MonteLago Village Homes For Sale

KEY TAKEAWAYS

What Should You Know About MonteLago Village at a Glance?

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 $539,900 median list price and 40-day market pace per Las Vegas REALTORS. The takeaways below unpack the valley's most distinctive resort address.

• The resort village: developed by Lake Las Vegas Resort beginning in 2003 — the Las Vegas Valley's only walkable Mediterranean-style lakefront village across 50 acres and 350+ homes.
• The price ladder: $400K entry-level village townhomes through $600K–$700K lake-view residences to $900K+ premium lakefront positions.
• The lake: the 320-acre private Lake Las Vegas is the community's defining amenity — kayaking, paddleboarding, and lakefront dining steps from front doors.
• Resort depth: Reflection Bay Golf Club (Jack Nicklaus design), Lake Las Vegas Sports Club, lakefront promenade shops and restaurants all within the community footprint.
• City backbone: Henderson police, fire, and services — a city that regularly ranks among America's safest large cities — with Downtown Henderson 15 minutes west.

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

PRICE DISTRIBUTION

How Many MonteLago Village Homes Sell in Each Price Range?

Median list price across the MonteLago Village ZIP area (89011) sits at $539,900 per Las Vegas REALTORS June 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.

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

SAFETY & CRIME

Is MonteLago Village Safe?

• Top 10Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
• Own PDHenderson Police Department coverageCity of Henderson services — not LVMPD
• 2003Twenty-plus years of resort-community ownership cultureCommunity records
• BelowViolent crime vs national average, citywideFBI Uniform Crime Reporting

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

LIVABILITY REPORT CARD

How Does MonteLago Village Score?

MonteLago Village earns top marks for resort amenities, uniqueness, and safety — with honest trade-offs on commute distance and school ratings compared to Henderson's western neighborhoods. Below is our category-by-category report card, the same six factors our agents walk through with every buyer before a first tour of the Lake Las Vegas lakefront.

• A

  Grade A: Resort Amenities

  The 320-acre private lake, Jack Nicklaus Reflection Bay Golf, lakefront promenade dining and retail, Lake Las Vegas Sports Club — no Henderson address matches this amenity stack.

• B

  Grade B: Schools

  Zoned CCSD campuses include Elise L. Wolff Elementary (7/10) and Bob Miller Middle School (7/10) per GreatSchools; Pinecrest Academy charter rates 9/10. Below Green Valley and Anthem zones.

• B+

  Grade B+: Cost of Living

  The $539,900 ZIP-area median is in line with Henderson's $548K citywide figure; HOA dues run $150–$400 — offset by Nevada's zero state income tax and low effective property-tax rate.

• A

  Grade A: Uniqueness

  The only Mediterranean lakefront village in the Las Vegas Valley — a setting with no competitive substitute anywhere in southern Nevada.

• A-

  Grade A-: Outdoor Access

  Reflection Bay Trail lakefront walking, Lake Las Vegas Sports Club, Lake Mead National Recreation Area 20 minutes east — active-lifestyle infrastructure well above the Henderson suburban average.

• B-

  Grade B-: Commute

  About 30 minutes to the Strip and 25 to the airport — meaningfully longer than Green Valley or Anthem. Ideal for remote workers and amenity-first buyers; a real constraint for daily Strip commuters.

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

POPULATION & GROWTH

How Fast Is the MonteLago Village Area Growing?

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.

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.

LIVABILITY SCORES

How Does MonteLago Village Score for Livability?

MonteLago Village earns A-grade scores for resort amenities and setting uniqueness, with honest trade-offs on commute length and public-school ratings. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 82B+

  Overall Livability

• 72B

  Schools (zoned)

• 90A

  Safety

• 70B-

  Commute

• 96A+

  Resort Amenities

• 88A-

  Outdoor / Lake Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the MonteLago Village Real Estate Market Trending?

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.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is MonteLago Village right now?

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.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area scope (89011) — broader than MonteLago Village itself; treat figures as area-level orientation.

Neighborhood Comparison

How Do Lake Las Vegas Villages Compare to Each Other?

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.

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

What's Inside MonteLago Village and Its Lake Las Vegas Neighbors?

BY ZIP CODE

What Does the MonteLago Village Market Look Like Across ZIP 89011?

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.

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.

WHY MONTELAGO VILLAGE

Why Does MonteLago Village Stand Apart From Its Peers?

MonteLago Village owns something no Henderson competitor can claim: the only lakefront, Mediterranean-style village address in the Las Vegas Valley. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.

1. 1

   The only Mediterranean lakefront village in Nevada

   Developed by Lake Las Vegas Resort beginning in 2003 — 350+ homes on 50 acres beside the 320-acre private lake. No competitive substitute exists anywhere in southern Nevada.

   Community records / Lake Las Vegas Resort
2. 2

   Jack Nicklaus championship golf steps from front doors

   Reflection Bay Golf Club — a Nicklaus-designed championship course — is within the community footprint. No other sub-$1M Henderson address delivers this level of golf immediacy.

   Community records
3. 3

   Constrained supply with resort premiums

   A 350-home plan on a fixed 320-acre lake cannot grow. Every new Henderson resident adds demand for the one lakefront village in the valley, while supply stays permanently capped.

   Community records / City of Henderson
4. 4

   Tax-capped carrying costs under Nevada law

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable — critical for resort buyers comparing with California lakefront alternatives.

   Nevada Revised Statutes 361.471
5. 5

   Henderson safety infrastructure beneath resort living

   Henderson PD coverage and a city that consistently ranks among America's safest large cities per FBI UCR comparisons — resort ambiance without sacrificing the practical security of an established city.

   FBI Uniform Crime Reporting / City of Henderson

WHY BUY IN MONTELAGO VILLAGE

What Are the Top 10 Reasons to Buy a Home in MonteLago Village?

MonteLago Village's case rests on irreplaceability, not inventory: the Las Vegas Valley's only Mediterranean lakefront village, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, resort-depth amenities, and a constrained supply that no future development can expand. Ten sourced reasons follow.

1. 1

   Irreplaceable lakefront setting

   The 320-acre private Lake Las Vegas cannot be expanded — this is the only lakefront village in the Las Vegas Valley, period.

   Community records

2. 2

   Zero state income tax

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

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped at 3% per statute — predictable ownership costs in a premium community.

   NRS 361.471

4. 4

   Jack Nicklaus golf in the community

   Reflection Bay Golf Club — a Nicklaus-designed championship course — sits within the Lake Las Vegas footprint, accessible to residents.

   Community records

5. 5

   Walkable lakefront promenade

   Shops, restaurants, spa, and entertainment are steps from front doors — a walkability standard no other Henderson address delivers.

   Community records

6. 6

   Henderson safety and services

   Henderson PD and a city regularly ranked among the safest large U.S. cities — resort ambiance backed by real public safety infrastructure.

   FBI Uniform Crime Reporting

7. 7

   Constrained supply ceiling

   A 350-home plan on a fixed lake cannot grow — every future buyer competes for existing inventory, supporting long-term value.

   Community records

8. 8

   California-value comparison

   Lakefront resort living under $900K here competes with addresses priced at $2M–$5M+ along comparable California water.

   NREG market analysis

9. 9

   Lake Mead NRA at the doorstep

   America's first national recreation area — 1.5 million acres of boating, hiking, and desert landscapes — about twenty minutes east.

   National Park Service

10. 10

    Resort revitalization upside

    Lake Las Vegas has undergone significant reinvestment since 2015; continued revitalization supports appreciation in a supply-constrained plan.

    NREG Lake Las Vegas market analysis

THIS WEEKEND'S OPEN HOUSES

Can You Tour MonteLago Village Homes This Weekend?

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.

RELOCATION TIMELINE

How to Relocate to MonteLago Village in 8 Steps

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

1. 01

   Define your lake-position priority

   Decide which MonteLago you're buying: $400K–$500K entry townhomes, $500K–$700K lake-view residences, or $700K–$900K+ premium lakefront positions. Lake proximity is the single biggest price driver in the village — commit to your priority before touring.

2. 02

   Understand the HOA layers

   Lake Las Vegas uses sub-associations alongside community-level dues — $150–$400/month, depending on your specific home. Get the resale package for every property you seriously consider; dues, reserves, and amenity access vary by sub-association.

3. 03

   Get pre-approved for lake-position pricing

   Conventional and VA loans work across most of the village. Lakefront and premium positions above $700K may need jumbo financing with 20% down and strong reserves — confirm your financing structure matches your lake-position target before touring.

4. 04

   Hire a Lake Las Vegas specialist

   Lake-position premiums, sub-association structures, and resort-specific HOA rules are not standard Henderson suburban knowledge. Work with an agent who has tracked Lake Las Vegas closings and can read lake-view appraisals — this is a specialist market.

5. 05

   Tour in person — the lake is the product

   A morning walk on the Reflection Bay Trail, eighteen at the Nicklaus course, and lakeside lunch on the promenade should be part of every serious buyer visit. The lifestyle you're buying cannot be fully evaluated on a video tour.

6. 06

   Write and negotiate the offer

   Lake-view and lakefront positions attract resort-buyer competition; correctly priced homes move within the 40-day median. Interior village homes give buyers more leverage. Your agent's read on the specific position sets the strategy.

7. 07

   Inspection, HOA docs & appraisal

   Budget for a lake-resort specialist appraiser — standard Henderson comps will not support lake-position values. Inspect HVAC, roofing, and any lake-adjacent moisture issues. Pull the full resale package before removing contingencies.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days, vehicle registration within 60. Welcome to the valley's most distinctive lakefront address.

ECONOMY & JOBS

What Drives the MonteLago Village Economy?

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.

Top MonteLago Village-Area Employers

• Reflection Bay Golf ClubJack Nicklaus-designed championship course — the anchor resort employer within the Lake Las Vegas community
• Lake Las Vegas resort hospitalityHotels, spa, marina, and resort-service operations inside the Lake Las Vegas perimeter
• MonteLago Village promenade businessesLakefront shops, restaurants, and entertainment venues in the village town center
• Lake Las Vegas Sports ClubFitness, tennis, and recreational programming employer within the community
• Clark County School District (Henderson eastern rim)Schools serving the Lake Las Vegas and eastern Henderson corridor
• Henderson citywide healthcare and governmentSt. Rose Dominican Hospital, city municipal campus, and Henderson services 15 minutes west

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

COMMUNITY COMPARISON

How Does MonteLago Village Compare to Lake Las Vegas, Henderson & MacDonald Highlands?

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.

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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From MonteLago Village?

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 from MonteLago Village

• 15 minDowntown Henderson (Water Street)Lake Mead Pkwy west
• 20 minLake Mead NRA (Boulder Beach)Lake Mead Pkwy east
• 20 minHenderson / Galleria at SunsetLake Mead Pkwy west → Sunset Rd
• 25 minHarry Reid Intl AirportLake Mead Pkwy → I-215 west
• 30 minLas Vegas StripLake Mead Pkwy → I-515 → I-15 north
• 25 minBoulder CityLake Mead Pkwy east → US-93
• 35 minDowntown Las VegasLake Mead Pkwy → I-515 north
• 30 minHoover DamLake Mead Pkwy east → US-93 south

Transportation Options

• Driving

  The primary mode by a wide margin. Lake Mead Parkway is the main artery west; I-215 connects to the airport and Strip. The eastern-rim location means most commercial errands — grocery, pharmacy, banking — require a 15–20 minute drive west into Henderson proper.

• RTC Transit

  Limited service to the Lake Las Vegas area. Plan a car-primary life here — transit works for specific Henderson corridors but does not serve the resort community well for daily errands or Strip commutes.

• Cycling & Lake Trails

  The Reflection Bay Trail provides excellent lakefront cycling within the community. Road cycling to Henderson is possible but involves arterial roads; most residents keep bikes for in-resort recreation rather than commute use.

• Rideshare

  Reliable but longer-priced than central Henderson given the 25–30 minute airport or Strip run. Budget $35–$55 for Strip trips and $25–$35 for airport runs in current rideshare pricing.

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

Quick Answer

What down payment do you need to buy in MonteLago Village?

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.

PEOPLE ALSO ASK

What Else Do People Ask About MonteLago Village?

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.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, 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.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of MonteLago Village?

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.

A–Z INDEX

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

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.

Sources & Methodology

Where Does This MonteLago Village Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89011 is broader than MonteLago Village itself — so area statistics are labeled as such, and village-level figures are modeled estimates. Follow any link to verify a figure.

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