Yes (shared with South Shore) |
| Golf | SouthShore CC (private Nicklaus) | DragonRidge CC (private) | Multiple public/private | Reflection Bay (public Nicklaus) |
| Distance to Strip | ~30 min | ~20 min | ~15-30 min | ~30 min |
| HOA Range | $400–$1,000/mo | $300–$800/mo | Varies widely | Varies by village |
| Established | 1993 | 2003 | 1953 (city) | 1997 |
| Home Types | Condos to lakefront custom estates | Custom estates · hilltop | All types | Condos to estates |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Drive times are estimates; community price ranges reflect typical active inventory as of June 2026. 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
South Shore sits at Henderson's eastern edge — Lake Mead Parkway connects to I-215, the Strip, and Harry Reid Airport. Henderson commutes average 25 minutes per U.S. Census ACS data; South Shore adds roughly 10 minutes, so budget 30–35 minutes to the Strip or airport. Most residents accept the trade-off for the privacy and resort lifestyle without reservation.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Cash purchases close in 7–14 days. Jumbo-financed South Shore closings typically run 30–45 days — Nevada closes through escrow companies, not attorneys. Budget extra time for appraisal scheduling on waterfront homes (comps are thin), HOA resale-package delivery, and gate-access coordination for appraisers and inspectors. The listing agent handles gate logistics as standard practice.
Quick Answer
It depends on the home: SouthShore condominiums list in the $300,000s and can use conventional financing, while most single-family homes list above the conforming limit and need jumbo financing or cash. Jumbo lenders typically require 20–30% down and strong cash reserves — on a $1.5M home, $300,000–$450,000; on a $3M lakefront estate, $600,000–$900,000. Cash buyers close faster (7–14 days) and are common in this price bracket. Pre-approval or proof-of-funds is expected before gate access and showings are arranged — confirm your position before contacting an agent.
South Shore at Lake Las Vegas FAQ — 18 Answers
SouthShore spans condominiums to lakefront custom estates. On September 29, 2026, active listings inside the SouthShore association area ran from about $159,000 for a condominium to $6.5 million for a custom home, with vacant lots from about $280,000; condominiums and villas had a median list price near $330,000 and custom-home neighborhoods such as Monaco, Biarritz and Barcelona near $2.5 million, per NREG’s analysis of Las Vegas REALTORS MLS data. Water position drives the spread — decide early whether direct lake access is essential.
Yes. SouthShore says it has two access points, both with multiple gates and cameras, and live guards at the front gate 24/7; some neighborhoods inside add their own gate. The City of Henderson's HOA map also marks the SouthShore Residential Community as guard-gated. All showings require advance gate coordination through a licensed agent. Nevada Real Estate Group arranges access for every South Shore appointment — call (702) 637-1759 with a day's notice and your tour will be cleared.
The SouthShore Country Club course, a Jack Nicklaus design that meanders through the community — par 71 at just under 7,000 yards, and described by SouthShore as the first private Jack Nicklaus Signature course in Nevada. The public Reflection Bay course, also a Nicklaus design, is within five minutes of the SouthShore main gate. Club membership is separate from the HOA; get current terms from the club.
Yes. The 320-acre private Lake Las Vegas is open to residents and resort guests for kayaking, paddleboarding, sailing, and electric-boat use; gas-powered motorized watercraft beyond electric boats are not permitted. Waterfront South Shore estates may include private docks — a meaningful value differentiator. If on-water living is central to your purchase, ask our team to flag dock-equipped listings the moment they surface.
South Shore sits in ZIP code 89011 in Henderson, Nevada, inside the Lake Las Vegas resort community. The broader 89011 ZIP area carried 687 active listings and a $540,000 median list price per NREG’s analysis of Las Vegas REALTORS MLS data in October 2026 — figures that reflect the entire ZIP, not SouthShore alone. The Strip and Harry Reid Airport are each about 30 minutes via Lake Mead Parkway and I-215.
Plan on $400 to $1,000 per month, covering the 24-hour guard gate, security patrols, the Lake Las Vegas master association, and applicable sub-association dues. SouthShore Golf Club membership is separate. Waterfront homes with dock rights can carry additional fees. Dues vary by sub-association — request the resale package early in Nevada's standard 30–45 day escrow and review reserves before contingencies expire.
Yes — many owners live at South Shore year-round. The Strip and airport each sit about 30 minutes out via Lake Mead Parkway and I-215, Henderson City Center is roughly 20 minutes west, and the lake, golf, and Village dining are at the doorstep. Test the specific commute pattern that matters to your household before closing; for most full-time owners the lakefront trade-off proves well worth it.
About 15 minutes east via Lake Mead Drive — 1.5 million acres of boating, fishing, hiking, swimming beaches, and scenic drives at one of the largest reservoirs in the United States. That is separate from the private 320-acre Lake Las Vegas at your doorstep. Owning at South Shore effectively gives you two bodies of water: the private lake for daily paddling and sailing, the national one for full-size boating weekends.
Residents receive access transponders or codes for automatic entry; guests are called in by the homeowner or added to a pre-approved list. Vendors and service providers follow the community's controlled-access policy. The gate is staffed 24 hours a day with security patrols inside. First-time visitors should expect a brief check-in; agents arrange showing access in advance as standard practice — it is routine, not a barrier.
Buyers enter South Shore only with a licensed agent who coordinates gate access in advance — there is no public drive-through or self-tour option. That discipline is part of what the HOA underwrites and what preserves the enclave's privacy and security standard. Nevada Real Estate Group handles all gate coordination for every showing — call (702) 637-1759 and we will have your access cleared before arrival.
South Shore layers a 24-hour staffed gate with controlled vehicle entry, perimeter walls, security patrols, and surveillance at entry points. At this tier, communities typically add emergency-response coordination and monitored access logs — confirm current protocols in the resale package during due diligence. This layered security posture is a primary driver of the $400–$1,000 monthly HOA and a structural component of South Shore's long-term value retention.
Yes. The Nevada Real Estate Division lists 868 units in the SouthShore residential association, and vacant homesites still come to market in custom-home neighborhoods such as Monaco, Biarritz and Barcelona — eight were listed on September 29, 2026 — subject to community architectural review guidelines. SouthShore also lists La Cova, 42 Tri Pointe homes, as a new neighborhood coming soon. Lakefront lots command significant premiums over interior positions. Nevada Real Estate Group can identify current lot inventory, walk you through design-review requirements, and connect you with qualified builders — share your priorities at (702) 637-1759.
We do not forecast values. What you can verify: SouthShore sits on a 320-acre man-made lake with a private Nicklaus course, Nevada's zero state income tax improves hold math, and the 3% cap under NRS 361.4723 keeps taxes predictable once the owner claims it for a primary residence. Ask our team for SouthShore's actual resale history before modeling appreciation.
The City of Henderson's school attendance-zone maps place sampled SouthShore addresses in Josh Stevens Elementary, Mahlon B. Brown Middle School and Basic High School, all Clark County School District campuses. Zones can change, so verify the assignment for any address with CCSD before offering, and use the Nevada Report Card for each school's published data.
The SouthShore Golf Club, the 320-acre private lake (kayaking, paddleboarding, sailing), the Lake Las Vegas Village with lakefront dining and retail, the Westin and Hilton resort properties, and easy access to Lake Mead National Recreation Area 15 minutes east. The Village hosts seasonal events, farmers markets, and live entertainment. Henderson City Center adds full urban amenities — hospitals, shopping, city services — about 20 minutes west.
It depends on the home: SouthShore's condominiums list in the $300,000s and can use conventional financing, while most single-family homes list above $1 million and are cash or jumbo-financed. Jumbo lenders typically require 20–30% down and strong reserves — on a $1.5M home, $300,000–$450,000. Cash buyers can close in 7–14 days; jumbo-financed buyers typically take 30–45 days. Pre-approval for jumbo credit should be in hand before requesting a showing — the gate process and sellers expect it.
On a $1.5M South Shore purchase with 25% down at 7% jumbo, principal and interest run roughly $7,485 monthly. Add property tax at roughly 0.6% of market value (about $750 a month; Clark County Assessor), homeowners insurance (assume about $300), and HOA dues of $400–$1,000 monthly — total carrying cost lands roughly $8,900–$9,600 per month at that price point before golf membership. Verify exact HOA sub-association dues in the resale package during escrow.
Cash purchases close in 7–14 days. Jumbo-financed South Shore closings typically run 30–45 days from accepted offer — Nevada closes through escrow companies, not attorneys. HOA resale-package delivery adds a few days; budget extra time for appraisal on custom or waterfront homes, where comparable sales are thin and appraisers may need additional scheduling. Gate-access coordination for appraisers and inspectors is handled through the listing agent.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
Eight questions buyers search most — answered with sourced specifics: community facts from the City of Henderson, SouthShore and the Nevada Real Estate Division, prices from Las Vegas REALTORS MLS data, and tax figures from Nevada's Department of Taxation.
Yes. South Shore is the guard-gated luxury section of the Lake Las Vegas resort community in Henderson, Nevada. Lake Las Vegas is the broader resort development — multiple villages and neighborhoods at various price points surround the 320-acre private lake; SouthShore, begun in 1993, was the first private community there and occupies the lake's south side.
ZIP 89011 in Henderson, Nevada. The same ZIP covers other Lake Las Vegas villages and adjacent Henderson communities, so ZIP-level statistics reflect a much broader market than SouthShore alone.
On September 29, 2026, SouthShore listings ran from about $159,000 for a condominium to $6.5 million for a custom home: condominiums and villas had a median list price near $330,000, SouthShore parcel homes near $1.47 million, and custom-home neighborhoods near $2.5 million, per NREG’s analysis of Las Vegas REALTORS MLS data. Water position is the dominant pricing variable.
We do not forecast returns. The facts you can weigh: a 320-acre lake, Nevada's zero state income tax, the 3% cap under NRS 361.4723 on a claimed primary residence, and Henderson's continued population growth. Individual returns depend on position, buy price, and hold period — ask our team for SouthShore's actual resale history.
Swimming access in the 320-acre private lake varies by location and association rules — the lake is used primarily for kayaking, paddleboarding, sailing, and electric boat recreation. Resort-hotel pools (Westin, Hilton) are the primary swimming amenity for most residents. Lake Mead National Recreation Area, 15 minutes east, offers beach swimming at designated areas.
South Shore is inside the City of Henderson — Henderson's police, fire, and city services cover the area. Henderson City Center is about 20 minutes west, and the broader Henderson commercial corridor (Galleria, major healthcare) is 25 minutes via Lake Mead Parkway.
$400–$1,000 per month, covering the 24-hour guard gate, security patrols, master and sub-association fees, and common-area maintenance. SouthShore Golf Club membership is separate and priced additionally. Verify exact dues for any specific home in the resale package during escrow.
SouthShore is not age-restricted — the City of Henderson HOA map does not flag its association as age-restricted. For age-restricted living in the Henderson area, compare Henderson's 55-plus communities such as Sun City Anthem (Del Webb), about 20 minutes away.
WHY NEVADA REAL ESTATE GROUP
Across 9,600+ closed transactions and $4.85B+ in volume since 2011, Nevada Real Estate Group has represented buyers and sellers across Henderson's most exclusive guard-gated communities — including South Shore, where gate-coordination discipline and waterfront-comp expertise determine whether a buyer lands a listing or misses it. That depth is what earns the #1 rank.
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 South Shore with competing Henderson luxury communities. Each card pairs commute time from South Shore with price positioning — helping you weigh whether the private-lake uniqueness justifies the extra drive time versus more urban luxury addresses like MacDonald Highlands or Seven Hills.
IN COMMUNITY
$540K (ZIP area)
Within South Shore's master resort
View Lake Las Vegas (parent) →Subdivisions in South Shore at Lake Las Vegas
More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
South Shore is the most exclusive of several villages within the Lake Las Vegas resort community. The entries below index the broader Lake Las Vegas neighborhood for orientation — each linked where a dedicated page exists, and searchable through our team for any that don't yet have one.
KEEP LEARNING
These guides extend the research most South Shore buyers do next — understanding the broader Henderson luxury market, comparing Henderson master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — luxury communities, taxes, the offer-to-close process, and Henderson's full neighborhood landscape.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind South Shore's ZIP-area data.
Read →MARKET HUB
Citywide market data, every Henderson master plan and luxury community, 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 here comes from a primary or government dataset, refreshed monthly. Key honesty note: headline market statistics are for ZIP 89011, which is much broader than SouthShore, and are labeled ZIP-level; SouthShore figures come from its MLS plats, SouthShore's own pages and the Nevada Real Estate Division. Click any citation link to verify directly.
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