California Waterfront Relocators
- Zero Nevada state income tax vs California's 13.3%
- Lakefront estate at a fraction of California lake pricing
- Remote-work lifestyle with resort amenities at the door
- Nevada DMV within 30 days; registration within 30
Lake Las Vegas, Henderson
The Island at Lake Las Vegas Homes For Sale
Nevada's #1 team for The Island at Lake Las Vegas real estate. Search Henderson's only water-surrounded residential island — 222 luxury homesites from $989K to $6.5M+, Blue Heron and Toll Brothers new construction, private docks, and double-gated security on a 320-acre private lake — with live MLS data.
Where Can I Find The Island at Lake Las Vegas Homes for Sale?
ZIP 89011 carried 687 active listings in June 2026 according to NREG’s MLS analysis MLS data across the broader Henderson east corridor; The Island's double-gated 222-homesite enclave represents the waterfront luxury tier beginning at $989,995. The newest listings appear below, refreshed daily, and every active Island home is searchable in our live MLS portal.
Homes for sale in ZIP 89011 near The Island at Lake Las Vegas
- 1038 Peacock Plume St St, Henderson 89011 — $494,840 · 4 bd · 2.5 ba · 2,436 sq ft · Courtesy of D R Horton Inc
- 1040 Peacock Plume Street, Henderson 89011 — $554,350 · 5 bd · 3 ba · 3,000 sq ft · Courtesy of D R Horton Inc
- 566 Ivory Peacock Ct Court, Henderson 89011 — $522,840 · 5 bd · 3 ba · 2,660 sq ft · Courtesy of D R Horton Inc
- 1533 Pleasant Bay Court, Henderson 89011 — $2,800,000 · 3 bd · 3.5 ba · 3,872 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 70 Sun Lily Lane, Henderson 89011 — $810,000 · 2 bd · 2 ba · 1,725 sq ft · Courtesy of Serhant
- 32 Highland Cove Lane, Henderson 89011 — $3,395,000 · 3 bd · 4 ba · 4,692 sq ft · Courtesy of BHHS Nevada Properties
- 381 Tigullio Avenue, Henderson 89011 — $872,688 · 3 bd · 2.5 ba · 2,396 sq ft · Courtesy of Real Estate Consultants of Nv
- 44 Caminito Amore, Henderson 89011 — $949,000 · 3 bd · 3.5 ba · 2,478 sq ft · Courtesy of Realty ONE Group, Inc
- 6434 Rusticated Stone Avenue, Unit 101, Henderson 89011 — $270,000 · 2 bd · 2 ba · 1,060 sq ft · Courtesy of Redfin
- 835 Aurelie Ridge Street, Henderson 89011 — $449,000 · 4 bd · 3 ba · 2,277 sq ft · Courtesy of Redfin
- 1630 Strada Gracia, Henderson 89011 — $1,199,950 · 4 bd · 3.5 ba · 2,830 sq ft · Courtesy of Real Estate Consultants of Nv
- 1020 Via Dupre Street, Henderson 89011 — $664,900 · 3 bd · 2.5 ba · 3,020 sq ft · Courtesy of Sphere Real Estate
- 1518 Capri Cascades Court, Henderson 89011 — $642,050 · 4 bd · 3.5 ba · 3,080 sq ft · Courtesy of Lennar Sales Corp
- 25 Canyon Bay Drive, Henderson 89011 — $3,875,000 · 4 bd · 3.5 ba · 7,690 sq ft · Courtesy of Virtue Real Estate Group
- 204 Dolce Viale Court, Henderson 89011 — $1,700,000 · 4 bd · 4.5 ba · 2,951 sq ft · Courtesy of eXp Realty
- 600 Saddle Rider Court, Henderson 89011 — $380,000 · 3 bd · 2 ba · 1,321 sq ft · Courtesy of Sphere Real Estate
- 15 Via Mantova, Unit 301, Henderson 89011 — $359,000 · 2 bd · 2 ba · 1,503 sq ft · Courtesy of Desert Elegance
- 116 Alla Breve Avenue, Henderson 89011 — $385,000 · 3 bd · 2.5 ba · 1,498 sq ft · Courtesy of Windermere Anthem Hills LLC
- 43 Garibaldi Way, Henderson 89011 — $1,799,000 · 4 bd · 5 ba · 5,003 sq ft · Courtesy of Keller Williams MarketPlace
- 5927 Smokey Quartz Court, Las Vegas 89011 — $419,999 · 4 bd · 2.5 ba · 1,854 sq ft · Courtesy of Precision Realty
- 740 Omaggio Place, Henderson 89011 — $495,000 · 3 bd · 2.5 ba · 1,785 sq ft · Courtesy of Keller Williams MarketPlace
- 727 Chopin Hills Street, Henderson 89011 — $400,000 · 2 bd · 2 ba · 1,425 sq ft · Active Under Contract · Courtesy of Signature Real Estate Group
- 824 Sandsprings Street, Henderson 89011 — $595,000 · 3 bd · 2 ba · 2,088 sq ft · Courtesy of Legacy Real Estate Group
- 48 Crimson Cactus Avenue, Henderson 89011 — $548,000 · 3 bd · 2 ba · 1,507 sq ft · Courtesy of BHHS Nevada Properties
Homes for rent in ZIP 89011 near The Island at Lake Las Vegas
- 6592 Strolling Plains Lane, Unit 101, Henderson 89011 — $1,550/month · 2 bd · 2 ba · 1,189 sq ft · Courtesy of KNJ Real Estate
- 239 Freeport View Place, Henderson 89011 — $1,825/month · 3 bd · 2.5 ba · 1,449 sq ft · Courtesy of McKenna Property Management
- 166 Hadley Heights Court, Henderson 89011 — $2,100/month · 3 bd · 2.5 ba · 1,813 sq ft · Courtesy of McKenna Property Management
- 730 EMERALD IDOL Place, Henderson 89011 — $1,795/month · 3 bd · 2.5 ba · 1,748 sq ft · Courtesy of KNJ Real Estate
- 844 Purser Street, Henderson 89011 — $2,695/month · 4 bd · 3 ba · 2,301 sq ft · Courtesy of KNJ Real Estate
- 2 Lago Turchino Court, Henderson 89011 — $3,000/month · 3 bd · 2.5 ba · 2,639 sq ft · Courtesy of Five Star Real Estate & Proper
- 1004 Crescent Falls Street, Henderson 89011 — $2,595/month · 3 bd · 2 ba · 1,489 sq ft · Courtesy of Keller Williams MarketPlace
- 188 Vanhoy Avenue, Unit 0, Henderson 89011 — $2,050/month · 3 bd · 2.5 ba · 1,676 sq ft · Courtesy of AMaxima Realty and Property Ma
- 673 Taliput Palm Place, Henderson 89011 — $2,040/month · 3 bd · 2.5 ba · 1,532 sq ft · Courtesy of Key Property Management LLC
- 913 Rosy Starling Street, Henderson 89011 — $1,945/month · 3 bd · 2.5 ba · 1,311 sq ft · Courtesy of Five Star Real Estate & Proper
- 589 Via Paladini, Henderson 89011 — $2,150/month · 2 bd · 2 ba · 1,213 sq ft · Courtesy of Desert Elegance
- 1172 Strada Pecei, Henderson 89011 — $2,750/month · 4 bd · 3 ba · 2,459 sq ft · Courtesy of Desert Elegance
- 1929 Evelyn Avenue, Henderson 89011 — $1,871/month · 4 bd · 2 ba · 1,050 sq ft · Courtesy of Turn Key Property Solutions
- 541 Preston Crest Street, Henderson 89011 — $2,895/month · 4 bd · 3 ba · 2,276 sq ft · Courtesy of Property Management of LV, LLC
- 749 Omaggio Place, Henderson 89011 — $1,995/month · 3 bd · 2.5 ba · 1,338 sq ft · Courtesy of Knapp Realty
- 328 Brockbank Place, Henderson 89011 — $2,198/month · 4 bd · 2.5 ba · 1,711 sq ft · Courtesy of AmeriWest Realty, LLC
- 828 Bittern Lake Street, Henderson 89011 — $3,100/month · 3 bd · 2.5 ba · 1,863 sq ft · Courtesy of Coldwell Banker Premier
- 30 Strada Di Villaggio, Unit 631, Henderson 89011 — $1,400/month · 1 bd · 1 ba · 572 sq ft · Courtesy of Turn Key Property Solutions
- 7 Via Vita Bella, Henderson 89011 — $4,200/month · 3 bd · 2.5 ba · 1,962 sq ft · Courtesy of Simply Vegas
- 442 Barcarolle Lane, Henderson 89011 — $2,300/month · 3 bd · 2.5 ba · 2,030 sq ft · Courtesy of Innova Realty & Management
- 6552 STROLLING PLAINS Lane, Unit 101, Henderson 89011 — $1,600/month · 2 bd · 2 ba · 1,189 sq ft · Courtesy of First United Management Group
- 470 Fortissimo Street, Henderson 89011 — $2,250/month · 4 bd · 2.5 ba · 2,030 sq ft · Courtesy of Hive Real Estate Group
- 563 Mountain Robin Avenue, Henderson 89011 — $2,795/month · 5 bd · 3 ba · 3,000 sq ft · Courtesy of Total Real Estate of Nevada
- 952 Aspen Cliff Drive, Henderson 89011 — $2,100/month · 3 bd · 2 ba · 1,340 sq ft · Courtesy of RE/MAX Advantage
See all listings in Henderson, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 5:42 PM Pacific; availability and prices may change.
PLAN PRICE RANGE
$989K–$6.5M+
Blue Heron & Toll Brothers, 2026
TOTAL HOMESITES
222
Raintree Investment Corp.
ANNOUNCED
2022
Community records
LAKE SIZE
320 acres
Lake Las Vegas resort records
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About The Island at Lake Las Vegas at a Glance?
The Island is Henderson's only water-surrounded enclave — 222 double-gated homesites across four peninsulas, Blue Heron and Toll Brothers building from $989,995 to $6.5 million-plus, and a $540,000 ZIP 89011 median per NREG’s MLS analysis; City of Henderson covers municipal services. Takeaways below unpack the waterfront-island address.
- The enclave: announced November 2022 by Raintree Investment Corp. — 222 homesites on four peninsulas accessible by a single land bridge through a double-gated entry on Lake Las Vegas.
- The price ladder: Toll Brothers Bella Strada from $989,995; Blue Heron Velaris from the mid-$1 millions; Blue Heron Arvada lakefront estates from $2 million to $6.5 million-plus with private boat docks.
- Amenities: community beach, electric boat access on a 320-acre private lake, lakeside trails, and the full Lake Las Vegas resort corridor including two championship golf courses.
- Market pace: ZIP 89011 median days on market is 40 — a slower luxury corridor than the Strip suburbs, reflecting the waterfront lifestyle buyer profile that values deliberation over speed.
- Location: 10 minutes to Lake Las Vegas Village, 20 minutes to Henderson city core, 30 minutes to Harry Reid Airport, 35 minutes to the Strip.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Henderson
PRICE DISTRIBUTION
How Do The Island Homes Break Down by Price Range?
The Island spans $989,995 for Toll Brothers Bella Strada entry to $6.5 million-plus for Blue Heron Arvada lakefront estates with private docks. ZIP 89011 shows a $540,000 median list per NREG’s MLS analysis October 2026 MLS data. The bands below cover 687 active listings; Island inventory sits entirely above $989,995.
Browse The Island Listings
How Can You Find an Island Home by Collection, Views & Price?
ZIP 89011's 687 active listings span the broad Henderson east corridor; The Island's four collections — Bella Strada, Velaris, Arvada, and custom lots — represent the waterfront luxury tier. Each link opens our live Henderson MLS search, with counts updated daily from NREG’s MLS analysis MLS data.
Which Island Collections Should You Explore?
The Island's four collections differ by setting, pricing, and water-frontage access. Each card links to the most relevant hub or live search so you can compare inventory and lifestyle fit across the enclave.
Entry Luxury · New Construction · Gated
Bella Strada (Toll Brothers)
Contemporary · Mid-Tier · Lake ViewsVelaris (Blue Heron)
Lakefront · Private Docks · EstateArvada (Blue Heron)
Fully Bespoke · Waterfront · CustomCustom Lots
On-Site Resort · Dining · ShoppingLake Las Vegas Village
All Price Ranges · All TypesHenderson (broader market)
Guard-Gated · Ultra-LuxuryLuxury Communities (Las Vegas Valley)
Active Builder CommunitiesNew Construction Henderson
By Price Range
736 active listings across ZIP 89011 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Island Listings First?
Custom alerts by collection, water-frontage type, price, and beds — no spam, unsubscribe anytime. With only 222 total homesites and active builder releases, well-positioned Island homes move quickly when they hit the open market. Alert subscribers see new listings within hours of MLS entry, not after builder interest lists fill.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Henderson Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living at The Island at Lake Las Vegas?
The Answer
The Island delivers Las Vegas's only true waterfront-island address: 60 guard-gated acres on four peninsulas, double-gated access, Blue Heron and Toll Brothers new construction from $989,995, and a private lake shared with a 320-acre resort. City of Henderson handles municipal services, and Nevada's zero income tax keeps relocation costs competitive at every price point.
What is The Island at Lake Las Vegas known for?
The Island is known as the Las Vegas Valley's only water-surrounded residential island — a 2022-announced double-gated enclave on four peninsulas at Lake Las Vegas, where Blue Heron and Toll Brothers offer new construction from $989,995 to $6.5 million-plus, and residents have community beach access, electric boat use, and lakeside trails on a private 320-acre lake in Henderson.
Who should live at The Island?
It fits high-net-worth buyers seeking a one-of-a-kind waterfront address in the Las Vegas Valley, California relocators trading state income tax for resort-lakeside living, empty nesters wanting lock-and-leave luxury without a full estate maintenance burden, executives on extended assignments who want resort amenities at the front door, and investors targeting highly scarce waterfront new-construction supply.
What is daily life like at The Island?
Mornings launch an electric boat onto Lake Las Vegas or walk the 2.5-mile lakeside trail, afternoons play Reflection Bay Golf Club or explore Lake Las Vegas Village restaurants and shops, and evenings return through the double-gated island entry to a new-construction home with water views — an experience no other Las Vegas community can replicate.
Location
Where Is The Island at Lake Las Vegas
The Island anchors the north shore of Lake Las Vegas — a 320-acre private lake in Henderson, Nevada, approximately 17 miles southeast of the Las Vegas Strip. The enclave sits on four peninsulas connected to the mainland by a single land bridge through a double-gated entry.
Lake Las Vegas Village
10
Min
Henderson city core
20
Min
Harry Reid Airport
30
Min
Strip
35
Min
Boulder City
15
Min
The Island at Lake Las Vegas
At a Glance$989,995–$6.5M+
Plan Price Range
$540,000
ZIP-Area Median List (89011)
736
Active Listings (ZIP 89011)
39
Days on Market (ZIP area)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 29, 2026.
- Setting
- Double-gated waterfront island, Lake Las Vegas
- Homesites
- 222 (four peninsulas)
- Acreage
- ~60 acres
- Announced
- November 2022
- Developer
- Raintree Investment Corp.
- Builders
- Blue Heron + Toll Brothers
- Collections
- Bella Strada, Velaris, Arvada + Custom Lots
- Security
- Double-gated, single land bridge
- Water Access
- Community beach + electric boats
- Golf Nearby
- Reflection Bay + SouthShore Golf (Lake Las Vegas)
- Retail
- Lake Las Vegas Village (on-site)
- Distance to Strip
- ~35 min
Quick Answer
Is The Island at Lake Las Vegas a good place to live?
Yes — for buyers who prioritize waterfront living, resort amenities, and a one-of-a-kind address in the Las Vegas Valley. The Island is Henderson's only double-gated water-surrounded residential enclave, with Blue Heron and Toll Brothers new construction from $989,995, community beach and electric boat access, and Lake Las Vegas Village on-site. The honest trade-offs: a 35-minute Strip commute, a community still maturing since its 2022 announcement, and HOA fees of $300 to $700 monthly. Nevada's zero state income tax sweetens every luxury relocation to the Island.
Source: City of Henderson
Census Housing Data / The Island at Lake Las Vegas
What Does the Census Show About Housing in The Island at Lake Las Vegas?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for The Island at Lake Las Vegas and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
353,289
vs Clark Co 2,407,226
~$485K
vs Clark Co $431K
~66%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Henderson city (The Island is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
The Island itself is in active build-out — 222 homesites announced in 2022 with construction ongoing through 2026. Its parent city, Henderson, is one of the fastest-growing large cities in the United States, having grown from 175,381 residents in the 2000 Census to 353,289 in the Census Bureau’s 2025 estimate, keeping demand pressure on waterfront luxury supply that cannot be replicated elsewhere in the valley.
353,289Henderson city residents (Census est.)
222Total Island homesites (build-out)
+37.1%Henderson growth, 2010–2025 (Census)
Henderson city population trajectory, 2010–2025
Inside The Island, growth means active build-out: the 222-homesite enclave is still under construction, and each delivered home adds to the community's character. The scarcity argument comes from the physical constraint of the site — a water-surrounded island cannot expand beyond 222 homesites. Henderson's continued population growth adds buyers competing for a permanently finite lakefront supply.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate The Island separately. Henderson: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
REPORTED MARKET SERIES
How Is the Lake Las Vegas Real Estate Market Trending?
Median sold price, days on market, and closings for ZIP 89011 from NREG’s analysis of Las Vegas REALTORS MLS data. ZIP 89011 is far broader than The Island's 222-homesite enclave — monthly points anchor to 100-day medians, so read the level and pace rather than single-month moves. Island plan pricing ($989,995–$6.5M+) sits well above the ZIP median.
Median Sold Price (ZIP 89011)
$488K–$510K monthly band; $500,774 median over the last 100 days — The Island plan pricing sits well above this ZIP baseline
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
37–50 day monthly range; 40 median over the last 100 days — reflecting the deliberate waterfront lifestyle buyer profile
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Active Listings
ZIP 89011 carries 687 active listings broadly; Island-specific inventory is tracked by builder release schedule and early resale
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89011 rose 151% between 2015 ($195,000) and 2026 ($490,000), across 8,438 recorded closings — Las Vegas REALTORS MLS records via Repliers.
39
MEDIAN DAYS ON MARKET (ZIP) · OCT 29, 2026
$540K
ZIP-AREA MEDIAN LIST (89011) · OCT 29, 2026
222
TOTAL ISLAND HOMESITES
< 1 hr
OUR RESPONSE TIME
ACTIVE NEW CONSTRUCTION
Get matched with an
Island specialist.
Market Competitiveness
How Competitive Is The Island Right Now?
The Island is an active new-construction community with a deliberate luxury buyer pace — ZIP 89011 averaged 40 median days over the past hundred days per NREG’s analysis of Las Vegas REALTORS MLS data. Pricing from $989,995 to $6.5 million-plus and a one-of-a-kind waterfront-island setting attract qualified buyers who deliberate; builder release schedules drive most transactions rather than bidding wars.
- 40 daysMedian days on market (ZIP area, 100d)
- 222Total homesites at build-out (permanent cap)
- 736Active listings (ZIP 89011, October 29, 2026)
- ~$265/sqftZIP-area median sold price per sq ft
Before You Buy
What Should You Compare Before Buying a Home at The Island at Lake Las Vegas?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Island Collections Fit Your Buyer Type?
Private Dock Seekers
- Blue Heron Arvada plans include private docks at the home
- 320-acre private lake — no public motor-boat access
- Only opportunity for private dock ownership in the Las Vegas Valley
- Compare dock-eligible vs non-dock homesites in same outing
New-Construction Luxury Buyers
- Blue Heron and Toll Brothers both active through 2026
- Choose design aesthetic and price tier under one address
- Custom lot option for fully bespoke lakefront construction
- Builder warranty and modern systems throughout
Trophy Investors
- Only water-surrounded island address in the Las Vegas Valley
- Permanently capped 222-homesite supply — cannot expand
- Early-delivery new-construction purchases ahead of full build-out
- Rental demand from corporate visitors and Lake Las Vegas resort guests
Best Fit For
- California waterfront relocators — a lakefront island estate at a fraction of California lake pricing, zero state income tax, and resort amenities on-site.
- Private dock seekers — the Las Vegas Valley's only residential community offering private boat docks at the home — exclusively at Blue Heron Arvada homesites.
- New-construction luxury buyers — Blue Heron and Toll Brothers both active simultaneously, with a custom lot option for buyers who want fully bespoke lakefront construction.
- Trophy investors — the valley's only permanently finite water-surrounded residential island, with an active new-construction delivery window that early buyers can still access.
Ready to explore homes at The Island at Lake Las Vegas? Our team knows every collection, homesite position, and dock-eligible lot on the island.
Start Your Home SearchPros
- Only water-surrounded residential island in the Las Vegas Valley — a physical setting no other community replicates at any price
- Private boat docks at Blue Heron Arvada lakefront homesites — the only private dock opportunity in the valley
- Double-gated single land bridge — one of the most physically controlled residential entries in the metro
- Blue Heron and Toll Brothers both active — choose design aesthetic and tier under one gated waterfront address
- Community beach and electric boat access for all 222 homeowners, not just lakefront lots
- Resort amenities on-site: Reflection Bay Golf, Lake Las Vegas Village dining, Westin hotel for visiting guests
- Permanently finite 222-homesite supply — the water-surrounded island site cannot expand
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.4723
Honest Considerations
- Strip commute is 35 minutes — longer than centrally located Las Vegas and Henderson addresses
- Community announced 2022 — amenities and neighbor community still maturing relative to established enclaves
- HOA fees of $300 to $700 monthly — two-layer Lake Las Vegas master plus Island sub-association
- New-construction delivery timelines add uncertainty: 6 to 18 months from contract to close on builder homes
- School zone options are more limited than Summerlin or Green Valley — private options require a commute
- Extreme summer heat — 108 degrees Fahrenheit-plus stretches July through September valley-wide
Collection Comparison
How Do The Island's 4 Collections Compare?
A like-for-like comparison of The Island's four collections — indicative price, setting, and lifestyle fit — using builder pricing and the ZIP-area listing data via NREG’s MLS analysis. Per-collection figures are Nevada Real Estate Group-modeled from active builder programs; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Bella Strada (Toll Brothers) | From $989,995 | ~$380 | Builder timeline | Active releases | Entry Luxury · New Construction |
| Velaris (Blue Heron) | From mid-$1M | ~$430 | Builder timeline | Active releases | Contemporary Design · Lake Views |
| Arvada (Blue Heron) | $2M–$6.5M+ | ~$600+ | Builder timeline | Limited releases | Lakefront Estates · Private Docks |
| Custom Lots | From ~$1M (lot) | Custom | Custom timeline | ~22 estimated | Fully Bespoke · Architect-Designed |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis of active builder programs, June 2026. The MLS reports at ZIP level (89011) — per-collection figures are builder-based estimates. Listing counts updated daily via Repliers IDX.
Collection Deep Dive
What's Inside Each Island Collection?
Submarket 1
Bella Strada (Toll Brothers)
The most accessible Island collection — Toll Brothers production luxury with modern finishes, the brand's warranty and customer service program, and full access to all Island amenities from the community beach to electric boats, at the community's most accessible price point.
Browse Bella Strada (Toll Brothers) homes →From $990KMedian Price
Builder timelineDays on Market
Active releasesActive Listings
~$380Price / Sq Ft
Submarket 2
Velaris (Blue Heron)
Blue Heron's mid-tier Island collection — the Las Vegas design firm's signature clean-line contemporary aesthetic, lake views, and a price tier between Toll Brothers Bella Strada and the Arvada lakefront estates. Best for buyers who want the Blue Heron look without the Arvada dock premium.
Browse Velaris (Blue Heron) homes →~$1.3M+Median Price
Builder timelineDays on Market
Active releasesActive Listings
~$430Price / Sq Ft
Submarket 3
Arvada (Blue Heron)
The Island's trophy tier — Blue Heron lakefront estate plans with private boat docks directly at the home, unobstructed lake views, and pricing from $2 million to $6.5 million-plus. The only opportunity for private residential dock ownership in the Las Vegas Valley.
Browse Arvada (Blue Heron) homes →$2M–$6.5M+Median Price
Builder timelineDays on Market
Limited releasesActive Listings
~$600+Price / Sq Ft
Submarket 4
Custom Lots
Buyers bring their own architect and build fully bespoke within The Island's design guidelines on a permanently scarce waterfront site. The custom lot path is the only way to build an entirely original home on a Las Vegas Valley waterfront island.
Browse Custom Lots homes →$1M+ (lot)Median Price
Custom timelineDays on Market
~22 estimatedActive Listings
CustomPrice / Sq Ft
Submarket 5
Lake Las Vegas Resort Amenity Corridor
The lifestyle engine that makes The Island's address so compelling: Reflection Bay Golf Club and SouthShore Golf steps from the gate, Lake Las Vegas Village shops and restaurants on-site, the Westin hotel for visiting guests, and a 2.5-mile lakeside trail connecting it all. Owning at The Island gives access to this entire resort amenity footprint — a level of on-site recreation no other Henderson address can match.
Browse Lake Las Vegas Resort Amenity Corridor homes →2Championship Golf Courses
320Private Lake Acres
10 minTo Lake Las Vegas Village
222Total Island Homesites
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Island
collection fits your lifestyle?
BY ZIP CODE
What Does the Lake Las Vegas Market Look Like Across ZIP 89011?
The Island sits within ZIP 89011, but that ZIP encompasses the full Henderson east corridor — far broader than the 222-homesite waterfront enclave. The table below presents the ZIP as a single area corridor, with an honest note that The Island's $989,995 to $6.5 million-plus plan pricing sits substantially above the ZIP-wide median per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Henderson east · Lake Las Vegas · Boulder Highway corridor · The Island | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. The $539,900 ZIP median blends The Island's luxury waterfront pricing with the broader Henderson east and Boulder Highway corridor inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes at The Island at Lake Las Vegas?
Two builders are active at The Island as of 2026, with custom lots available for buyer-architect partnerships. Each builder occupies a distinct price tier and design philosophy within the same double-gated waterfront-island address. Verify current community release schedules, available homesites, and builder incentives before writing an offer — new-construction programs shift throughout the year.
Entry Luxury New Construction
Toll Brothers
Most accessible Island entry point; national luxury production builder with proven track record
Contemporary Luxury + Lakefront
Blue Heron
Las Vegas design-forward luxury builder; Arvada includes private boat docks
Fully Bespoke Waterfront
Custom Lots (various architects)
Buyer provides architect; builds within Island design guidelines on a permanently scarce site
Outdoor Recreation
What Outdoor Amenities Does The Island at Lake Las Vegas Offer?
A 320-acre private lake, community beach, electric boats, lakeside trails, and two championship golf courses — The Island's outdoor footprint punches far above its 60-acre size. The City of Henderson maintains parks and trail infrastructure across Henderson, and the broader Lake Las Vegas resort adds one of the Southwest's premier lakeside outdoor recreation environments.
ON-ISLAND
Community Beach at Lake Las Vegas
Private lake beachSwimming · Lounging · Electric boats · Paddleboard launchResidents only
The Island's community beach provides direct lake access for all 222 homeowners — swimming, relaxing on the sand, launching electric boats, and paddleboarding on a 320-acre private lake with no public motor-boat traffic.
ON-ISLAND
Electric Boat Program
320-acre lakeElectric boat cruising · Fishing · Sunset toursResidents only
Residents access shared electric boats for quiet-water cruising on Lake Las Vegas — a resort amenity more typical of Montana or Vermont lake communities than the Mojave Desert.
ON-RESORT
Lake Las Vegas 2.5-Mile Trail
2.5-mile loopWalking · Running · Cycling · Dog-friendlyFree (resort guests)
A paved lakeside trail looping the Lake Las Vegas basin — flat, scenic, and shaded in parts. Island residents integrate directly via the lake-level path system connecting to the Village corridor.
10 MIN
Reflection Bay Golf Club
18 holes (Jack Nicklaus)Championship golfPublic / Member
Jack Nicklaus-designed lakeside course on the shores of Lake Las Vegas — consistently ranked among Nevada's top public courses, with several holes playing directly along the water's edge.
10 MIN
SouthShore Golf Club
18 holesChampionship golfMember / Resort guest
The resort's private club-style course on the south shore — distinct from Reflection Bay and catering to a more intimate membership experience within the Lake Las Vegas basin.
20 MIN
Sloan Canyon National Conservation Area
48,438 acresHiking · Petroglyphs · Desert wildlifeFree
A BLM-managed desert preserve south of Henderson with petroglyphs, canyon hiking, and desert wildlife — the closest undeveloped natural landscape to The Island beyond the lake itself.
25 MIN
Lake Mead National Recreation Area
1.5 million acresBoating · Hiking · Fishing · SwimmingNPS fee
America's first national recreation area — 28 miles of lake, accessible marinas, and a backcountry desert landscape 25 minutes from The Island. Kayaking, powerboating, and slot-canyon hiking all available.
15 MIN
Boulder City Historic District
Historic main streetDining · Antiques · Hoover Dam toursFree
Nevada's only gambling-free city, 15 minutes south — a walkable historic district with local restaurants, boutiques, and the Hoover Dam Museum. A quiet contrast to the Las Vegas resort energy.
The Island Lifestyle
What Does a Weekend at The Island at Lake Las Vegas Look Like?
Three everyday moods within minutes of the island gate: a morning electric-boat cruise on a 320-acre private lake, an afternoon round at Reflection Bay, and dinner at Lake Las Vegas Village — with the City of Henderson's trail system and the lake-level path threading the whole resort together.
222Waterfront Homesites
320Private Lake Acres
2022Year Announced
2Championship Golf Courses
TOURING THE ISLAND
Can You Tour The Island at Lake Las Vegas?
Touring The Island requires advance coordination — the double-gated entry does not allow walk-up visits. Builder sales centers are accessible by appointment only. With 222 total homesites and active release schedules, well-positioned lots move quickly. Call (702) 637-1759 and our team will coordinate gate access and schedule your Island tour.
Planning a move
What Should I Verify Before Moving to The Island at Lake Las Vegas?
Budget around the specific home, not a community average. Before you compare the cost of a move to The Island at Lake Las Vegas, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Lake Las Vegas and Henderson Economy?
Island residents work across the Strip and convention economy, Henderson's healthcare and financial services sectors, and the technology firms whose executives prize waterfront privacy with resort amenities at the door. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Henderson incomes above the county median.
$90KMedian household income, Henderson cityU.S. Census QuickFacts
65%Homeownership rate, Henderson (above county avg)U.S. Census QuickFacts
On-siteLake Las Vegas Village dining and retailLake Las Vegas resort records
20 minTo Henderson city core employment centersDrive-time estimate
Top Lake Las Vegas Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 35 minutes from The Island via I-215 and I-15
- Lake Las Vegas resort (Westin, golf, Village)On-site resort employment in hospitality, food and beverage, golf operations, and property management
- Henderson hospital and healthcare corridorSt. Rose Dominican and other major healthcare employers approximately 20 minutes from The Island
- Henderson corporate and financial servicesBanking, insurance, and wealth-management firms concentrated in the Henderson office corridor along US-95
- Boulder City and Hoover Dam operationsNational Park Service, Bureau of Reclamation, and contract operations at Hoover Dam approximately 15 minutes south
- Nevada technology and remote-work sectorHigh-income remote workers and technology executives concentrated in Henderson's luxury residential corridors
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Island Compare to MacDonald Highlands, SouthShore & Henderson Luxury?
If you are weighing The Island against other Henderson luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Island wins on waterfront uniqueness and private dock access, MacDonald Highlands on Strip-view guard-gated prestige, SouthShore on golf community — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | The Island | MacDonald Highlands | SouthShore (Lake LV) | Henderson Luxury (non-gated) |
|---|---|---|---|---|
| Entry Price | $989,995 | $1M+ | $600K+ | $500K+ |
| Guard-Gated | Yes — double-gated island | Yes — guard-gated | Yes — gated | No |
| HOA Monthly | $300–$700 | $300–$600+ | $200–$500 | $50–$200 |
| Water Access | Private lake + community beach + docks | None | Golf course (no lake) | None |
| Builder Status | Active new construction | Active phases | Resale / limited new | Resale + some new |
| Homes in Community | 222 (island cap) | Multiple phases | Various | Open market |
| Strip Views | No (lake views) | Yes (Strip views) | No (lake views) | Varies |
| Golf On-Site | Reflection Bay + SouthShore nearby | Dragon Ridge CC (guard-gated) | Adjacent to SouthShore Golf | Green Valley Ranch nearby |
| Best For | Waterfront island · Private docks | Strip views · Golf · Prestige | Golf lifestyle · Lake Las Vegas | Value · Variety · Henderson core |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Community income and crime figures are Henderson city-wide — the Census and FBI do not tabulate The Island separately. Last updated June 2026.
Cost of Ownership
What Will The Island at Lake Las Vegas Cost You Each Month?
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.
Illustrative Payment Estimator
Estimate Your Island Payment
$6,111
Illustrative Monthly Payment
- Principal & Interest$5,269
- Property Tax$492
- Insurance$150
- HOA$200
- PMI$0
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
How should you compare buying with 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.
Purchase worksheet
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.
Rental worksheet
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.
Use scenarios rather than a promised break-even date
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
Which HOA charges apply to this address?
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.
Recurring charges
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.
Closing and special charges
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.
Rules and access
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
How Easy Is Getting Around From The Island at Lake Las Vegas?
US-95 and I-215 are the primary arteries connecting The Island to Henderson, the Strip, and Harry Reid Airport. Mean Henderson commutes run near 27 minutes per U.S. Census ACS data, and Island residents heading to Henderson city-core employers typically run 20 minutes. The Lake Las Vegas Village handles most daily lifestyle needs on-site.
Drive Times from The Island
- 10 minLake Las Vegas VillageVia Lake Las Vegas Pkwy
- 15 minBoulder CityUS-93 south
- 20 minHenderson city coreUS-95 west
- 30 minHarry Reid Intl AirportI-215 west
- 35 minLas Vegas StripI-215 and I-15 north
- 38 minDowntown Las VegasI-515 north
- 25 minLake Mead NRALake Mead Dr east
- 20 minSloan Canyon NCAI-11 / US-95 south
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home at The Island at Lake Las Vegas?
New-construction closings follow builder timelines — typically 6 to 18 months from reservation to delivery. Resale transactions close in 30 to 45 days; cash buyers in 10 to 14 days. Request both HOA packages the day you go under contract. Jumbo appraisals on waterfront properties require experienced appraisers — start the lender process early.
Quick Answer
What down payment is required to buy at The Island?
Most Island buyers put down 20 to 30 percent; Arvada lakefront buyers are often cash purchasers. At the $989,995 Bella Strada entry, 20 percent down is approximately $198,000. Every Island collection is priced above the $832,750 conforming limit; loans above that line require jumbo financing with strong debt-to-income ratios and reserves. On $2 million-plus Arvada homes, plan for 25 percent down minimums and 12 months of reserves with full income documentation.
The Island at Lake Las Vegas FAQ — 18 Answers
What Do The Island at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price at The Island at Lake Las Vegas?
The Island ranges from $989,995 for Toll Brothers Bella Strada to $6.5 million-plus for Blue Heron Arvada lakefront estates with private docks. Velaris starts in the mid-$1 millions. ZIP 89011 showed a $540,000 median list in October 2026 per NREG’s analysis of Las Vegas REALTORS MLS data — Island pricing sits well above that baseline.
Is The Island at Lake Las Vegas guard-gated?
Yes. The Island is double-gated with a single land bridge as the sole vehicle access point, creating one of the most controlled residential entries in the Las Vegas Valley. The outer gate secures Lake Las Vegas resort; the inner gate is dedicated to The Island. Showings require advance coordination through a licensed agent; Nevada Real Estate Group arranges gate access for every Island tour.
What builders are active at The Island at Lake Las Vegas?
Two builders are active as of 2026. Blue Heron offers Arvada — lakefront estate plans with private boat docks ranging from $2 million to $6.5 million-plus — and Velaris, a contemporary mid-tier collection starting in the mid-$1 millions. Toll Brothers offers Bella Strada, the community's most accessible entry point from $989,995. Custom lots starting around $1 million-plus are also available for buyers seeking fully bespoke construction.
What makes The Island at Lake Las Vegas unique?
The Island is the Las Vegas Valley's only true water-surrounded residential island — roughly 60 acres across four peninsulas, accessible by a single land bridge through a double-gated entry. Residents have access to a community beach, electric boat use on Lake Las Vegas, lakeside trails, and the full Lake Las Vegas resort amenity corridor. No other guard-gated community in the valley replicates the waterfront-island character.
What ZIP code is The Island at Lake Las Vegas in?
The Island is in ZIP 89011, Henderson. Drive times run about 10 minutes to the Lake Las Vegas Village shops and restaurants on-site, 20 minutes to the Henderson city core on US-95, 35 minutes to the Strip via I-215 and I-15, and 30 minutes to Harry Reid International Airport. The ZIP-area median list price is $540,000 per NREG’s analysis of Las Vegas REALTORS MLS data, with Island pricing beginning at $989,995.
What schools serve The Island at Lake Las Vegas?
The Island is zoned for Clark County School District campuses in ZIP 89011: Stevens Elementary and Basic Academy of International Studies High School. Basic Academy is a magnet school with a rigorous college-prep curriculum. Verify current CCSD zone assignments with the district before closing — school boundaries can shift between academic years. Private options including Henderson International School and Pinecrest Academy are reachable within 20 to 30 minutes.
What are HOA fees at The Island at Lake Las Vegas?
HOA fees at The Island typically run $300 to $700 per month, covering the Lake Las Vegas master association and The Island sub-association for double-gate staffing, community beach access, electric boat program, trail maintenance, and landscaping. The exact combined fee varies by homesite and collection. Request the resale package — dues, reserves, CC&Rs, and any pending assessments — early in your Nevada escrow period so figures are confirmed before contingency deadlines.
How does The Island compare to SouthShore at Lake Las Vegas?
The Island and SouthShore are both Lake Las Vegas communities but are distinctly different. The Island is the north-shore, water-surrounded new-construction enclave — 222 homesites on four peninsulas, double-gated, announced 2022, with Blue Heron and Toll Brothers building from $989,995 to $6.5 million-plus. SouthShore is a separate south-side community anchored by a golf course. The two share the Lake Las Vegas resort but differ substantially in setting, pricing tier, and build vintage.
Can buyers access Lake Las Vegas for boating?
Yes. The Island community includes access to Lake Las Vegas for electric boat use — a 320-acre private lake. Arvada plans by Blue Heron include private boat docks directly at the home's waterfront. The community beach gives all Island residents lake access beyond the dock-equipped lakefront homesites. Verify specific boat-access rights and dock eligibility by homesite and collection with the builder or resale package before purchase.
Can buyers tour The Island without a real estate agent?
No — the double-gated entry requires advance coordination. Builder sales centers inside the community are accessible by appointment arranged through the builder representatives or a licensed agent. Prospective resale buyers must be accompanied by a licensed agent with gate clearance. Nevada Real Estate Group handles all access arrangements for Island showings — call (702) 637-1759 to schedule a tour across Blue Heron Arvada, Velaris, and Toll Brothers Bella Strada in one outing.
What amenities does The Island at Lake Las Vegas offer?
The Island's on-community amenities include a community beach on Lake Las Vegas, electric boat access for residents, lakeside walking and cycling trails, and a double-gated perimeter providing resort-level privacy. The broader Lake Las Vegas resort adds the Village shops and restaurants, two championship golf courses (Reflection Bay and South Shore), the Westin hotel, a paddleboard and kayak launch, and a 2.5-mile lakeside trail open to Island residents.
What property taxes are like at The Island?
Nevada's effective property-tax rate runs roughly 0.5 to 0.7 percent of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.4723. On a $1 million purchase, budget approximately $5,000 to $7,000 annually. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor. Verify post-close assessment figures with the Assessor before building your ownership-cost budget.
Are there custom home lots available at The Island?
Yes. Custom lots at The Island start around $1 million-plus depending on water frontage, lot size, and peninsula position. Buyers can bring their own architect and build fully bespoke within The Island's design guidelines. This is one of the few active custom-lot communities in the Las Vegas Valley where true lakefront residential construction remains available. Contact Nevada Real Estate Group at (702) 637-1759 for current lot availability and design-guideline details.
What is the resale market like at The Island?
The Island is an emerging community — announced November 2022, with active new construction ongoing through 2026. Early resale listings in the $2.6 million to $5.8 million range have appeared as original buyers sell. The double-gated waterfront-island character, limited 222-homesite supply, and the only-in-Las-Vegas lakefront positioning create structural scarcity that supports long-term value. Ask Nevada Real Estate Group for current Island closed comps before writing any offer.
What should I know before buying at The Island?
Four factors move real money at The Island. peninsula and water-frontage position: lakefront Arvada homesites with private docks command premium pricing over interior Velaris or Bella Strada sites. HOA layers: the combined Lake Las Vegas master and Island sub-association fee runs $300 to $700 monthly. new-construction timing: builder delivery schedules and incentives shift; lock your contract terms carefully. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
What down payment is required to buy at The Island at Lake Las Vegas?
Most Island buyers put down 20 to 30 percent; many Arvada lakefront purchasers are cash buyers. At the $989,995 Bella Strada entry, 20 percent down is approximately $198,000. Loans above $832,750 require jumbo financing with strong debt-to-income ratios and reserve documentation. On $2 million-plus Arvada homes, plan for 25 percent down minimums and 12 months of reserves. Verify jumbo terms with a lender experienced in new-construction luxury closings before you tour.
How does the Lake Las Vegas master association work for Island residents?
Island residents pay two HOA layers: the Lake Las Vegas master association and The Island sub-association. The master covers resort-wide infrastructure, the lake, trails, and the Village corridor. The Island sub-association covers double-gate staffing, community beach, electric boat program, and perimeter maintenance. Combined fees run $300 to $700 monthly. Pull the complete resale package — both association budgets, reserves, transfer fees, and pending assessments — early in escrow before inspection contingency deadlines.
How long does it take to close on a home at The Island?
New-construction closings at The Island follow builder timelines — typically 6 to 18 months from contract to delivery depending on the collection and build stage. Resale transactions close in 30 to 45 days per standard Nevada escrow. Cash buyers on resale can close in 10 to 14 days. Jumbo appraisals on luxury lakefront homes in low-volume ZIPs can require extended scheduling — start the lender process before going under contract on a resale property.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Island at Lake Las Vegas?
These are the eight queries Island buyers type into Google and AI assistants — answered with verifiable specifics sourced from City of Henderson, Las Vegas REALTORS MLS data, and builder pricing. Every figure links to a primary source you can check.
Is The Island at Lake Las Vegas the same as Southern Island?
No — "Southern Island" is a misnomer that has appeared in some competitor listings. The real community is The Island at Lake Las Vegas, a north-shore waterfront enclave of 222 homesites on four peninsulas. SouthShore is a separate community on the south side of Lake Las Vegas anchored by a golf course. The two communities share the Lake Las Vegas resort but are distinctly different in setting, pricing, and character.
Is Lake Las Vegas actually a private lake?
Yes. Lake Las Vegas is a privately owned 320-acre man-made lake created by a dam on the Las Vegas Wash in Henderson, Nevada. It is not open to public boat traffic — the lake is used by resort guests, homeowners, and licensed operators within the Lake Las Vegas resort. Island residents access it via community beach and electric boat program; Arvada lakefront homeowners have private docks.
What ZIP code is The Island in?
ZIP 89011, Henderson. Drive times from the Island gate run approximately 10 minutes to Lake Las Vegas Village, 20 minutes to Henderson city core, 30 minutes to Harry Reid International Airport via I-215, and 35 minutes to the Las Vegas Strip. The ZIP-area median list price is $540,000 per NREG’s analysis of Las Vegas REALTORS MLS data, with Island plan pricing beginning at $989,995.
Is The Island at Lake Las Vegas new construction?
Yes — The Island was announced in November 2022 and is in active new construction as of 2026, with Blue Heron offering Arvada and Velaris collections and Toll Brothers offering Bella Strada. Early resale listings are also emerging as initial buyers sell. Custom lots remain available for fully bespoke construction. The community will be at or near full build-out within the next two to three years.
Are there private boat docks at The Island?
Yes, but only on select Arvada lakefront homesites by Blue Heron. The Arvada collection includes private docks directly at the home on Lake Las Vegas — the only private residential dock opportunity in the Las Vegas Valley. All Island homeowners have access to the community beach and electric boat program regardless of homesite. Verify dock eligibility and boat-access rights by specific homesite before purchase.
How many homes are at The Island at Lake Las Vegas?
The Island is capped at 222 homesites across four peninsulas on a ~60-acre site. This is a permanent hard cap imposed by the water-surrounded island geography — no additional land can be annexed or density increased beyond 222. It is one of the smallest and most supply-constrained luxury communities in the Las Vegas Valley.
What is Lake Las Vegas Village?
Lake Las Vegas Village is the on-site retail and dining corridor within the Lake Las Vegas resort, approximately 10 minutes by car (or reachable by electric boat) from The Island gate. The Village includes restaurants, a market, boutiques, the Westin hotel lobby, and event space — the daily lifestyle hub for Island residents who want dining and shopping without leaving the resort.
Is The Island a good investment?
The fundamentals are compelling: the only water-surrounded residential island in the Las Vegas Valley, permanently capped at 222 homesites by its physical site constraints, in an active new-construction phase where early buyers can still access builder pricing. Henderson's continued population growth and the resort amenity corridor create long-term demand for a supply that physically cannot expand. Ask Nevada Real Estate Group for recent Lake Las Vegas closed comps and active builder pricing before committing.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Lake Las Vegas waterfront communities, Henderson luxury enclaves, and new-construction programs across the valley. Direct builder relationships, the largest agent team in Nevada, and 9,097+ verified five-star reviews back the #1 ranking statewide.
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In total sales volume
Across 9,600+ closed transactions
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Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
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Years in Nevada real estate
Founded by Chris Nevada · License S.181401
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Want to Talk to an Island at Lake Las Vegas Real Estate Expert?
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
Which Communities Are Within 30 Minutes of The Island?
Compare The Island with neighboring Lake Las Vegas communities and nearby Henderson luxury enclaves. Each card pairs the drive time with price positioning, so you can judge whether trading The Island's waterfront-island uniqueness for MacDonald Highlands' Strip views or Green Valley's urban convenience actually buys you more lifestyle for the money.
10 MIN
SouthShore at Lake Las Vegas
$600K+ (est.)
10 min from The Island
View SouthShore at Lake Las Vegas →20 MIN
Henderson (broader market)
$539,900 (ZIP 89011)
20 min from The Island
View Henderson (broader market) →20 MIN
Lake Mead / Boulder Highway corridor
$350K+ (est.)
20 min from The Island
View Lake Mead / Boulder Highway corridor →More Henderson communities
- Lake Mead View Estates
- The Lake at Las Vegas
- South Shore
- Mantova at Lake Las Vegas
- Montelago Condos
- MonteLago Village
- Alta Fiore
- Bellano
- Ravello
- Vistana
- Viera at Lake Las Vegas
- Bella Fiore
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Lake Las Vegas Communities Can You Explore A–Z?
Lake Las Vegas contains multiple residential communities beyond The Island — including SouthShore on the south side and various Village-adjacent residences. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and builder pricing for any Lake Las Vegas address on request.
A
- Arvada at The Island (Blue Heron lakefront)
B
- Bella Strada at The Island (Toll Brothers)
C
- Custom Lots at The Island
L
- Lake Las Vegas Village
R
- Reflection Bay Golf Club
S
- SouthShore (south-side Lake Las Vegas community)
T
- The Island at Lake Las Vegas (this page)
V
- Velaris at The Island (Blue Heron mid-tier)
W
- Westin Lake Las Vegas (resort)
KEEP LEARNING
What Else Should You Read About The Island and Lake Las Vegas?
These guides extend the research most Island buyers do next — understanding the Henderson luxury market, comparing new-construction builders across the valley, and tracking Las Vegas-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 NV: Complete Guide 2026
The definitive Henderson real estate guide — communities, schools, market data, and lifestyle across the valley's most livable city.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind The Island's ZIP 89011 numbers.
Read →MARKET HUB
Henderson Community Hub
Every Henderson neighborhood, guard-gated community guide, and side-by-side comparisons in one place.
Read →MARKET REPORT
Henderson Market Report
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Where Does This Island at Lake Las Vegas Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. MLS data reports at ZIP level, and ZIP 89011 is far broader than The Island's 222-homesite enclave — area figures are labeled accordingly, and builder pricing is sourced from active programs. Follow any link to verify.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, and closing counts for ZIP 89011 (Henderson east corridor). NREG market report
- U.S. Census Bureau — Henderson city population, income, age, and housing data (The Island is not separately tabulated). census.gov/quickfacts
- City of Henderson — Municipal services, parks, zoning, rental rules, and infrastructure covering the Lake Las Vegas area. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data and tax-abatement eligibility. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Confirmation of Nevada's zero personal income tax and property-tax framework. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Henderson metropolitan violent and property crime rates, national comparisons confirming top-tier safety ranking. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas-Henderson MSA. bls.gov
- GreatSchools.org — K-12 school ratings for Henderson campuses in ZIP 89011 including Basic Academy HS and Stevens Elementary. greatschools.org
- Nevada Report Card — State accountability data cross-checking school ratings for Henderson campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15