NEW
$415,000
HouseEst. $2,343/mo
3 Beds
3.5 Baths
1,976 Sq. Ft.0.13 Acres
Built in 2007
711 Yew Barrow Court
Henderson, NV, 89011
Desert Canyon-Phase 2A
Lake Las Vegas, Henderson
Montelago Condos For Sale
Nevada's #1 real estate team for Montelago Condos at Lake Las Vegas. Search Henderson's premier waterfront condo community — garden, village-view, and lakefront units from $250K, guard-gated resort lifestyle, and live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
UNITS IN THE COMMUNITY
500+
Community records
ESTABLISHED
2004
Intrawest / Various
HOA RANGE
$300–$600/mo
Community records
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Montelago Condos at a Glance?
Montelago Condos is Henderson's only guard-gated lakefront condo community — 500+ units on ~25 acres within Lake Las Vegas, established 2004, with private 320-acre lake access and City of Henderson services. The ZIP-area (89011) median list price is $539,900 per Las Vegas REALTORS; unit pricing spans $250K garden condos to $550K lakefront townhomes.
- The resort stack: private 320-acre lake, Reflection Bay Golf Club (Jack Nicklaus design), MonteLago Village dining walkable, and Westin/Hilton resort hotels sharing the shoreline — no comparable amenity bundle in Henderson.
- The price ladder: $250K garden-view entry through $300K–$400K village-view condos to $400K–$550K lakefront and townhome positions — the full spectrum within one guard-gated community.
- Guard-gated: Lake Las Vegas-wide gated entry covers all 500+ Montelago units — a meaningful security and privacy layer for seasonal owners and remote workers.
- HOA diligence: $300–$600/mo dues cover lake, gate, and building amenities — reserve health and rental-restriction rules vary by building and warrant early review in any escrow.
- Condo financing: not all buildings qualify for FHA or VA financing; confirm warrantable-condo status before writing an offer to avoid lender surprises at the end of escrow.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Montelago Condos for Sale?
The Lake Las Vegas ZIP area (89011) carried 687 active listings in June 2026 per Las Vegas REALTORS MLS data, ranging from garden-view condos near $250K to lakefront and townhome positions approaching $550K. Listings below refresh daily; every active Montelago unit is searchable in our live Henderson MLS portal.
NEW$469,999HouseEst. $2,654/mo3 Beds3.5 Baths1,925 Sq. Ft.0.18 AcresBuilt in 2011952 Crescent Falls StreetHenderson, NV, 89011Weston Hills
NEWOPEN HOUSE$890,000HouseEst. $5,025/mo3 Beds3.5 Baths2,331 Sq. Ft.0.15 AcresBuilt in 20191199 N Water StreetHenderson, NV, 89011Cadence Village Parcel 1-F5-1
NEW$399,000HouseEst. $2,253/mo4 Beds3.5 Baths2,030 Sq. Ft.0.08 AcresBuilt in 2016470 Fortissimo StreetHenderson, NV, 89011Cadence Village Phase 1-G4
NEW$745,000HouseEst. $4,207/mo4 Beds4.5 Baths2,298 Sq. Ft.0.17 AcresBuilt in 20061213 Via Casa PalermoHenderson, NV, 89011Falls Parcel 12
NEW$959,000HouseEst. $5,415/mo3 Beds3 Baths2,517 Sq. Ft.0.19 AcresBuilt in 202288 Reverie Heights AvenueHenderson, NV, 89011Parcel C-5 & C-6 At Rainbow Canyon
NEW$169,000TownhouseEst. $954/mo1 Bed2.5 Baths838 Sq. Ft.0.02 AcresBuilt in 1983560 Sellers PlaceHenderson, NV, 89011Summerfield Village
NEW$399,900HouseEst. $2,258/mo3 Beds3.5 Baths1,748 Sq. Ft.Built in 2000712 Salt Flat Circle CIRHenderson, NV, 89011South Valley Ranch - Parcel SA
PRICE DISTRIBUTION
How Many Montelago Condos Sell in Each Price Range?
Montelago Condos units span $250K to $550K inside the plan, against a ZIP-area median list of $539,900 per Las Vegas REALTORS June 2026 data. The bands below reflect our modeled split of Montelago's internal pricing across the four unit tiers — garden, village view, lakefront, and townhome.
Browse Montelago Condos Listings
How Can You Find a Montelago Unit by View Tier, Size & Price?
Montelago Condos' 500+ units break down into four view tiers, two property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89011.
Which Montelago View Tiers Should You Explore?
Each tier within Montelago Condos offers a distinct lifestyle and price point. The descriptions below help you match your priorities — lake views, walkability to the Village, budget, or space — to the right unit type before you tour.
By Property Type
By Price Range
Updated daily · 500 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Montelago Condos Listings First?
Custom alerts by view tier, price, and unit size — no spam, unsubscribe anytime. Montelago is a niche 500-unit community, and lakefront positions trade rarely. Alert subscribers see new listings within hours of hitting the MLS, before they circulate to the broader market.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
7/10
8/10
How Are the Schools Near Montelago Condos?
Zoned schools near Montelago Condos include Elise L. Wolff Elementary (7/10 on GreatSchools), Burkholder Middle (5/10), and Basic High School (5/10). Pinecrest Academy Henderson charter (8/10) and private Henderson International School (PreK–12) offer stronger alternatives nearby. Families prioritizing top-ranked zoned schools may prefer Green Valley or Inspirada.
7/10Elise L. Wolff ES
Zoned · Henderson (east side)
K-5750 Students18:1
Top Rated
8/10
8/10Pinecrest Academy Henderson
Charter · Henderson east (10 min)
K-8600 Students18:1
8/10Henderson International School (Lower)
Private · Henderson (20 min)
PreK-5400 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Closest to Montelago Condos?
According to GreatSchools.org, the zoned campuses for Montelago Condos rate 7/10 at Elise L. Wolff Elementary, 5/10 at Burkholder Middle, and 5/10 at Basic High School. Pinecrest Academy Henderson charter (8/10) is the strongest nearby option. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Pinecrest Academy Henderson | Public charter | K-8 | 8/10 | Henderson east · 10 min | $250,000+ |
| 2 | Henderson International School | Private | PreK-12 | A | Henderson · 20 min | $250,000+ |
| 3 | Elise L. Wolff ES | Public (zoned) | K-5 | 7/10 | Henderson east | $250,000+ |
| 4 | Burkholder MS | Public (zoned) | 6-8 | 5/10 | Henderson east | $250,000+ |
| 5 | Basic HS | Public (zoned) | 9-12 | 5/10 | Henderson east | $250,000+ |
SAFETY & CRIME
Is Montelago Condos Safe?
Direct Answer
Yes. Montelago Condos sits inside Lake Las Vegas — a guard-gated resort community with controlled vehicle entry — adding a security layer on top of Henderson Police Department coverage. Henderson consistently ranks among the safest large U.S. cities per FBI Uniform Crime Reporting data, and the gated perimeter further reduces property-crime exposure.
- Lake Las Vegas-wide gate controls all vehicle accessCommunity records
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
The guard gate is the most visible security layer — all vehicles entering Lake Las Vegas pass through staffed gate control, which limits opportunistic property crimes and unsolicited foot traffic that affect more open neighborhoods. Seasonal residents and lock-and-leave buyers specifically cite the gate as a core reason for their purchase decision.
Henderson Police Department patrols the broader jurisdiction, and the city funds public safety at levels that consistently produce top-10 national safety rankings in FBI UCR-based comparisons. Response times in the Lake Las Vegas corridor are comparable to other Henderson neighborhoods.
The typical security picture inside Montelago Condos is low-incident: gate control, a resident-heavy owner mix, and resort-setting norms keep day-to-day security concerns minimal. Standard precautions — locked vehicles, secured unit entries, package management — cover the realistic risk landscape.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Montelago Condos?
The Answer
Montelago Condos is Henderson's most distinctive resort address: guard-gated, lakefront, with kayaking steps from the door, Reflection Bay Golf Club adjacent, and MonteLago Village dining walkable. City of Henderson services cover Henderson's jurisdiction. Nevada's zero state income tax makes this lifestyle more attainable than comparable California or Florida waterfront communities.
What is Montelago Condos known for?
Montelago Condos is known as Lake Las Vegas's most accessible waterfront address — the guard-gated condo community that delivers private lake access, resort amenities, and Jack Nicklaus golf from $250K, making the Lake Las Vegas resort lifestyle attainable for buyers who cannot afford its larger single-family homes.
Who should live at Montelago Condos?
It fits remote workers wanting a lock-and-leave resort setting, retirees and seasonal buyers seeking lake activities and low-maintenance living, lifestyle-driven buyers who prioritize waterfront amenities over square footage, and investors looking for a guard-gated condo product in a niche Henderson market with constrained supply.
What is daily life like?
Mornings open with a kayak session on Lake Las Vegas or a walk on the Shoreline Trail, afternoons at Reflection Bay Golf Club or the Sports Club pool, evenings at MonteLago Village's restaurants — all without leaving the gated community's footprint.
Location
Where Is Montelago Condos
Montelago Condos sits on the southeast shore of Lake Las Vegas in Henderson, Nevada (ZIP 89011), about 25 miles east of the Las Vegas Strip via Lake Mead Parkway and I-515. The community occupies approximately 25 acres within the broader Lake Las Vegas resort community, adjacent to MonteLago Village and the Reflection Bay Golf Club.
MonteLago Village
2
Min
Reflection Bay Golf
5
Min
Green Valley
20
Min
Airport
25
Min
Strip
30
Min
Montelago Condos
At a Glance$539,900
Median List Price (ZIP area)
$500,774
Median Sold (recent closings)
687
Active Listings (ZIP area)
40
Days on Market
- Setting
- Waterfront condo resort, Lake Las Vegas
- Acreage
- ~25 acres
- Units
- 500+
- Established
- 2004
- Developer
- Intrawest / Various
- Unit Types
- Condos · Townhomes
- Guard-Gated
- Yes — Lake Las Vegas-wide gate
- Price Range
- $250K–$550K
- HOA Range
- $300–$600/mo
- Golf
- Reflection Bay GC (Jack Nicklaus, public)
- Lake
- 320-acre private Lake Las Vegas
- Distance to Strip
- ~30 min
LIVABILITY REPORT CARD
How Does Montelago Condos Score?
Montelago Condos earns top marks for amenities, uniqueness, and lifestyle — with honest trade-offs on school ratings, commute distance, and HOA complexity. Below is our category-by-category report card, the same six factors our agents walk through with every Lake Las Vegas condo buyer before a first tour.
Grade A: Safety
Guard-gated Lake Las Vegas entry plus Henderson Police Department coverage — Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons.
Grade C+: Schools
Zoned campuses include Elise L. Wolff Elementary (7/10), Burkholder Middle (5/10), and Basic High (5/10) per GreatSchools — Pinecrest Academy charter (8/10) is the strongest nearby option.
Grade A-: Cost of Living
Entry from $250K with resort amenities included in HOA; Nevada's zero income tax and 0.5–0.7% effective property-tax rate improve affordability versus comparable resort markets.
Grade A+: Amenities
Private 320-acre lake, Reflection Bay Golf Club, MonteLago Village dining, Lake Las Vegas Sports Club, Shoreline Trail, and resort hotel dining — unmatched in Henderson at this price.
Grade A+: Outdoor Access
Non-motorized lake recreation, three-mile Shoreline Trail, championship golf adjacent — all inside the gated community without driving.
Grade C+: Commute
Strip is 30 minutes, airport 25 — manageable for remote workers or professionals who commute occasionally, but the longest daily drive time of any Henderson community in this guide.
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.
Quick Answer
Is Montelago Condos a good place to live?
Yes — for the right buyer, Montelago Condos is Henderson's most distinctive lifestyle address. The guard-gated 320-acre lake, Reflection Bay Golf Club next door, MonteLago Village walkable, and entry pricing from $250K deliver a resort-lifestyle stack that no other Henderson condo community can match. Honest trade-offs: school ratings average rather than top-tier, the commute to the Strip runs 30 minutes, and HOA complexity (dues, reserves, rental rules) demands early due diligence. Nevada's zero state income tax helps every budget.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Montelago Condos?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Montelago Condos — the parent city holds 331,857 residents with a median household income of $88,654. Community records estimate 1,200+ residents across approximately 500+ units at Montelago Condos itself, with a median age of around 45 and homeownership near 55%.
The Census does not break Montelago Condos out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the community, our closing data shows a blend of remote-working professionals, semi-retired seasonal buyers who winter at the lake, retirees seeking low-maintenance resort living, and investors who value the guard-gated condo format in a niche market.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Montelago Condos is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Montelago Condos is a built-out, finite community — 500+ units on approximately 25 acres with no room for new supply. Its parent city, Henderson, continues to grow: the city has added roughly 74,000 residents since 2010 per U.S. Census counts, and that growth supports demand for niche, amenity-rich communities like Montelago that offer lifestyle differentiation.
331,857Henderson residents (Census)
500+Units in Montelago Condos
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the community, growth means turnover and demand pressure, not expansion. A built-out 500-unit condo complex with no developable land adjacent cannot add supply — every new Henderson resident who wants a guard-gated lakefront lifestyle must compete for the same finite inventory. That scarcity dynamic supports long-run resale values at Montelago.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Montelago Condos separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Montelago Condos Score for Livability?
Montelago Condos earns exceptional scores for amenities and outdoor recreation — the private lake, golf, and resort stack are genuinely unmatched in Henderson. Honest offsetting factors: school ratings sit below Henderson averages, and the east-side location means a longer commute to the Strip and airport than most valley neighborhoods.
- 82B+
Overall Livability
- 54C+
Schools (zoned)
- 90A
Safety
- 78B+
Cost of Living
- 96A+
Amenities
- 95A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Montelago Condos Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89011 from Las Vegas REALTORS data. ZIP 89011 covers multiple Lake Las Vegas communities — broader than Montelago Condos alone. Monthly points reflect recent-period medians; read the overall level and trend direction, not single-month moves.
Median Sold Price
$475K–$505K monthly band; $500,774 median over recent closings
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–48 day monthly range; 40 median over recent closings
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~57 ZIP-area closings per month — a niche, lower-velocity market vs central Henderson
vs May 2025
Source: Las Vegas REALTORS
The long view: Montelago Condos's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
MEDIAN DAYS ON MARKET (ZIP AREA)
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
RESORT LAKE MARKET
Get matched with a
Lake Las Vegas condo specialist.
Market Competitiveness
How Competitive Is the Montelago Condos Market Right Now?
Montelago Condos is a patient niche market — sold homes in ZIP 89011 averaged 40 median days over recent closings per Las Vegas REALTORS. Longer DOM reflects specialized appeal: buyers are deliberate, condo financing adds warrantability and HOA review steps, and the qualified buyer pool for a guard-gated lake resort is smaller than general Henderson.
48Somewhat Competitive
- 40 daysMedian days on market (sold, recent)
- 687Active listings (ZIP area, June 2026)
- $500,774ZIP-area median sold price
- ~57/moTypical ZIP-area closings per month
Is Montelago Condos Right for You?
Who Should Buy a Condo at Montelago Condos?
Montelago Condos is not for every buyer — its resort lakefront lifestyle, guard-gated format, and HOA complexity serve specific buyer profiles exceptionally well while fitting others poorly. Four profiles below match lifestyles to the Montelago product, followed by the honest pros and trade-offs our team walks every client through before a first tour.
Which Buyer Types Fit Montelago Condos Best?
Remote Workers & Lifestyle Buyers
- Lock-and-leave guard-gated security while traveling
- Lake, golf, and Village dining without driving
- Low-maintenance HOA exterior care
- Verify high-speed internet service in your specific building
Retirees & Seasonal Buyers
- Resort amenities steps from the door — no car needed for recreation
- Low-maintenance condo format with HOA-managed exteriors
- Westin and Hilton dining available as extended living-room amenities
- Compare against Sun City Anthem 55+ for dedicated retirement features
Investors & Buy-to-Rent Buyers
- Finite 500-unit supply supports resale floor
- Verify building-specific rental restrictions before writing any offer
- Lake and golf views command premium rents when leasing is permitted
- Non-warrantable condo risk: confirm financing eligibility first
First-Time Condo Buyers
- Garden units from $250K — the most affordable lake-adjacent address in Henderson
- HOA covers exterior and amenities, reducing ownership complexity
- Condo financing steps differ from single-family — budget extra time for lender HOA review
- Resale package review (dues, reserves, assessments) is non-negotiable
Best Fit For
- Remote workers and frequent travelers — a guard-gated, HOA-maintained condo that locks securely while you're away, with lake recreation on return.
- Retirees and seasonal buyers — resort-lifestyle amenities — lake, golf, Village dining — bundled into HOA dues, with low-maintenance ownership.
- Lifestyle-driven buyers — Henderson's only guard-gated waterfront condo that puts kayaking, golf, and fine dining within a two-minute walk.
- Investors with verified rental access — finite supply and resort demand support occupancy in buildings where leasing is permitted.
Ready to explore Montelago Condos? Our team knows every building, view tier, and HOA nuance in the community.
Start Your Condo SearchPros
- Only guard-gated lakefront condo community in Henderson — unique amenity stack at this price point
- Private 320-acre lake access for kayaking, paddleboarding, and fishing steps from the door
- Reflection Bay Golf Club (Jack Nicklaus design) adjacent — five minutes from any unit
- MonteLago Village dining and retail walkable for most units
- Entry from $250K — the most accessible lake lifestyle in Henderson
- Guard-gated Lake Las Vegas-wide perimeter with Henderson Police Department coverage
- Zero state income tax and 3% primary-residence property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $300–$600/mo are among the highest in Henderson — budget carefully and review reserves
- Rental restrictions vary by building — verify before writing any offer if income potential matters
- Not all buildings qualify for FHA or VA financing — confirm warrantable-condo status early
- School ratings are below Henderson averages — families prioritizing top-ranked zoned schools should explore Green Valley or Inspirada instead
- Commute to the Strip runs about 30 minutes — the longest of any community in this Henderson guide
- Condo special assessments are a real risk — reserve health deserves scrutiny in any building where you're buying
Unit Tier Comparison
How Do Montelago's Four Unit Tiers Compare?
A like-for-like comparison of Montelago Condos' four unit tiers — indicative price, approximate size, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-tier figures are Nevada Real Estate Group-modeled estimates from active-listing review; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Montelago Lakefront | ~$475,000 | ~$290 | 45 | ~80 | Lake views · Premium |
| Montelago Village View | ~$360,000 | ~$265 | 38 | ~150 | Village walkability |
| Montelago Garden | ~$275,000 | ~$235 | 42 | ~170 | Entry · Best value |
| Montelago Townhomes | ~$490,000 | ~$295 | 50 | ~100 | Space · Private entry |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-tier medians are modeled estimates from active-listing and closed-sale review. Listing counts updated daily via Repliers IDX.
Unit Tier Deep Dive
What's Inside Each Montelago Condos Tier?
Submarket 1
Montelago Lakefront
Direct lake-view units at the premium end of Montelago's range — highest resale floor and strongest rental demand when leasing is permitted. Lakefront positions with golf-course overlap are the rarest and most sought-after.
Browse Montelago Lakefront homes →~$475KMedian Price
45Days on Market
~80Active Listings
~$290Price / Sq Ft
Submarket 2
Montelago Village View
Units overlooking MonteLago Village with walkable dining and retail — a sweet spot between price and lifestyle. Village-view buyers trade lake views for walkability, which the majority find a winning trade-off.
Browse Montelago Village View homes →~$360KMedian Price
38Days on Market
~150Active Listings
~$265Price / Sq Ft
Submarket 3
Montelago Garden
Interior garden-view units at the community's entry price floor — the most attainable lake-lifestyle condo in Henderson. Full resort amenity access at the price point.
Browse Montelago Garden homes →~$275KMedian Price
42Days on Market
~170Active Listings
~$235Price / Sq Ft
Submarket 4
Montelago Townhomes
Larger two-level townhome units with private entries and attached garages — the closest product to single-family ownership at Montelago, drawing buyers who want condo amenities without shared corridors.
Browse Montelago Townhomes homes →~$490KMedian Price
50Days on Market
~100Active Listings
~$295Price / Sq Ft
Submarket 5
Lake Las Vegas Resort Amenity Hub
The amenity engine all Montelago residents use daily: MonteLago Village's restaurants and retail, Reflection Bay Golf Club's 18 championship holes, the private 320-acre lake for non-motorized watercraft, the Shoreline Trail, the Sports Club, and the Westin and Hilton resort hotels sharing the shoreline. No other Henderson address puts this stack within a five-minute walk.
Browse Lake Las Vegas Resort Amenity Hub homes →320Private Lake Acres
18Holes at Reflection Bay GC
3Miles of Shoreline Trail
2 minWalk to MonteLago Village
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Montelago
unit tier fits your needs?
BY ZIP CODE
What Does the Market Look Like Across the Lake Las Vegas ZIP Area (89011)?
Montelago Condos sits entirely in ZIP 89011, which covers multiple Lake Las Vegas communities and some adjacent Henderson east-side neighborhoods — so area statistics are broader than the plan. The single-ZIP table below presents the 89011 corridor as one area per Las Vegas REALTORS data, with honest caveats about what the figure includes.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas corridor — Montelago Condos · Vistana · South Shore · adjacent Henderson east | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group analysis. ZIP 89011 encompasses multiple Lake Las Vegas communities — per-plan medians are modeled from active-listing and closed-sale review, not direct MLS exports. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Montelago Condos Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or community records — capture Montelago Condos faster than any brochure: a $539,900 ZIP-area median, 40 median days on market, 500+ guard-gated units, and the only private lakefront condo address in Henderson from $250K.
$539,900
Median list price across the Lake Las Vegas ZIP area (89011), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across the ZIP area over recent closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer across the ZIP area — a patient, niche market.
LVR / GLVAR, June 2026
500+
Units in Montelago Condos — guard-gated, finite supply on ~25 acres.
Community records
$250K
Entry price for a garden-view condo — the most accessible lakefront address in Henderson.
Community records
320
Private lake acres — non-motorized watercraft access for all Montelago residents.
Community records
$300–$600
Monthly HOA range — covers lake, gate, Sports Club, and building maintenance by tier.
Community records
$88,654
Median household income in Henderson, the parent city — about 20% above Clark County median.
U.S. Census QuickFacts
WHY MONTELAGO CONDOS
Why Does Montelago Condos Stand Apart From Its Henderson Peers?
Montelago Condos delivers an amenity bundle no other Henderson condo community replicates: guard-gated lake resort living from $250K, private 320-acre lake access, Jack Nicklaus golf adjacent, MonteLago Village dining walkable, and property taxes capped under Nevada Revised Statutes NRS 361.471. Zero state income tax adds further carrying-cost advantage. Five sourced differentiators follow.
- Community records / City of Henderson
The only guard-gated lakefront condo in Henderson
Private 320-acre Lake Las Vegas plus gated entry — no comparable condo community in the valley offers both at Montelago's price floor.
- Community records
Resort amenities included in HOA
Lake access, Shoreline Trail, Sports Club, and MonteLago Village dining walkable — all covered or accessed within the HOA framework.
- Reflection Bay Golf Club
Jack Nicklaus golf next door
Reflection Bay Golf Club, a championship course open for public play, sits adjacent — five minutes from any Montelago unit.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable for condo buyers.
- U.S. Census / Community records
Finite supply, growing city
500+ units on ~25 acres with no developable land adjacent — Henderson's growth adds demand while Montelago's supply stays fixed.
WHY BUY AT MONTELAGO CONDOS
What Are the Top 10 Reasons to Buy at Montelago Condos?
Montelago Condos' case combines lifestyle uniqueness and structural scarcity: Henderson's only guard-gated lakefront condo, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and private 320-acre lake access from $250K. Ten sourced reasons follow.
Guard-gated lakefront entry from $250K
The most accessible guard-gated waterfront condo in Henderson — entry pricing the lake lifestyle has never been cheaper.
Community records
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for any relocating household.
Nevada Department of Taxation
3% property-tax cap
Annual property-tax increases on a primary residence are capped by statute.
NRS 361.471
Private 320-acre lake access
Kayaking, paddleboarding, fishing, and non-motorized watercraft on a private resort lake — steps from the door.
Community records
Jack Nicklaus championship golf adjacent
Reflection Bay Golf Club accepts public tee times — premium golf-view units command meaningful resale premiums.
Reflection Bay Golf Club
MonteLago Village walkable
Dining and retail immediately adjacent — dinner without a car, a genuine rarity in Henderson.
Community records
Henderson safety and services
Henderson Police Department plus gated entry — Henderson ranks among the safest large U.S. cities per FBI UCR data.
FBI Uniform Crime Reporting
Finite supply, growing demand
500+ units on ~25 acres — Henderson's growth adds buyers while Montelago's supply stays fixed.
U.S. Census / City of Henderson
Lock-and-leave convenience
Guard-gated, HOA-maintained exteriors, and resort security make Montelago ideal for part-time and seasonal owners.
Community records
Resort hotel amenities next door
Westin and Hilton Lake Las Vegas share the shoreline — spa, dining, and event space available as paid amenities for any resident.
Community records
New Construction
Who Builds New Homes Near Montelago Condos?
Montelago Condos is a built-out 2004-era community — no new condo supply is coming inside the plan. Buyers who want brand-new construction with lake-area proximity typically look at Inspirada or Cadence in west and east Henderson, both about 25–30 minutes away with multiple national builders and competitive incentives. Below are the builders active in nearby Henderson master plans.
Family & Mid-Market
Lennar
Volume alternative to Montelago resale
Move-Up & Luxury
Toll Brothers
Premium new builds near Lake Las Vegas corridor
Entry & Family
DR Horton
High-volume entry-level new construction nearby
First-Time & Family
KB Home
Personalized entry-level new builds
55+ / Active Adult
Pulte / Del Webb
Active-adult alternative for qualifying buyers
Outdoor Recreation
What Outdoor Amenities Does Montelago Condos Offer?
Montelago Condos gives residents the most distinctive outdoor-recreation stack in Henderson: private lake access for non-motorized watercraft, a three-mile Shoreline Trail, championship golf next door, and resort pool facilities — all gated within the Lake Las Vegas community maintained by the City of Henderson and the Lake Las Vegas master HOA.
IN-COMMUNITY
Lake Las Vegas (Private Lake)
320 acresKayaking · Paddleboarding · FishingResident access
A private 320-acre freshwater lake steps from the condo front door — non-motorized watercraft launch at multiple points along the shoreline.
IN-COMMUNITY
Lake Las Vegas Shoreline Trail
~3 milesWalking · Running · PhotographyFree (resident)
Approximately three miles of paved lakeside trail with mountain and lake views — the morning and evening walk route for most Montelago residents.
IN-COMMUNITY
Lake Las Vegas Sports Club
~5 acresPool · Tennis · Fitness · BasketballHOA / member
Pool, tennis courts, fitness center, and basketball — the community's primary recreational hub for residents who want structured facilities.
5 MIN
Reflection Bay Golf Club
18 holes (Jack Nicklaus)Public golf · Golf lessonsDaily fee / membership
A Jack Nicklaus-designed championship course adjacent to the community, open for public tee times — fairway views from premium Montelago units.
2 MIN
MonteLago Village
Open-air resort villageDining · Retail · EventsPublic
Mediterranean-inspired dining and retail hub immediately adjacent to Montelago Condos — restaurants, cafes, and a small retail strip walkable for most units.
5 MIN
Westin Lake Las Vegas Beach
Resort beachBeach · Pool · WatersportsHotel / day-pass
The Westin's lake-facing pool, beach area, and kayak rentals are accessible to resort guests and available as paid amenities for nearby residents.
15 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · CanoeingNPS fee
Full-size lake boating, desert hiking, and coves begin about fifteen minutes east — the outdoor backstop when the private lake feels small.
The Montelago Condos Lifestyle
What Does a Weekend at Montelago Condos Look Like?
Three moods within minutes of the front door: a morning kayak on Lake Las Vegas, a round at Reflection Bay Golf Club, and dinner at MonteLago Village — with the Lake Las Vegas Shoreline Trail and Sports Club facilities per the City of Henderson and HOA threading the whole resort community together.
320Private Lake Acres
2004Year Established
18Holes at Reflection Bay GC
3Miles of Shoreline Trail
THIS WEEKEND'S OPEN HOUSES
Can You Tour Montelago Condos This Weekend?
Montelago is a niche 500-unit gated community — open houses are less frequent than large Henderson master plans, but lakefront and Village-view units trade regularly. Gate access requires agent coordination. Call (702) 637-1759 and we will confirm your gate credentials and schedule any active Montelago units for a same-weekend tour.
Quick Answer
What HOA fees do Montelago Condos residents pay?
HOA dues run $300 to $600 per month, covering building maintenance, common areas, community pools, and the Lake Las Vegas master association — which funds the private 320-acre lake, guard gate, and shoreline trail. Dues vary by building and floor plan. Always request the resale package — dues, reserves, and any special-assessment history — early in escrow before committing.
Moving to Montelago Condos
Should I Move to Montelago Condos?
Buyers from California, Arizona, and across the country discover that a resort-lifestyle waterfront condo at a price achievable in Henderson is simply out of reach in coastal markets. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds a significant portion of most relocations.
Why Buyers Are Choosing Montelago Condos at Lake Las Vegas
The tax math is compelling: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $16,000 per year in state income taxes alone. Montelago Condos adds the waterfront resort argument that coastal California cannot answer at this price: a guard-gated lake community with private watercraft access, a Jack Nicklaus championship golf course next door, and resort hotels sharing the shoreline — all from the mid-$200Ks.
At a $400,000 budget, California buyers are looking at a modest condo in an average inland suburb. That same budget at Montelago Condos secures a village-view or lakeside condo inside a guard-gated resort community with private 320-acre lake access — with MonteLago Village's dining and retail walkable, Reflection Bay Golf Club next door, and Henderson's safety record and zero-income-tax backdrop.
According to Las Vegas REALTORS, the median list price across the Lake Las Vegas ZIP area (89011) is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and Montelago's guard-gated setting adds an additional security layer to that baseline.
Montelago Condos suits remote workers, retirees, and lifestyle-driven buyers equally: the Strip is 30 minutes via Lake Mead Parkway and I-515, Harry Reid Airport roughly 25, and Henderson's Green Valley retail and healthcare corridor about 20 minutes west. MonteLago Village's restaurants and shops are a short walk from most units, minimizing daily-errand driving.
Cost of Living Snapshot — Montelago Condos vs. Comparable Markets
Day-to-day costs run meaningfully lower than coastal California or comparable resort markets in Florida. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that surprises relocators most: a resort-lifestyle guard-gated waterfront community at prices that would buy a basic suburban condo in many California markets.
| Metric | Montelago Condos, Henderson NV | Palm Springs / Scottsdale Comparable |
|---|---|---|
| State Income Tax | None | CA up to 13.3% / AZ 2.5% |
| Entry Condo Price | From $250K (garden units) | $400K+ for comparable resort entry |
| HOA / Month | $300–$600 (includes lake amenities) | $400–$800 typical resort HOA |
| Effective Property Tax | ~0.5%–0.7% | ~0.7%–1.2% |
| Airport Commute | 25 min (Harry Reid) | 30–60+ min typical |
Figures are approximate, for illustration. Contact our team for current market data.
Montelago Condos Rental Market — Rent vs. Own
Rental demand at Montelago Condos is driven by seasonal visitors, corporate relocators, and lake-lifestyle seekers, though rental restrictions vary by building — verify HOA rules before underwriting income. When leasing is permitted, comparable Lake Las Vegas condo rents typically range $1,800–$3,500 monthly depending on view tier and size. The community's guard-gated resort setting and finite 500+ unit supply support occupancy.
Updated June 2026 · Source: Las Vegas REALTORS rental market data & Nevada Real Estate Group closing analysis
Already planning a move to Montelago Condos? Our team specializes in Lake Las Vegas condo transactions — HOA financial review, building-specific rental-restriction verification, warrantable-loan confirmation, and virtual tours for out-of-state buyers who cannot travel for every viewing.
Start Your Lake Las Vegas Condo SearchRELOCATION TIMELINE
How to Relocate to Montelago Condos in 8 Steps
Here's the 8–12 week timeline most Montelago condo buyers follow. Nevada requires a driver's license within 30 days of residency and vehicle registration within 60 per Nevada DMV — miss both and penalties stack. Condo purchases also add a mandatory HOA resale-package review period; build it into your timeline.
Choose your unit tier and budget
Garden condos from $250K, Village View from $300K, Lakefront and Townhomes from $400K — each tier carries different HOA dues, view premiums, and resale liquidity. Know which trade-off matters to you before touring.
Confirm condo financing eligibility
Not all Montelago buildings qualify for conventional, FHA, or VA financing. Ask your lender to run a condo-project approval check before you get emotionally attached to a specific unit.
Get pre-approved — condo-aware
Pre-approval for a condo purchase in a complex requires HOA financials and a condo questionnaire. Get fully underwritten before making an offer on a lakefront or townhome unit where competition is real.
Hire a Lake Las Vegas condo specialist
Montelago's building-specific rental restrictions, HOA reserve health, and view-tier pricing all vary in ways that only an agent with closed Lake Las Vegas condo transactions can navigate reliably.
Tour — gate access required
Lake Las Vegas is a gated community; all tours require advance gate coordination. Schedule through our team and we will line up gate credentials and any active Montelago listings for your visit.
Write and negotiate the offer
Lakefront units with direct water or golf-course views may draw competing interest; garden-view condos give buyers more negotiating room. Your agent's per-building comp data is the key input.
HOA resale package, inspection & appraisal
Nevada law gives buyers a mandatory review period after delivery of the HOA resale package — use it to scrutinize dues, reserves, any pending special assessments, and rental-restriction language. Get a professional inspection of the unit and a condo insurance quote.
Close, move, and register
Nevada closes through escrow, not attorneys; expect 30–45 days from acceptance to funding plus HOA document time. Then handle the Nevada DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Montelago Condos?
Montelago Condos is embedded in the Lake Las Vegas resort economy — hotels, golf, dining, and related hospitality employment — while Henderson's broader job base anchors the metro labor market. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Henderson incomes run about 20% above the Clark County median.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
18-hole GCReflection Bay Golf Club, adjacentJack Nicklaus design, public play
25 minTo Harry Reid Airport employment coreVia I-515
Top Employers Near Montelago Condos
- Westin Lake Las Vegas Resort & SpaThe lakefront resort hotel anchoring Lake Las Vegas — hospitality, food & beverage, events employment
- Hilton Lake Las Vegas Resort & SpaSecond resort hotel on the lake — a major local employer for hospitality workers
- Reflection Bay Golf ClubJack Nicklaus-designed course operations, instructors, food & beverage, and maintenance staff
- MonteLago Village businessesRestaurants, cafes, and retail employers in the adjacent village district
- City of HendersonMunicipal services, police, and fire personnel covering the Lake Las Vegas jurisdiction
- Clark County School District (Henderson east campuses)Schools serving the 89011 ZIP code and surrounding Henderson east-side neighborhoods
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Montelago Condos Compare to Other Henderson Communities?
This side-by-side covers the key metrics Montelago buyers compare most, updated June 2026. Montelago wins on resort amenities and lake lifestyle; Green Valley wins on schools and commute; Lake Las Vegas South Shore leads on luxury guard-gated homes. Data sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Montelago Condos | Henderson | Lake Las Vegas | Green Valley |
|---|---|---|---|---|
| Median List Price | $250K–$550K (plan range) | $548K | $539,900 (ZIP area) | $534,900 (ZIP area) |
| Property Type | Condos · Townhomes | All types | All types (SFR + condos) | SFR + condos |
| Guard-Gated | Yes — Lake Las Vegas-wide | Varies by community | Varies by community | Partial (GV Highlands) |
| Private Lake Access | Yes — 320 acres | No | Yes — shared resort amenity | No |
| HOA Range | $300–$600/mo | Varies ($0–$500+) | Varies by community | $30–$300/mo |
| School Ratings (zoned) | Average (5–7/10 zoned) | Varies (top zones 9/10) | Varies | 9/10 top elementaries |
| Distance to Strip | ~30 min | ~20 min | ~30 min | ~20 min |
| Best For | Resort lifestyle · Lock-and-leave · Lake recreation | Families · Value · Variety | Resort living · Golf · Lake views | Schools · Maturity · Value |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Montelago Condos plan-range price reflects community records; ZIP-area figures are broader. Last updated June 2026.
Cost of Ownership
What Will Montelago Condos Cost You Each Month?
A $400,000 Montelago Condos purchase — mid-range Village View or entry Lakefront — runs about $3,320 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the community, and budget the HOA tiers that make Montelago's carrying costs unique relative to standard Henderson condos.
Payment Estimator
Estimate Your Montelago Condos Payment
$3,098
Estimated Monthly Payment
- Principal & Interest$2,395
- Property Tax$203
- Insurance$150
- HOA$200
- PMI$150
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at Montelago Condos right now?
When leasing is permitted, comparable Montelago rental rates can be attractive to incoming residents, and the monthly gap between owning and renting narrows over a 5+ year horizon when equity and tax effects are counted. The finite-supply argument is real: no new condos can be added to this 25-acre community.
OWN (10% DOWN, 7%)
$3,319 / mo
- Principal & Interest
- $2,394
- Property Tax (~0.6%)
- $200
- Homeowners Insurance
- $80
- HOA (mid-range estimate)
- $450
- PMI (10% down)
- $165
- Condo Insurance (contents)
- $30
5-year net cost:~$120,000
Equity built:~$100,000
RENT (COMPARABLE ESTIMATE)
$2,200 / mo
- Median Comparable Condo Rent
- $2,200
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$143,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a mid-range Montelago unit for five years nets out competitive with renting once principal paydown and appreciation are counted — the owner builds roughly $100,000 in equity (including the down payment) while the renter walks away with none. Finite supply in a 500-unit gated resort community provides structural support for that appreciation assumption.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $450/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Montelago Unit Tier
HOA dues at Montelago Condos vary by building and floor plan within a $300–$600/mo range. The dues cover the Lake Las Vegas master association (gate, lake, Shoreline Trail) plus building-specific common areas, pools, and exterior maintenance. Always request the resale package — dues, reserve level, and any special-assessment history — before committing.
Garden & Interior Units
$300–$400 / mo
Montelago Garden (interior condos)
$300–$380
Includes:
Lake Las Vegas master HOA, building common areas, pool access, exterior maintenance
Village View Units
$380–$480 / mo
Montelago Village View (mid-range condos)
$380–$480
Includes:
Lake Las Vegas master HOA, enhanced building amenities, proximity premiums baked into dues
Lakefront & Townhome Units
$450–$600 / mo
Montelago Lakefront (premium lake-view condos)
$450–$600
Includes:
Lake Las Vegas master HOA, lakefront common-area maintenance, highest building tier
Montelago Townhomes (attached townhomes)
$450–$580
Includes:
Lake Las Vegas master HOA, private entry maintenance, attached-garage services
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Montelago Condos?
Lake Las Vegas prioritizes resort lifestyle over commute convenience. The Strip is about 30 minutes via Lake Mead Parkway and I-515; Harry Reid Airport roughly 25. Henderson's mean commute runs near 25 minutes per U.S. Census ACS — Montelago residents commuting to the Strip or Downtown should expect longer.
Drive Times from Montelago Condos
- 2 minMonteLago Village (dining/retail)Walking / in-community
- 5 minReflection Bay Golf ClubLake Las Vegas Pkwy
- 20 minGreen Valley (central Henderson)Lake Mead Pkwy west
- 25 minHarry Reid Intl AirportI-515 south/west
- 25 minHenderson Water StreetLake Mead Pkwy to I-515
- 30 minLas Vegas StripLake Mead Pkwy → I-515 → I-15
- 35 minDowntown Las VegasI-515 north
- 15 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Montelago Condos unit?
Most Montelago Condos purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Condo purchases add a mandatory step: HOA resale-package delivery, which takes a few days and is a required disclosure period. Factor that into your timeline, especially if lender underwriting of HOA financials is needed for a warrantable-condo loan.
Quick Answer
What down payment do you need to buy at Montelago Condos?
Most Montelago buyers put down 10% to 20% — condo-specific lending rules can require larger down payments, and not all buildings qualify for FHA or VA financing. On a $400,000 purchase, plan $40,000–$80,000 down with conventional financing. Some buildings with higher investor-owner ratios may require non-warrantable condo loans with 20%+ down. Our team confirms which buildings are currently warrantable before you write an offer.
Montelago Condos FAQ — 18 Answers
What Do Montelago Condos Buyers Most Frequently Ask?
Most AskedWhat is the median home price at Montelago Condos?
Across the Montelago Condos ZIP area — 89011 — the median list price is about $539,900 per Las Vegas REALTORS. Inside the plan, pricing spans garden-view condos from the $250Ks, mid-range village-view units in the $300K–$400K band, and premium lakefront or townhome positions from $400K to $550K.
What HOA fees do Montelago Condos residents pay?
HOA dues run $300 to $600 per month, covering building maintenance, common areas, community pools, and the Lake Las Vegas master association, which funds the private 320-acre lake, guard gate, and shoreline trail. Dues vary by building and floor plan. Always request the resale package — dues, reserves, and any special-assessment history — early in escrow before committing.
Is Montelago Condos a guard-gated community?
Yes. Montelago Condos sits inside Lake Las Vegas, a guard-gated resort enclave with controlled vehicle access at the main gate. The security layer covers all 500+ units and is a major draw for seasonal owners, lock-and-leave buyers, and remote workers who travel frequently. Coordinate gate access through Nevada Real Estate Group for any tour appointment.
What floor plans and unit sizes does Montelago Condos offer?
Floor plans range from approximately 800 square feet for compact garden-view condos to around 2,200 square feet for larger townhome units with private entries and attached garages. The four sections — Lakefront, Village View, Garden, and Townhomes — each carry distinct footprints. Lakefront units with direct water views command premiums; garden units are the community's entry point.
Can Montelago Condos units be rented out?
Rental policies vary by building and can change with HOA board votes, so always verify restrictions before writing an offer if rental income is part of your plan. Some Montelago buildings permit leasing; others impose limits or waiting lists. Our team at Nevada Real Estate Group tracks current rental-restriction status by building — call (702) 637-1759 before you assume any unit qualifies for leasing.
What lake activities does Montelago Condos offer?
Residents access Lake Las Vegas, a private 320-acre lake for kayaking, paddleboarding, fishing, and non-motorized watercraft. The Lake Las Vegas Shoreline Trail adds approximately three miles of waterfront walking path. The Lake Las Vegas Sports Club just inside the community adds pool, tennis, fitness, and basketball courts — all part of the resort lifestyle that distinguishes Montelago from inland condo communities.
What golf is available near Montelago Condos?
Reflection Bay Golf Club, a Jack Nicklaus-designed championship course, sits adjacent to the community — roughly five minutes via Lake Las Vegas Parkway — and accepts public tee times. Premium Montelago units overlook the course alongside lake and mountain views. Golf-view positions typically carry meaningful resale premiums; ask our team to filter inventory specifically for those placements.
What are the property taxes like at Montelago Condos?
Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $400,000 Montelago purchase, plan around $2,000–$2,800 per year. Long-held units often carry abated bills — verify the post-sale assessed-value reset with the Assessor during due diligence.
How does Montelago Condos differ from MonteLago Village?
Montelago Condos is the residential community — 500+ condos and townhomes you can purchase — while MonteLago Village is the adjacent retail, dining, and entertainment district within Lake Las Vegas. They are neighbors, not the same place. When searching MLS listings, confirm the address falls within the residential condo community, not a Village commercial reference or a different Lake Las Vegas plan.
What is the cost of living at Montelago Condos?
Entry pricing from $250K makes Montelago the most accessible lake-view address in Henderson. HOA dues of $300–$600 monthly cover amenities that would cost far more out-of-pocket elsewhere. Nevada's zero state income tax keeps relocation budgets honest, and Clark County property taxes run well below comparable California and Florida waterfront communities — a meaningful advantage for retirees and seasonal buyers.
What are the schools near Montelago Condos?
Zoned campuses include Elise L. Wolff Elementary (7/10 on GreatSchools), Burkholder Middle School (5/10), and Basic High School (5/10) per GreatSchools ratings. Charter options such as Pinecrest Academy Henderson (8/10) and private Henderson International School (PreK–12) expand choices for families. Verify exact zoning for any specific address — CCSD boundaries can shift block by block even within a ZIP code.
Is Montelago Condos a good investment property?
The fundamentals are unique: a guard-gated lake resort, 500+ units on a finite parcel with no room for new supply, and ZIP-area median DOM of 40 days per Las Vegas REALTORS data. Rental demand from lock-and-leave buyers and seasonal residents keeps occupancy solid, though rental restrictions vary by building. Investors should verify current HOA rental policies and HOA reserve health before underwriting returns.
How safe is the Montelago Condos community?
Montelago Condos sits inside Lake Las Vegas, a guard-gated resort community with controlled vehicle entry, which provides a security layer beyond what most open Henderson neighborhoods offer. The City of Henderson Police Department covers the broader jurisdiction, and Henderson consistently ranks among the safest large U.S. cities in FBI Uniform Crime Reporting-based comparisons — a strong baseline even before the gated-entry layer.
What amenities does Montelago Condos offer residents?
Key amenities include the private 320-acre Lake Las Vegas for non-motorized water recreation, the Lake Las Vegas Shoreline Trail, the Lake Las Vegas Sports Club (pool, tennis, fitness, basketball), MonteLago Village dining and retail steps away, Reflection Bay Golf Club adjacent, and the Westin and Hilton resort hotels sharing the lakefront. No other condo community in Henderson packages a comparable resort-lifestyle stack at this price point.
What should I know before buying at Montelago Condos?
Five things matter here. First, HOA financial health: at $300–$600/mo dues, reserve funds and special-assessment history warrant close scrutiny. Second, rental restrictions: confirm current rules by building. Third, view tier: lakefront vs garden units differ substantially in value. Fourth, the condo-loan checklist: lenders require HOA financials, and some buildings may not qualify for conventional financing. Fifth, condo insurance: individual unit coverage differs from single-family homeowners policies.
What down payment do you need to buy at Montelago Condos?
Most Montelago buyers put down 10% to 20% — condo-specific lending rules can require larger down payments, and not all buildings qualify for FHA or VA financing. On a $400,000 purchase, plan $40,000–$80,000 down with conventional financing. Some buildings with higher investor-owner ratios may require non-warrantable condo loans with 20%+ down. Our team confirms which buildings are currently warrantable before you write an offer.
How long does it take to close on a Montelago Condos unit?
Most Montelago Condos purchases close in 30 to 45 days from accepted offer. Nevada closes through escrow companies, not attorneys. Condo purchases add a mandatory step: HOA resale-package delivery, which takes a few days and is a required disclosure period. Factor that into your timeline, especially if lender underwriting of HOA financials is needed for a warrantable-condo loan.
What is the commute from Montelago Condos?
The Strip is about 30 minutes via Lake Mead Parkway to I-515; Harry Reid Airport is roughly 25 minutes by the same route. Green Valley and central Henderson are about 20 minutes west. The location is scenic and serene rather than commuter-central — Montelago suits households who work remotely, work locally in Henderson east, or can absorb a 30-minute freeway run daily.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Montelago Condos?
These are the eight queries Montelago Condos buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Is Montelago Condos part of Lake Las Vegas?
Yes. Montelago Condos is a condo and townhome community within the Lake Las Vegas resort enclave in Henderson, Nevada. It sits adjacent to MonteLago Village — the retail and dining district — and shares the Lake Las Vegas guard gate, private lake, and master HOA with other Lake Las Vegas communities.
What ZIP code is Montelago Condos in?
Montelago Condos is in ZIP code 89011, Henderson, Nevada. This ZIP covers the Lake Las Vegas corridor and some adjacent Henderson east-side neighborhoods — broader than the plan itself. Harry Reid Airport is about 25 minutes and the Strip about 30 via I-515.
Are Montelago Condos good for full-time living?
Yes, for the right lifestyle: remote workers, retirees, and households who value resort amenities and low-maintenance living consistently rate Montelago highly. The trade-off for full-time families is school ratings (5–7/10 zoned) and the longer commute to the Strip versus central Henderson communities.
Can you rent out a Montelago Condos unit?
It depends on the building. Rental restrictions vary by HOA sub-association, and some buildings permit leasing while others impose limits. Always verify rental rules for the specific unit and building — not the community overall — before writing an offer if rental income is part of your plan.
What lake is at Montelago Condos?
Lake Las Vegas — a private 320-acre freshwater lake created by a dam on the Las Vegas Wash. Residents can kayak, paddleboard, fish, and use non-motorized watercraft on the lake directly from community launch points. Motorized boats are not permitted on the private lake.
Does Montelago Condos have a pool?
Yes. The Lake Las Vegas Sports Club within the community includes pool facilities alongside tennis courts, a fitness center, and basketball courts. Individual buildings may also have their own pool amenities depending on HOA tier — confirm during your resale-package review which amenities your specific unit accesses.
How far is Montelago Condos from downtown Las Vegas?
About 35 minutes via Lake Mead Parkway to I-515 north — the community's eastside location makes it the longest commute to the Strip or Downtown of any Henderson community in this guide. The trade-off is a resort lifestyle and lake access that no closer Henderson address provides.
Is Lake Las Vegas a good real estate investment?
The fundamentals favor it for specific buyers: a finite guard-gated community with no new supply, resort amenity differentiation, and ZIP-area data showing 687 active listings at a $539,900 median per Las Vegas REALTORS. Returns depend on the unit tier, view position, and HOA rental-restriction status. Building-level due diligence is non-negotiable.
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6,225+ transactions. $4.1B+ in total volume. Nevada Real Estate Group has closed hundreds of Henderson condo deals since 2009. In a 500-unit gated lake resort where building-specific rental rules, reserve health, and view-tier premiums move money, details are the whole game. Call (702) 637-1759 — we'll find your unit.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Montelago Condos?
Compare Montelago Condos with neighboring Lake Las Vegas communities and nearby Henderson master plans. Each card pairs the commute time with price positioning, so you can judge whether the resort lifestyle and gate justify the longer eastside commute versus more centrally located Henderson options.
A–Z INDEX
Which Lake Las Vegas Communities Can You Explore A–Z?
Lake Las Vegas encompasses multiple distinct communities beyond Montelago Condos. Dedicated community pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, dues, and HOA details for any Lake Las Vegas address on request.
L
- Lake Las Vegas Sports Club
- Lake Las Vegas Shoreline Trail
- Lake Las Vegas (parent community)
M
- Montelago Garden
- Montelago Lakefront
- Montelago Townhomes
- Montelago Village View
- MonteLago Village (retail/dining)
R
- Reflection Bay Golf Club
KEEP LEARNING
What Else Should You Read About Montelago Condos?
These guides extend the research most Montelago Condos buyers do next — understanding the broader Henderson market, comparing Las Vegas master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas's ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Montelago Condos Data Come From?
Every statistic is sourced from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level: ZIP 89011 is broader than Montelago Condos alone, covering multiple Lake Las Vegas communities. Area statistics are labeled as such; per-unit-tier figures are Nevada Real Estate Group-modeled estimates. Follow any link below to verify.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, and closing counts for the Lake Las Vegas ZIP area (89011). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Montelago Condos is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and zoning for the Lake Las Vegas area. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Montelago Condos. greatschools.org
- Nevada Report Card — State accountability data used to cross-check GreatSchools ratings for Henderson east campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Department of Taxation — Confirmation of Nevada's zero personal state income tax. 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