Nevada's #1 team for MonteLago Village real estate. Search Henderson's only Mediterranean lakefront village — lake-view townhomes, resort-step-up residences, and direct lakefront positions beside the 320-acre private Lake Las Vegas — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89011)
$534K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE VILLAGE
350+
Lake Las Vegas Resort community records
ESTABLISHED
2003
Lake Las Vegas Resort
DAYS ON MARKET
37
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
MonteLago Village is Henderson's only Mediterranean lakefront village — 350+ homes on 50 acres beside the 320-acre private Lake Las Vegas, with full City of Henderson services — and the ZIP area (89011) shows a $533,500 median list price and 40-day market pace per Las Vegas REALTORS. The takeaways below unpack the valley's most distinctive resort address.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The MonteLago Village ZIP area (89011) carried 687 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning $400K townhomes in the village to $900K+ premium lake-view residences. The newest MonteLago Village listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Median list price across the MonteLago Village ZIP area (89011) sits at $533,500 per Las Vegas REALTORS September 2026 MLS data, but the village spans a deliberate range: entry townhomes from $400K to premium lakefront positions near $900K. The bands below show our modeled split of the area's 687 active listings.
The MonteLago Village ZIP area's 687 active listings break down into lake-position tiers, 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 across ZIP 89011.
MonteLago Village sits within the broader Lake Las Vegas community. These neighboring villages and sister Henderson master plans let you compare lake-access tiers, golf options, and commute trade-offs before committing — each card links to the relevant hub or live search.
Updated daily · 708 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by lake position, price, beds, and view — no spam, unsubscribe anytime. With only 350+ homes in the village, correctly priced lake-view positions attract serious buyers quickly; alert subscribers see new listings within hours of hitting the MLS, not after an open house in a resort community where geography limits who shows up.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
MonteLago Village delivers the Las Vegas Valley's most distinctive resort living: 50 Mediterranean acres beside the 320-acre private Lake Las Vegas, with Reflection Bay Golf, lakefront dining, and the Lake Las Vegas Sports Club all within the community. City of Henderson services cover every street, and Nevada's zero state income tax keeps relocation math compelling.
MonteLago Village is known as Henderson's only Mediterranean-style lakefront village — a resort community built by Lake Las Vegas Resort in 2003 around the 320-acre private lake, combining Tuscan-inspired architecture, a walkable promenade, and Jack Nicklaus golf in an address that no other Las Vegas Valley community can replicate.
It fits resort-lifestyle buyers seeking lake-view or lake-adjacent living, remote professionals who prize ambiance over commute proximity, golf enthusiasts wanting Reflection Bay access, California relocators comparing lakefront value, and investors in a constrained 350-home village where supply cannot grow.
Mornings start with a lake walk on Reflection Bay Trail or a round at the Nicklaus course, afternoons flow through the lakefront promenade's shops and cafes, and evenings settle into lake-view dining — all inside the village, with downtown Henderson fifteen minutes west and the Strip thirty via Lake Mead Parkway.
MonteLago Village sits on the eastern rim of the Las Vegas Valley in Henderson, within the Lake Las Vegas resort community at ZIP 89011. About 50 lakefront acres beside the 320-acre private lake. Roughly 25 miles from the Strip, 25 minutes to Harry Reid International Airport via I-215.
Quick Answer
Yes — if resort-lakefront living is the goal, MonteLago Village has no parallel in the Las Vegas Valley. The 320-acre private lake, Jack Nicklaus Reflection Bay Golf, lakefront promenade dining, and Mediterranean architecture create an environment that feels like a permanent vacation, while Henderson city services and Nevada's zero state income tax provide the practical infrastructure underneath. The honest trade-offs: a 30-minute commute to the Strip, school-zone ratings that trail Green Valley and Anthem, and HOA dues that reflect the resort infrastructure. For buyers who prize ambiance and lake access, it is the valley's most irreplaceable address.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains MonteLago Village — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 1,050+ residents inside MonteLago Village itself, across approximately 350+ households.
The Census does not break MonteLago Village out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the village, the buyer profile skews toward affluent resort-lifestyle buyers: California and Arizona relocators, remote professionals, golfers and lake-sports enthusiasts, and a notable share of snowbirds and second-home owners drawn by the uniqueness of the lakefront setting.
Source: U.S. Census Bureau QuickFacts, Henderson city (MonteLago Village is not separately tabulated) · Updated
POPULATION & GROWTH
MonteLago Village is essentially built out — all 350+ homes were developed beginning in 2003, and the 50-acre village footprint has been fully occupied for over a decade. The broader Lake Las Vegas community has undergone significant revitalization since the 2008 downturn, while the parent city of Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts — compounding demand for distinctive addresses like the lakefront village.
Inside the village, growth means revitalization-driven appreciation rather than expansion: a 350-home plan with a fixed 320-acre lake cannot grow, but every new Henderson resident adds demand for the one lakefront address in the valley. That supply ceiling is the investment logic of MonteLago Village — the setting is non-replicable, and the revitalization of Lake Las Vegas since 2015 has materially reset values above the post-recession floor.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate MonteLago Village separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for the MonteLago Village ZIP area (89011) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than the village itself, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$475K–$502K monthly band; $500,774 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Selective resort pace — 687 active listings in ZIP 89011 (broader than village)
vs September 2025
Source: Las Vegas REALTORS
The long view: MonteLago Village's median sold price rose 149% between 2015 ($195,000) and 2025 ($485,000), across 8,246 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
RESORT MARKET
Market Competitiveness
MonteLago Village is a selective, unhurried market — sold homes across ZIP 89011 averaged 40 median days over the past hundred days per Las Vegas REALTORS data, reflecting the resort nature of the buyer pool. Correctly priced lake-view homes attract committed, well-qualified buyers; overpriced positions sit and wait for buyers whose vision of the lake aligns with the ask.
MonteLago Village is not the right fit for everyone — but for specific buyer types it is uniquely irreplaceable. A 350-home plan on a 320-acre private lake attracts a committed, narrow pool who know exactly what they want. The profiles below match lifestyles to lake positions, followed by the honest pros and trade-offs our team walks through before any client commits.
Ready to explore homes in MonteLago Village? Our team knows every lake position, HOA tier, and view premium in the community.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of MonteLago Village against neighboring Lake Las Vegas villages and the broader Henderson market — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-neighborhood figures are NREG-modeled slices of the ZIP 89011 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| MonteLago Village | ~$650,000 | ~$290 | 40 | ~80 | Lakefront village lifestyle |
| Ravello at Lake Las Vegas | ~$800,000 | ~$310 | 45 | ~55 | Single-family lake views |
| Reflection Bay at Lake Las Vegas | ~$1,400,000 | ~$370 | 55 | ~30 | Golf-course luxury |
| Lake Las Vegas (overall) | ~$539,900 | ~$265 | 40 | ~687 | All Lake Las Vegas options |
| MacDonald Highlands | ~$1,077,475 | ~$318 | 26 | ~326 | Guard-gated luxury |
| Henderson (citywide) | ~$548K | ~$285 | 21 | ~2,460 | Full Henderson variety |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89011) — per-neighborhood medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
Submarket 1
The Mediterranean lakefront village anchoring Lake Las Vegas — walkable promenade, lakefront dining, and Reflection Bay Golf in the community footprint. Priced at a lake-view premium over interior Henderson.
Browse MonteLago Village homes →Submarket 2
Single-family detached homes with lake and mountain views within Lake Las Vegas — larger floor plans than the village townhomes, at a step up in price. A natural trade-up from MonteLago townhomes.
Browse Ravello at Lake Las Vegas homes →Submarket 3
The Lake Las Vegas luxury tier — golf-course frontage homes along the Nicklaus course with the deepest lake views and the most exclusive positions inside the resort community.
Browse Reflection Bay at Lake Las Vegas homes →Submarket 4
The full ZIP 89011 market encompassing all Lake Las Vegas villages and surrounding Henderson eastern-rim inventory — the broadest view of the resort community's pricing landscape.
Browse Lake Las Vegas (overall) homes →Submarket 5
The benchmark Henderson guard-gated community with DragonRidge Country Club — the comparison most luxury buyers make before choosing between MacDonald Highlands' gated-club model and Lake Las Vegas's lakefront-resort model.
Browse MacDonald Highlands homes →Submarket 6
The citywide Henderson market — a faster pace at 21 median days and a deeper inventory pool across all neighborhoods. The reference point for buyers weighing MonteLago's resort premium against conventional Henderson value.
Browse Henderson (citywide) homes →Submarket 7
The resort infrastructure that makes MonteLago Village possible: the 320-acre private lake, Reflection Bay Golf Club, Lake Las Vegas Sports Club, lakefront promenade, and the Jack Nicklaus-designed championship course — all within the community footprint that no other Las Vegas Valley address can replicate.
Browse Lake Las Vegas Resort Community homes →STILL DECIDING?
BY ZIP CODE
MonteLago Village sits entirely within ZIP 89011, which also encompasses other Lake Las Vegas villages and Henderson eastern-rim neighborhoods — so the table presents the ZIP as a single area corridor, broader than the village itself. The lake premium is the story: positions near the water command meaningful price-per-square-foot premiums over inland Henderson, per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas — MonteLago Village · Ravello · Reflection Bay · eastern Henderson rim | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. ZIP 89011 includes all Lake Las Vegas villages and surrounding Henderson eastern-rim inventory beyond MonteLago Village's boundary. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
MonteLago Village is fully built out — all 350+ homes were developed by Lake Las Vegas Resort beginning in 2003. New-construction options with modern builder warranties exist in master plans 15–25 minutes west, where national builders compete on incentives that change monthly. Verify current communities and offers before writing anything.
Family & Mid-Market
High-volume alternative to MonteLago resale with modern builds
Move-Up & Family
Quality production builder with Henderson footprint
Move-Up & Luxury
Luxury production near MacDonald Highlands corridor
First-Time & Family
Personalized entry-level builds near Henderson eastern rim
Family
Value-oriented Henderson construction
Outdoor Recreation
MonteLago Village delivers resort-depth outdoor recreation anchored by the 320-acre private lake — kayaking, paddleboarding, lakefront walking, and Nicklaus championship golf all within the community. The City of Henderson and the National Park Service extend the picture: Lake Mead National Recreation Area is twenty minutes east, and Henderson city parks are fifteen minutes west.
IN-COMMUNITY
The defining community amenity — a private lake in the desert that enables a genuine waterfront lifestyle: morning paddle sessions, lakeside evening dining, and the visual drama of water and desert mountains together.
IN-COMMUNITY
Jack Nicklaus-designed championship course with lake views on multiple holes — resort-caliber golf immediately accessible to Lake Las Vegas residents without a lengthy club commute.
IN-COMMUNITY
The community's active-lifestyle anchor: tennis courts, fitness center, pool, and sports fields that handle daily exercise without driving outside the resort perimeter.
IN-COMMUNITY
The lakefront walking path threading through the Lake Las Vegas community — morning walks against the mountain backdrop, desert-garden plantings, and lake views from every curve.
IN-COMMUNITY
The village's lakefront retail and dining promenade — a genuine pedestrian destination for morning coffee, evening wine, and the kind of spontaneous leisure a traditional suburban strip mall cannot deliver.
20 MIN
America's first national recreation area — Hoover Dam, Boulder Beach, and a full desert-lake ecosystem twenty minutes east via Lake Mead Parkway, making MonteLago Village the valley's ideal launchpad for big-water adventure.
25 MIN
Desert canyon hiking and ancient petroglyphs twenty-five minutes from the village — a quieter alternative to Red Rock Canyon that most Henderson residents never discover.
20 MIN
A remarkable urban wildlife sanctuary on the western edge of Henderson — 320+ bird species documented at the wastewater settling ponds converted to habitat, twenty minutes from MonteLago.
The MonteLago Village Lifestyle
Three modes that never require leaving the resort perimeter: an early-morning lake paddle, eighteen at Reflection Bay Golf, and lakeside dinner at the promenade — with City of Henderson's full Henderson services ensuring the infrastructure under the lifestyle actually works.
THIS WEEKEND'S OPEN HOUSES
Quite possibly — with 687 active listings across ZIP 89011, most weekends bring open houses in and around the Lake Las Vegas resort community, from village townhomes to lakefront homes at the premium end. Plan to walk the promenade and see the lake firsthand. Set up instant alerts or call (702) 637-1759 and we will build your weekend tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
MonteLago Village sits within the Lake Las Vegas resort ecosystem — local employment runs on hospitality, golf, and resort services layered over the broader Henderson job base. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, with Henderson household income averaging $88,654 — about 20% above the Clark County median. Remote workers prize the resort setting above commute proximity.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing MonteLago Village against the valley's other luxury and resort addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. MonteLago wins on lakefront uniqueness and walkability, MacDonald Highlands on guard-gating and DragonRidge golf, Henderson citywide on commute and school zones — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | MonteLago Village | Lake Las Vegas | Henderson | MacDonald Highlands |
|---|---|---|---|---|
| Median List Price | ~$650K (village est.) | $539,900 (ZIP area) | $548K | $1,077,475 (ZIP area) |
| Active Listings | ~80 (village est.) | 687 (ZIP 89011) | 2,460 | 326 (ZIP 89012) |
| Days on Market | ~40 | 40 | 21 | 26 |
| Homes in Plan | 350+ | 3,600+ resort acres | City (331,857 pop) | ~1,600 |
| Guard-Gated | No | No | Varies by community | Yes (DragonRidge) |
| Lakefront / Water | 320-acre private lake | 320-acre private lake | No | No (dry mountain views) |
| Golf | Reflection Bay (Nicklaus) | Reflection Bay + South Course | Multiple nearby | DragonRidge CC (private) |
| Established | 2003 | 1990s–2000s | 1953 (incorporated) | 2002 |
| Best For | Lakefront village · Resort walkability | Full lake community · All tiers | Families · Schools · Value | Guard-gated luxury · Golf club living |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. MonteLago Village village-level medians are NREG-modeled estimates; ZIP-area figures are from LVR. 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
MonteLago Village sits on the eastern rim of the Las Vegas Valley — the commute to the Strip or airport is the trade-off buyers price in. Lake Mead Parkway and I-215 are the main arteries; Henderson mean commutes run near 25 minutes per U.S. Census ACS data, but the Lake Las Vegas location adds time — budget 30 minutes on a typical day.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most MonteLago Village purchases close in 30 to 45 days — Nevada closes through escrow companies, not attorneys. Cash can close in 10–14 days. Lake Las Vegas sub-associations add a few extra days for resale-package delivery, and lake-view appraisals occasionally need a resort-specialist appraiser. Budget 40–50 days on a financed lakefront purchase.
Quick Answer
Most MonteLago Village buyers put down 10% to 20%. Conventional loans start at 3% down for qualified buyers, and FHA allows 3.5% on homes in the $400K–$700K range. On the $539,900 ZIP-area median, plan roughly $53,990 (10%) to $107,980 (20%). Premium lakefront and lake-view positions above $700K typically require jumbo financing with 20% down and verified reserves. VA loans remain available for eligible veterans at any price point in the community.
MonteLago Village FAQ — 18 Answers
Across the MonteLago Village ZIP area — 89011 — the median list price sits near $533,500 per Las Vegas REALTORS, with a $500,774 closed median over the past hundred days. Inside the plan, pricing spans from entry-level Mediterranean townhomes around $400K to premium lake-view residences approaching $900K. Lakefront and direct lake-view positions command the highest premiums in the 350-home village.
MonteLago Village is Henderson's only Mediterranean-style lakefront village — 350+ homes clustered around the 320-acre private Lake Las Vegas, with resort-caliber shops, restaurants, and the Jack Nicklaus-designed Reflection Bay Golf Club steps from front doors. No other address in the Las Vegas Valley delivers a genuine walkable lakefront lifestyle at this scale, a setting that cannot be replicated by new construction elsewhere in Henderson.
MonteLago Village is a distinct residential neighborhood within the larger Lake Las Vegas master resort community, developed by Lake Las Vegas Resort beginning in 2003. The village anchors the community's signature town-center footprint — pedestrian promenade, lakefront dining, and boutique retail — while the broader Lake Las Vegas plan includes additional residential neighborhoods, two championship golf courses, and more than 3,600 total acres on the eastern rim of the Las Vegas Valley.
Homes sold across the MonteLago Village ZIP area over the past hundred days carried a median of about 37 days from list to accepted offer per Las Vegas REALTORS MLS statistics. The longer pace compared to the Henderson citywide average of 21 days reflects the niche character of the market — lakefront resort buyers are selective, and correctly priced lake-view homes find committed buyers who know exactly what they are pursuing.
Property taxes are low by national standards. 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 $533,500 purchase, plan around $3,200 per year. Long-held Lake Las Vegas homes occasionally carry abated bills — verify the post-sale tax reset with the Assessor before budgeting.
Higher than most Henderson communities, reflecting the resort infrastructure: expect $150–$400 per month. Dues cover common-area maintenance, lakefront promenade upkeep, resort landscaping, and community services. The higher tier reflects the 320-acre private lake infrastructure and village amenities that set Lake Las Vegas apart. Request the full resale package — dues, reserves, and any special-assessment history — during escrow before committing.
Higher than a typical Henderson suburb, but low on the scale of comparable resort-lakefront markets. The $533,500 ZIP-area median exceeds Henderson's $548K citywide figure only marginally, while HOA dues of $150–$400 are offset entirely by Nevada's zero state income tax. Resort dining, spa services, and golf are steps from your door rather than a membership fee away, and the Clark County Assessor's effective rate keeps carrying costs predictable over time.
MonteLago Village is served by Clark County School District campuses including Elise L. Wolff Elementary (7/10 on GreatSchools), Bob Miller Middle School (7/10), and Basic High School (6/10). The private tier includes Henderson International School and Bishop Gorman High School. Pinecrest Academy of Nevada leads the charter options at 9/10. School zones vary by address — verify the exact assignment for any home before offering.
Yes, particularly for families who value a resort lifestyle alongside quality schooling. The Lake Las Vegas Sports Club, lakefront walking trails, and Reflection Bay Golf Club provide extensive recreational infrastructure, and Henderson's safety ranking supports suburban family living. Families wanting top-rated public elementaries may want to compare with Green Valley or Anthem school zones, which carry higher GreatSchools ratings for zoned campuses.
The rental market is selective and premium: single-family homes and townhomes in the lakefront village command rents typically $2,500–$3,500 monthly per Las Vegas REALTORS rental tracking, driven by the resort setting and view premiums. Investors like the equation — a 350-home community with constrained supply and genuine lifestyle differentiation. Short-term rentals are tightly regulated by the City of Henderson, so verify rules and licensing requirements before underwriting nightly income.
No — MonteLago Village is essentially built out, its 350+ homes all developed by Lake Las Vegas Resort beginning in 2003. The plan's closure to new supply is actually its investment thesis: the 320-acre private lake cannot be expanded or replicated, and every future buyer must compete for existing resale inventory. Buyers wanting brand-new construction with Henderson convenience can look to Cadence, about 15 minutes west, while keeping MonteLago as a lifestyle benchmark.
The amenity stack is resort-depth: the 320-acre private Lake Las Vegas for kayaking, paddleboarding, and lakeside dining; the Jack Nicklaus-designed Reflection Bay Golf Club championship course; the MonteLago Village lakefront promenade with shops, restaurants, and entertainment; the Lake Las Vegas Sports Club with tennis, fitness, and pool; and Reflection Bay Trail for lakefront walking and desert-garden strolls — all within the community footprint.
Longer than most Henderson addresses — plan about 30 minutes to the Strip via Lake Mead Parkway and I-515, 25 minutes to Harry Reid International Airport via I-215, and 15 minutes to downtown Henderson. Most MonteLago buyers price that commute premium into the decision: you are trading location-efficiency for a lakefront resort setting that no closer Henderson address can deliver. Remote workers and amenity-first buyers find the trade compelling.
Yes. MonteLago Village is served by the Henderson Police Department, and Henderson consistently ranks among the safest large U.S. cities in FBI Uniform Crime Reporting-based comparisons. The naturally contained geography of Lake Las Vegas — surrounded by desert ridges and accessible via a single main entry — adds a layer of situational security beyond what a standard suburban street grid provides, making the community feel notably insulated from wider metro activity.
Four things move real money here. First, lake position: lakefront and lake-view lots carry substantial premiums over interior village homes — understand where each home sits relative to the water. Second, HOA complexity: Lake Las Vegas has layered associations, so confirm which dues and amenities apply to your specific home. Third, commute: the 30-minute Strip run is real — factor it into your daily routine. Fourth, resort pricing: buy at lake-appropriate comps, not Henderson median comps.
Most MonteLago Village buyers put down 10% to 20%. Conventional loans start at 3% down for qualified buyers, and FHA allows 3.5% for homes in the $400K–$700K range. On the $533,500 ZIP-area median, plan roughly $53,990 (10%) to $107,980 (20%). Lake-view and lakefront positions above $700K may require jumbo financing, which typically needs 20% down and strong reserves. VA loans remain an option for eligible veterans at any price point.
HOA dues in MonteLago Village run $150–$400 per month, reflecting the resort infrastructure surrounding the 320-acre private lake. The higher end of that range applies to homes with more direct lake or golf amenity access; interior village positions typically sit closer to $150–$250. Lake Las Vegas uses layered sub-associations in some sections, so confirm which fees apply to your specific home during escrow — always pull the complete resale package, including reserves and any special-assessment history.
Most MonteLago Village purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10–14 days. Lake Las Vegas sub-associations add a few extra days for resale-package delivery, and lake-view appraisals occasionally require specialist appraisers familiar with the resort pricing dynamic — budget that extra time into your timeline to avoid contract-extension surprises.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries MonteLago Village buyers actually type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and school ratings from GreatSchools.
Yes — MonteLago Village is a distinct residential neighborhood within the larger Lake Las Vegas resort community in Henderson. The village anchors the lakefront town-center footprint of Lake Las Vegas, which also includes additional residential villages, two championship golf courses, and over 3,600 resort acres.
ZIP 89011 in Henderson, Nevada — the eastern rim of the Las Vegas Valley at Lake Las Vegas. Downtown Henderson is about 15 minutes west, Harry Reid International Airport 25 minutes via I-215, and the Strip about 30 minutes via Lake Mead Parkway.
Yes — the 320-acre private Lake Las Vegas is the defining community amenity, shared across all Lake Las Vegas villages including MonteLago. Kayaking, paddleboarding, and lakefront dining are available to residents within the resort community.
No — MonteLago Village is not guard-gated. The community relies on active HOA management, well-maintained common areas, and the naturally contained geography of the Lake Las Vegas resort setting. Buyers who prioritize formal gated security should compare nearby MacDonald Highlands.
Mediterranean and Tuscan-inspired — terra-cotta rooflines, stucco facades, arcaded walkways, and courtyards that echo a European lakeside village aesthetic. The style was intentional when Lake Las Vegas Resort developed the community beginning in 2003 to differentiate it from standard Las Vegas suburban construction.
Yes — Lake Las Vegas has undergone significant reinvestment since the post-2008 downturn, with new resort operations, restaurant openings, and community improvements that have reset values and the lifestyle offering above the recession-era floor. The revitalization is ongoing and broadly viewed as a positive demand driver for MonteLago Village.
About 25 minutes east via Lake Mead Parkway to US-93 south — a quick drive that also passes within reach of Lake Mead National Recreation Area and the Hoover Dam visitor corridor, making Boulder City a natural day-trip destination for MonteLago residents.
The fundamentals support it: a 350-home plan on a fixed 320-acre lake cannot grow — every future buyer must compete for existing resale inventory. Combined with Lake Las Vegas revitalization tailwinds, Nevada's zero state income tax, the 3% property-tax cap under NRS 361.471, and the uniqueness premium of the valley's only lakefront village, the investment thesis is structurally distinct from a standard Henderson master plan.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have covered Henderson master plans — including the lake-position pricing and layered HOA structures that make MonteLago Village a specialist market. That depth is why we rank #1 in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare MonteLago Village with neighboring Lake Las Vegas villages and the broader Henderson market. Each card pairs the commute time with price positioning, so you can judge whether trading the lakefront lifestyle for closer freeway access or top-rated school zones actually buys you more home for the money.
IN RESORT
$539,900 (ZIP area)
Within the resort perimeter
View Lake Las Vegas (parent community) →IN RESORT
~$800K (village est.)
Within Lake Las Vegas
View Ravello 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
The Lake Las Vegas resort community encompasses several distinct residential villages and neighborhoods, from the Mediterranean lakefront village at MonteLago to the golf-course luxury tier at Reflection Bay. Each entry below links to the dedicated page where available, or to our live Henderson MLS search for current inventory and pricing — updated daily from Las Vegas REALTORS data.
KEEP LEARNING
These guides extend the research most MonteLago Village buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson, including the eastern-rim resort corridor.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind MonteLago Village's ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place — including Lake Las Vegas and the resort corridor.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
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 MonteLago Village itself — so area statistics are labeled as such, and village-level figures are modeled estimates. Follow any link to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15