Mantova at Lake Las Vegas Homes For Sale

KEY TAKEAWAYS

What Should You Know About Mantova at Lake Las Vegas at a Glance?

Mantova at Lake Las Vegas is a guard-gated Mediterranean village — 150-plus homes on 40 acres, priced $600K–$1.2M, built from 2005. ZIP 89011 shows a $539,900 median list and 40-day pace per City of Henderson. Five takeaways below unpack this luxury lake address.Las Vegas REALTORS. Henderson city services cover the area per the

• Resort in a gate: the only guard-gated Mediterranean village at Lake Las Vegas — 150-plus homes on 40 acres with lake and mountain views from $600K.
• Resort ecosystem: 320-acre private lake, Reflection Bay Golf Club (Jack Nicklaus-designed), MonteLago Village dining, and the Lake Las Vegas Sports Club all accessible to residents.
• Tax position: Nevada's zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 — meaningful savings at the $600K–$1.2M price tier.
• Scarcity: only 150-plus homes in a built-out village with no new supply — each closing draws on a thin, individually negotiated comp set.
• Henderson backing: Henderson Police Department coverage and city services, with the airport 25 minutes west and Downtown Henderson 15 minutes via Lake Mead Parkway.

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

PRICE DISTRIBUTION

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

ZIP-area median list price sits at $539,900 for 89011 per Las Vegas REALTORS June 2026 data, but the lake area spans everything from MonteLago condos in the $250Ks to South Shore estates above $5M. Mantova's own range of $600K–$1.2M sits in the upper-middle band. The distribution below models the 687 active ZIP-area listings.

Counts are Nevada Real Estate Group-modeled allocations of the 687 active ZIP-area listings (89011), consistent with the $539,900 median · June 2026 · Links open the Henderson MLS search pre-filtered by price.

SAFETY & CRIME

Is Mantova at Lake Las Vegas Safe?

• Top 10Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
• Staffed GateGuard-gated entry at Mantova villageCommunity records
• 88%Owner-occupancy rate at MantovaCommunity records
• BelowViolent crime vs national average, Henderson citywideFBI Uniform Crime Reporting

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

LIVABILITY REPORT CARD

How Does Mantova at Lake Las Vegas Score?

Mantova earns top marks for resort amenities, privacy, and scenery, with honest trade-offs on commute distance and daily-errand convenience. Below is our category-by-category report card — the same six factors our agents walk through with every Lake Las Vegas buyer before a first tour of Mantova.

• A

  Grade A: Safety

  Guard-gated staffed entry plus Henderson Police Department coverage; Henderson ranks among the safest large U.S. cities per FBI UCR-based comparisons.

• B+

  Grade B+: Schools

  CCSD public campuses include Elise L. Wolff Elementary and Bob Miller Middle; Pinecrest Academy and Doral Academy add strong charter options nearby.

• B

  Grade B: Cost of Living

  $600K–$1.2M plan range with HOA $200–$500/mo; effective property tax ~0.5–0.7% and zero state income tax keep long-run carrying costs below comparable California resort communities.

• A+

  Grade A+: Amenities

  320-acre private lake, Jack Nicklaus golf, MonteLago Village waterfront dining, Sports Club, and resort-managed lakefront trails — all within walking distance of Mantova's gate.

• A+

  Grade A+: Outdoor Access

  The lake for kayaking and paddleboarding, Reflection Bay Trail, Lake Mead National Recreation Area 20 minutes east, and dramatic desert-mountain views from every elevation.

• B-

  Grade B-: Commute

  15 minutes to Downtown Henderson, 25 to the airport, 30 to the Strip — the longest commute profile of any Henderson luxury community, partially offset by remote-work demographics.

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

POPULATION & GROWTH

How Fast Is the Lake Las Vegas Area Growing?

Mantova itself is built out — 150-plus homes on a finished 40-acre site — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts. That citywide growth keeps demand pressure on Lake Las Vegas's finite luxury inventory, where no new supply can be added within the established village boundaries.

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

LIVABILITY SCORES

How Does Mantova at Lake Las Vegas Score for Livability?

Mantova earns the valley's highest scores for resort amenities and outdoor access, with a below-average commute score that reflects its eastern-rim location. The rings below break the composite into six buyer-facing categories, benchmarked against Census, FBI UCR, and GreatSchools data — the same factors Nevada Real Estate Group agents walk through on every lake-community consultation.

• 87A-

  Overall Livability

• 74B

  Schools (zoned)

• 92A

  Safety

• 70B-

  Cost of Living

• 96A+

  Amenities

• 94A+

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Lake Las Vegas Real Estate Market Trending?

Median sold price, days on market, and closings for ZIP 89011 from Las Vegas REALTORS MLS data. Note: 89011 covers all Lake Las Vegas villages plus adjacent Henderson parcels — broader than Mantova alone. Monthly values are anchored to the 100-day medians ($500,774 sold, 40 DOM); read trend direction, not individual month wiggles.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Lake Las Vegas Market Right Now?

The Lake Las Vegas ZIP area (89011) is a patient luxury market — 40 median days on market reflects buyers who take time evaluating resort-lifestyle trade-offs. Well-positioned Mantova homes with strong lake or mountain views attract serious buyers; overpriced listings sit. The small village inventory of 150-plus homes means thin comps and individually negotiated pricing.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP-area scope (89011) — broader than Mantova; treat figures as lake-area orientation.

Village Comparison

How Does Mantova Compare to Other Lake Las Vegas Villages?

A like-for-like comparison of the five most-searched Lake Las Vegas villages — indicative price, lifestyle fit, and guard-gate status — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the ZIP-area market; use them as orientation, not appraisal.

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 our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.

Village Deep Dive

What's Inside Each Lake Las Vegas Village?

BY ZIP CODE

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

The MLS reports at ZIP level — and 89011 covers all of Lake Las Vegas plus adjacent eastern Henderson parcels, making it broader than any single village. The table presents the three most meaningful area segments inside 89011 as orientation. Mantova's own $600K–$1.2M range sits in the mid-to-upper band.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The guard-gated and new-construction tier splits are modeled estimates from active-listing review — not MLS-reported sub-market figures. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY MANTOVA

Why Does Mantova at Lake Las Vegas Stand Apart From Its Peers?

Five verifiable advantages separate Mantova from every other Henderson luxury address — each tied to a primary source: the Nevada Revised Statutes, FBI Uniform Crime Reporting data, U.S. Census Bureau income figures, Clark County Assessor tax records, and Lake Las Vegas Resort community facts. Every claim is checkable.

1. 1

   The only guard-gated Mediterranean village at Lake Las Vegas

   Staffed gate, Mediterranean architecture, and 150-plus homes on 40 acres — a product that does not exist anywhere else in the valley at this price point.

   Community records
2. 2

   320-acre private lake at your doorstep

   Lake Las Vegas's private lake for kayaking, paddleboarding, and waterfront dining — a rare amenity in the desert Southwest that no inland community can replicate.

   Lake Las Vegas Resort
3. 3

   Jack Nicklaus golf without mandatory membership

   Reflection Bay Golf Club is available to residents and club members; Mantova homeowners are not required to join. Access without obligation is a luxury differentiator.

   Community records
4. 4

   Nevada tax position

   Zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 — meaningful five-figure annual savings versus comparable California resort communities.

   Nevada Revised Statutes 361.471
5. 5

   Scarcity without substitute

   Only 150-plus homes, no new supply inside the boundary, and a built-out resort ecosystem — each closing trades on thin comps in a market where the comparable set cannot expand.

   Las Vegas REALTORS / GLVAR, June 2026

WHY BUY IN MANTOVA

What Are the Top 10 Reasons to Buy a Home in Mantova at Lake Las Vegas?

Mantova's case rests on scarcity, resort lifestyle, and Nevada's tax structure: a guard-gated Mediterranean village, a 320-acre private lake, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and only 150-plus homes in a finished village. Ten sourced reasons follow.

1. 1

   The only guard-gated Mediterranean village at Lake Las Vegas

   A product that does not exist elsewhere in the Las Vegas Valley — staffed gate, Mediterranean architecture, $600K–$1.2M.

   Community records

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable long-run carrying costs.

   NRS 361.471

4. 4

   320-acre private lake access

   Kayaking, paddleboarding, and lakefront dining without owning lakefront — resort-community membership for all residents.

   Lake Las Vegas Resort

5. 5

   Jack Nicklaus-designed golf

   Reflection Bay Golf Club — available to residents without mandatory membership, a genuine differentiator in the luxury segment.

   Community records

6. 6

   Henderson safety and services

   Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities — plus the village gate on top.

   FBI Uniform Crime Reporting

7. 7

   MonteLago Village walkable resort dining

   Waterfront shops and restaurants steps from the lake — a lifestyle amenity most luxury suburban communities cannot offer.

   Community records

8. 8

   Scarcity premium

   Only 150-plus homes in a finished village — no new supply competing with your resale value as Henderson grows.

   Las Vegas REALTORS / GLVAR

9. 9

   Lake Mead 20 minutes away

   America's first national recreation area — full-size boating and desert hiking twenty minutes east, a backdoor to the outdoor Southwest.

   National Park Service

10. 10

    Revitalized resort investment

    Lake Las Vegas has seen meaningful revitalization and renewed investment since 2010, supporting property value growth across the community.

    Community records / U.S. Census

THIS WEEKEND'S OPEN HOUSES

Can You Tour Mantova at Lake Las Vegas Homes This Weekend?

Open houses at Mantova are infrequent — 150-plus total homes means new listings are rare events. Private agent tours are standard in guard-gated luxury. Call (702) 637-1759 and we'll coordinate a showing, provide a resort-amenity walkthrough (lake, golf, MonteLago Village), and pull current MLS activity across all Lake Las Vegas villages.

RELOCATION TIMELINE

How to Relocate to Mantova at Lake Las Vegas in 8 Steps

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

1. 01

   Define your lake-lifestyle priorities

   Decide whether the gate, the lake view, or the resort amenities drive the purchase. Mantova's 150-plus homes are all resale — if you want new construction, Vistana or Lakeview at Lake Las Vegas are alternatives worth evaluating first.

2. 02

   Get pre-approved for jumbo financing

   Mantova's $600K–$1.2M range pushes most purchases into jumbo-loan territory. Jumbo lenders typically require 10–20% down with strong reserves. Get fully underwritten before you tour — luxury sellers want clean pre-approvals.

3. 03

   Hire a Lake Las Vegas specialist

   Mantova's 150-plus-home village means thin comps — individual-closing knowledge matters more than ZIP-area statistics. Work with an agent who has tracked lake-village transactions and can read a resort HOA resale package.

4. 04

   Tour the village and the resort ecosystem

   Walk Mantova's streets, kayak the lake, and have lunch at MonteLago Village before you make an offer. The resort lifestyle is the product — verify it fits before committing to the gate premium.

5. 05

   Write and negotiate the offer

   Mantova homes are individually priced with thin comps. Your agent's read on the specific home's view, lot position, and build year sets the strategy — there is no reliable neighborhood-average to lean on.

6. 06

   Inspection, HOA docs, and resort permits

   Pull the full HOA resale package — dues, reserve study, CC&Rs, and any pending assessments. Verify short-term-rental rules if vacation income is planned. Inspect the pool, roofline, and Mediterranean stucco for age-related maintenance.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance, longer for jumbo underwriting. HOA document delivery adds a few business days.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Henderson water service), then handle the DMV — license within 30 days, registration within 60 of establishing Nevada residency.

ECONOMY & JOBS

What Drives the Economy Near Mantova at Lake Las Vegas?

Lake Las Vegas's local economy is resort and hospitality — Reflection Bay Golf Club, MonteLago Village dining, and Sports Club operations. Henderson's job base (healthcare, government, education) sits 15–25 minutes west. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains strong; Henderson's $88,654 median income tops the Clark County average.

Top Lake Las Vegas Area Employers

• Reflection Bay Golf ClubOn-site resort golf operations and club management at Lake Las Vegas
• MonteLago Village Resort operationsWaterfront retail, dining, spa, and event management
• Lake Las Vegas Sports ClubFitness, tennis, and resort amenity staff within the community
• Henderson Hospital and local healthcare15-20 minutes west — the Henderson healthcare employment anchor
• City of HendersonMunicipal campus and city services 15 minutes west via Lake Mead Parkway
• Clark County School District (area campuses)Eastern Henderson schools serving the Lake Las Vegas residential zone

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

COMMUNITY COMPARISON

How Does Mantova Compare to Henderson, Las Vegas & MacDonald Highlands?

If you're weighing Mantova against the valley's other luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Mantova wins on resort lifestyle and scarcity, MacDonald Highlands on golf-club prestige, Henderson on commute. Sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Mantova figures are plan-specific where noted; ZIP-area (89011) where marked. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Mantova at Lake Las Vegas?

Mantova sits at the eastern edge of Henderson — Lake Mead Parkway is the primary artery connecting the resort to the broader metro. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — Mantova adds 10–15 minutes to that baseline. Remote workers and retirees make up most of the ownership profile for this reason.

Drive Times from Mantova at Lake Las Vegas

• 15 minDowntown Henderson (Water Street)Lake Mead Pkwy west
• 20 minLake Mead NRA (Boulder Beach)Lake Mead Pkwy east
• 20 minMacDonald Highlands / DragonRidgeLake Mead Pkwy → Horizon Dr
• 25 minHarry Reid Intl AirportI-215 west
• 20 minHenderson HospitalLake Mead Pkwy west → Stephanie
• 30 minLas Vegas StripLake Mead Pkwy → I-515 → I-15
• 25 minGalleria at SunsetLake Mead Pkwy → Sunset Rd
• 25 minBoulder CityLake Mead Pkwy → US-93 south

Transportation Options

• Driving

  The only practical option for most daily trips — Lake Mead Parkway and I-215 connect Mantova to Henderson and the broader metro, but no transit routes serve the Lake Las Vegas resort core directly.

• RTC Transit

  Very limited at Lake Las Vegas — the resort's eastern-rim location sits outside most RTC route coverage. Driving or rideshare is the practical alternative for residents without a car.

• Cycling & Trails

  Resort paths and the Reflection Bay Trail cover the lake community itself well — practical for resort-to-dining trips and morning exercise. Cycling to Henderson commercial corridors is not advisable on Lake Mead Parkway.

• Rideshare

  Reliable from the resort area — pickups in 5-10 minutes typically, airport runs roughly $35-55 given the 25-minute distance. Many Mantova residents use rideshare for Strip evenings to avoid the I-515 drive.

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

Quick Answer

What down payment do you need to buy in Mantova at Lake Las Vegas?

Mantova's $600K–$1.2M price range puts most purchases in jumbo-loan territory above the conforming limit (~$806,500 for 2026). Jumbo lenders typically require 10–20% down with strong reserves; conventional conforming loans apply only below the limit. On a $900K purchase, plan $90,000–$180,000 down. VA loans allow 0% for eligible veterans with no loan ceiling. Work with a lender experienced in luxury lake-community financing early in the process.

PEOPLE ALSO ASK

What Else Do People Ask About Mantova at Lake Las Vegas?

These are the eight questions Mantova buyers type into Google and AI assistants most often — answered with verifiable specifics: community facts from the City of Henderson, market prices from Las Vegas REALTORS, school ratings from GreatSchools, and tax figures from the Clark County Assessor and Nevada Revised Statutes.

WHY NEVADA REAL ESTATE GROUP

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

6,225+ closed transactions and $4.1B+ in volume since 2009 — including guard-gated luxury communities at Lake Las Vegas where thin comps make agent expertise the margin. Nevada Real Estate Group is the #1 real estate team in Nevada, with direct knowledge of every lake village and 9,061+ verified five-star reviews.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Mantova at Lake Las Vegas?

Compare Mantova with neighboring Lake Las Vegas villages and Henderson communities. Each card pairs the commute time with price positioning and lifestyle fit, so you can judge whether the gate premium and resort lifestyle buy more home for the money than neighboring options.

A–Z INDEX

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

Lake Las Vegas's resort boundary contains several named villages. Dedicated village pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, dues, and resort-amenity access details for any of them on request.

Sources & Methodology

Where Does This Mantova at Lake Las Vegas Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89011 is broader than Mantova's 150-plus homes — so area statistics are labeled as ZIP-area figures, and Mantova-specific claims draw on community records. Follow any link to verify a figure.

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

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026