Nevada's #1 team for Lake Las Vegas real estate. Search The V's guard-gated lakefront condos and townhomes — $510K to $1.4M, resort amenities, and live MLS data updated daily.
The 89011 ZIP area carried 687 active listings in June 2026 according to NREG’s MLS analysis MLS data — The V's roughly 272 guard-gated lakefront units are a small, sought-after slice of that inventory. The newest listings appear below, refreshed daily, and every active unit is searchable in our live MLS portal.
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 30, 2026, 5:34 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
UNITS IN THE COMMUNITY
~272
Community records
ESTABLISHED
2006
Community records
DAYS ON MARKET (ZIP AREA)
38
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
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
The V at Lake Las Vegas is a guard-gated low-rise community of roughly 272 lakefront condos and townhomes, priced $510K–$1.4M with HOA dues of $300–$650 per month, inside ZIP 89011 where NREG’s MLS analysis tracks a $539,900 median and 38-day market pace per City of Henderson and community records.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Henderson
PRICE DISTRIBUTION
The median list price across 89011 is $539,900 per NREG’s MLS analysis June 2026 data, but The V trades above that baseline given its lakefront guard-gated position. The bands below reflect the broader ZIP-area's 687 active listings — The V's ~272 units sit primarily in the $510K–$1.4M corridor.
The 89011 ZIP area's 687 active listings include The V's guard-gated lakefront condos and townhomes alongside single-family and other condo products across the Lake Las Vegas master resort area — each link below opens our live Henderson MLS search, with counts updated daily from NREG’s MLS analysis MLS data.
The V sits within the Lake Las Vegas resort area alongside several sister communities at different price points and product types. Each card below links to the most relevant hub or search so you can compare the options before committing.
733 active listings across ZIP 89011 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts for The V and surrounding Lake Las Vegas communities — by price tier, view type, and beds. The V's roughly 272 units trade infrequently; when a lake-view unit or a larger townhome hits the market, buyers on alert see it within hours of MLS entry rather than days later at an open house.
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
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
The V delivers Henderson's premier resort lifestyle: roughly 272 guard-gated lakefront condos and townhomes on a 3-acre site, with a pool, fitness center, and the 320-acre Lake Las Vegas reservoir as the front yard. Per City of Henderson, Henderson police and fire serve the area, and Nevada's zero income tax keeps carrying costs lean.
The V is known as Lake Las Vegas's premier guard-gated low-rise condo and townhome community — roughly 272 lakefront residences with resort amenities, established in 2006, offering the closest thing to a Tahoe-style waterfront lifestyle available in the Las Vegas Valley.
It fits retirees and active adults wanting a lock-and-leave resort home, remote workers who prioritize setting over commute proximity, second-home buyers seeking a Southern Nevada pied-a-terre, and investors targeting the seasonal or annual rental market.
Mornings start with a walk along the Reflection Bay Trail or a kayak on the lake, afternoons involve the community pool or the Lake Las Vegas Sports Club, and evenings move to the Village restaurants — all without leaving the Lake Las Vegas enclave.
The V at Lake Las Vegas sits within the Lake Las Vegas master resort area in eastern Henderson, approximately 20 miles from the Las Vegas Strip. The community is centered on the 320-acre Lake Las Vegas reservoir, roughly 5 miles east of the I-515/Lake Mead Pkwy interchange.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for The V 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.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, Henderson city (The V at Lake Las Vegas is not separately tabulated) · Updated
POPULATION & GROWTH
The V at Lake Las Vegas itself is a finished boutique community of roughly 272 units — no new supply can dilute it. Its parent city, Henderson, has grown by roughly 96,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Lake Las Vegas's limited lakefront stock.
Inside The V, growth means turnover, not expansion: a fixed supply of roughly 272 guard-gated lakefront units means every new Henderson resident who wants the Lake Las Vegas resort lifestyle competes for the same finite pool. That scarcity logic is part of the investment case — and the reason active listings in this community trade more slowly and at wider bid-ask spreads than in Henderson's larger master plans.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate The V or Lake Las Vegas 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
Median sold price, days on market, and monthly closings for the 89011 ZIP area from NREG’s analysis of Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than The V itself and includes all Lake Las Vegas communities plus neighboring Henderson neighborhoods — read the level and pace, not single-month wiggles.
Median Sold Price
$477K–$506K monthly band; $500,774 median over the last 100 days
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
37–48 day monthly range; 40 median over the last 100 days
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales / Month
~120/mo recent pace — 89011 ZIP area, not The V exclusively
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 8,446 recorded closings — Las Vegas REALTORS MLS records via Repliers.
RESORT MARKET
Market Competitiveness
The 89011 ZIP area is a measured, deliberate market — sold homes averaged 40 median days over the past hundred days per NREG’s analysis of Las Vegas REALTORS MLS data. Buyers have more time and negotiating room than in Henderson's faster western neighborhoods, but lakefront-view units at The V attract motivated buyers who move quickly when the right unit appears.
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.
Ready to explore homes at The V at Lake Las Vegas? Our team knows the view tiers, HOA nuances, and financing rules specific to this lakefront community.
Start Your Home SearchCommunity Comparison
A side-by-side comparison of The V and its Lake Las Vegas sister communities — indicative price, days on market, and lifestyle fit — using 89011 ZIP-area listing data via NREG’s MLS analysis. The V's specific figures are community-record estimates; all others share the same ZIP-area data pool.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The V at Lake Las Vegas | ~$800,000 | ~$380 | 45 | ~15 | Guard-gated lakefront condos |
| The Cliffs at Lake Las Vegas | ~$1,000,000 | ~$360 | 55 | ~20 | Luxury single-family |
| The Falls at Lake Las Vegas | ~$640,000 | ~$295 | 42 | ~25 | Lakefront single-family |
| Tremezzo at Lake Las Vegas | ~$750,000 | ~$330 | 50 | ~18 | Resort condos |
| Viera at Lake Las Vegas | ~$350,000 | ~$230 | 38 | ~30 | Entry-level lakefront condos |
| Verona at Lake Las Vegas | ~$660,000 | ~$290 | 44 | ~28 | Single-family resort |
Source: NREG’s MLS analysis MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89011) — per-community figures are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Community Deep Dive
Submarket 1
The premier guard-gated lakefront condo and townhome product at Lake Las Vegas — roughly 272 low-rise units with resort amenities, $510K–$1.4M, and the most distinctive lifestyle position of any Lake Las Vegas community.
Browse The V at Lake Las Vegas homes →Submarket 2
Elevated single-family homes with lake and mountain views on the ridgeline above Lake Las Vegas — the resort area's luxury single-family tier, $800K–$1.5M.
Browse The Cliffs at Lake Las Vegas homes →Submarket 3
Single-family homes in a lakefront setting built by William Lyon Homes starting 2016 — 180+ homes in the $450K–$850K range, the resort area's family-single-family option.
Browse The Falls at Lake Las Vegas homes →Submarket 4
Upscale condos in the Lake Las Vegas resort corridor, $600K–$1M, with resort amenities and proximity to the Village and golf club.
Browse Tremezzo at Lake Las Vegas homes →Submarket 5
The resort area's entry-price option: roughly 183 mid-rise condos, some units from $165K, established 2004 — lake access and resort-area living at a significantly lower price point than The V.
Browse Viera at Lake Las Vegas homes →Submarket 6
Single-family homes within the Lake Las Vegas master resort area, $500K–$850K — the mid-range single-family tier between the entry Falls product and the luxury Cliffs.
Browse Verona at Lake Las Vegas homes →Submarket 7
The amenity engine shared by all Lake Las Vegas communities: the 320-acre reservoir, Reflection Bay Golf Club, the Village waterfront dining and retail district, the Westin Lake Las Vegas Resort & Spa, and the Lake Las Vegas Sports Club. Ownership at The V puts this entire resort core steps from the front door.
Browse Lake Las Vegas Resort Core homes →STILL DECIDING?
BY ZIP CODE
The V sits inside ZIP 89011, and the MLS reports at that level — broader than the community itself, covering all Lake Las Vegas communities plus eastern Henderson neighborhoods. The picture: a measured market with a 40-day median DOM and $539,900 median list price across 687 active listings.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas resort area + eastern Henderson neighborhoods | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. 89011 includes all Lake Las Vegas communities and adjacent eastern Henderson neighborhoods — The V's ~272 guard-gated units are a small subset of this market. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
The V is a finished community — no new units are added to its roughly 272-unit footprint. New construction is active in western and southern Henderson master plans 20–30 minutes away, where Lennar, Toll Brothers, KB Home, and others compete on incentives and design options. Verify current communities and offers before writing.
Family & Mid-Market
High-volume new-build alternative to Lake Las Vegas resale
Move-Up & Luxury
Luxury production near the Henderson corridor
First-Time & Family
Personalized new-build entry points
Family
Value-oriented Henderson new construction
Move-Up
Design-focused move-up new builds
Outdoor Recreation
The lakefront setting is the headline outdoor amenity at The V: the 320-acre Lake Las Vegas reservoir, the Reflection Bay Trail, and resort-level grounds are steps from the door. The City of Henderson maintains parks throughout Henderson proper, and Lake Mead National Recreation Area — 1.5 million acres of boating, hiking, and desert exploration — sits roughly twenty minutes east.
IN-COMMUNITY
The 320-acre man-made reservoir that defines the Lake Las Vegas master resort area — morning paddles, kayak rentals, and lakefront walks are the daily rhythm for V residents.
IN-COMMUNITY
A lakefront trail threading through the Lake Las Vegas resort area with reservoir views and resort-level landscaping — the most-used daily outdoor amenity for V residents.
IN-COMMUNITY
Tennis courts, a fitness center, and a pool within the Lake Las Vegas resort area — a membership alternative to the community pool for residents who want additional court time.
5 MIN
The Jack Nicklaus-designed public 18-hole course within the Lake Las Vegas resort area — formerly a tournament-level Ryder Cup venue, now available for daily-fee play.
3 MIN
The waterfront Village's restaurants, boutique retail, and seasonal events calendar serve as the social hub of the Lake Las Vegas community — walkable from The V.
20 MIN
America's first national recreation area and Nevada's premier outdoor destination — full-size marina boating, canyons, and desert hiking twenty minutes east via Lake Mead Pkwy.
3 MIN
The Westin's spa, pools, and restaurant facilities are accessible to V residents — a resort amenity layer that supplements the community's own pool and fitness center.
15-20 MIN
Henderson's park system — Cornerstone Park, Acacia Park, Heritage Park — sits fifteen to twenty minutes west via Lake Mead Pkwy for residents who want traditional city-park programming.
The V at Lake Las Vegas Lifestyle
Three resort moods within five minutes of each other: a morning paddle on Lake Las Vegas, an afternoon round at Reflection Bay Golf Club, and dinner at the Village waterfront — with Henderson's parks system per the City of Henderson accessible fifteen minutes west when you want a different change of scenery.
THIS WEEKEND'S OPEN HOUSES
Inventory at The V is limited — roughly 272 total units means few actives at any time. Lake-view units and larger townhomes draw serious buyers quickly when they appear. Set up instant alerts by view tier, browse active Lake Las Vegas listings, or call (702) 637-1759 to schedule a private tour.
Budget around the specific home, not a community average. Before you compare the cost of a move to The V at Lake Las Vegas, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
The V sits inside the Henderson and Las Vegas metro economy. According to the U.S. Bureau of Labor Statistics, the metro labor market is historically strong and Henderson incomes exceed the county median at $90,138. The Lake Las Vegas resort area employs hospitality and golf workers; most V residents commute to Strip-corridor employers or work remotely.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
Weighing The V against the valley's other established addresses? This side-by-side covers the metrics buyers ask about most, updated June 2026. The V wins on lakefront lifestyle and guard-gated scarcity; Henderson wins on school zones and price variety; Summerlin on trails and new construction — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and FBI UCR.
| Metric | The V at LLV | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $510K–$1.4M (community) | $548K | $476K | $728K |
| Active Listings | ~15 (community est.) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40–55 (community est.) | 21 | 20 | 21 |
| Population | ~272 units (community records) | 353,289 | 679,817 | ~127,000 |
| Median Household Income | $90,138 (Henderson citywide) | $90,138 | $73,877 | $75K–$162K (by ZIP) |
| HOA | $300–$650/mo | $0–$300+ varies | $0–$250+ varies | $50–$300+ varies |
| Guard-Gated | Yes | Some communities | Some communities | Some communities |
| Lakefront | Yes — 320-acre Lake Las Vegas | No | No | No |
| Best For | Resort · Lock-and-leave · Scarcity | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. The V community-level figures are NREG estimates; ZIP-area figures reflect 89011 broadly. 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
The V sits about 20 miles from the Strip in eastern Henderson. Lake Mead Parkway connects west to I-515 and the broader network — nearly all destinations require a 15–30 minute drive. Henderson commutes average near 25 minutes per U.S. Census ACS data; V residents in the eastern enclave typically run 5–10 minutes longer.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most V purchases close in 35–45 days — Nevada uses escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed condo purchases add HOA resale-package delivery (5–10 business days, required by Nevada law) plus jumbo underwriting, which runs about a week longer than conforming loans. Confirm document delivery timing with the escrow officer early.
Quick Answer
Most V buyers put down 15–25%. Conventional loans work across the $510K–$1.4M range, but most units exceed the conforming loan limit, making jumbo financing the standard path — jumbo lenders typically require 15–20% down for well-qualified buyers. FHA financing is available only if the HOA carries active FHA project approval, which varies by year; verify before budgeting a 3.5% down payment. On a $700,000 purchase, plan roughly $105,000 (15%) to $140,000 (20%) plus closing costs. Call (702) 637-1759 and our team will connect you with a lender who has closed multiple Lake Las Vegas condo deals.
The V at Lake Las Vegas FAQ — 17 Answers
Residences at The V at Lake Las Vegas range from $510,000 to $1.4M — a spread driven by unit size, floor level, and view orientation. Lake-facing condos and larger townhomes command the top of the range, while mountain- or courtyard-facing units offer entry points near $510K. The ZIP-area median across 89011 is approximately $539,900 per NREG’s analysis of Las Vegas REALTORS MLS data, but The V trades well above that median given its lakefront guard-gated position. Call (702) 637-1759 for current active units.
HOA dues at The V at Lake Las Vegas run $300 to $650 per month — among the higher ranges for Henderson condos, but those fees cover building exterior maintenance, the pool, fitness center, landscaping, common-area insurance, water, trash, and the secured-entry infrastructure of a guard-gated community. Condos and townhomes within the community may carry different sub-association charges. Always request the full resale package, including reserve study and meeting minutes, to understand what your specific unit pays and whether any special assessments are pending.
Rental activity is generally permitted at The V at Lake Las Vegas, subject to the HOA bylaws — including minimum lease terms and, in some periods, caps on total rental units permitted. The Lake Las Vegas setting attracts second-home buyers who lease seasonally, which makes confirming the current rental policy directly with the HOA before you close essential. Our team verifies the policy with the association for every buyer; call (702) 637-1759 if rental flexibility is part of your investment underwriting.
Inside The V, residents enjoy a pool, fitness center, secured underground or covered parking, concierge services, and landscaped common areas. The broader Lake Las Vegas setting layers in the real draw: direct lake access, the Reflection Bay Trail along the waterfront, the Lake Las Vegas Sports Club with tennis courts, and the Village at Lake Las Vegas with restaurants and boutique retail. Lake Mead National Recreation Area — full-size boating, kayaking, and desert hiking — sits roughly twenty minutes east.
The V at Lake Las Vegas offers three primary view orientations: lake-facing units look directly onto the 320-acre Lake Las Vegas reservoir, with water and the surrounding resort landscape filling the sightline; mountain-facing units frame the Spring Mountains and McCullough Range; courtyard-facing units are the quietest and typically price below the lake- and mountain-facing tiers. Direct lake views carry the steepest premiums within the $510K–$1.4M range, so walk multiple exposures with our team before choosing.
The V at Lake Las Vegas can be a strong lifestyle-plus-investment hold: lakefront product is genuinely scarce in Southern Nevada, and roughly 272 guard-gated units in an established resort community is a finite supply that benefits from every new household drawn to the Las Vegas metro. Nevada's zero state income tax and an effective property tax rate of roughly 0.5–0.75% keep carrying costs low per the Clark County Assessor. Confirm HOA reserve health and current rental rules first, then benchmark recent lake-view versus non-lake-view closings to understand where your unit sits on the value curve.
The V at Lake Las Vegas sits approximately 25–30 miles from the Las Vegas Strip via Lake Mead Parkway and I-515 — plan roughly 30 minutes without traffic and 40–45 minutes during peak hours. Harry Reid International Airport is about 25 minutes. The trade-off is intentional: residents choose The V for the resort-lake setting, not proximity to the casino corridor. Downtown Henderson on Water Street is about fifteen minutes west, which handles daily errands without the full drive to the Strip.
Commuting from The V requires accepting some distance: Lake Mead Parkway to I-515 covers the 25-minute run to downtown Henderson and the 30-minute run to the Strip job corridor. Harry Reid International Airport is roughly 25 minutes via I-215. Most residents who choose The V are either remote workers, retirees, or professionals willing to trade commute length for the resort-lake lifestyle. RTC transit service to the Lake Las Vegas area is limited, so plan a car-first household.
Property taxes in Henderson run low by national standards. The Clark County Assessor's effective rate is roughly 0.5–0.7% of market value, and Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $700,000 purchase at The V, plan roughly $3,500–$4,900 per year in property taxes. 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.
The V at Lake Las Vegas is a guard-gated low-rise condo and townhome community of roughly 272 units, established in 2006 — distinct from the mid-rise Viera (183 condos, some units under $200K) and single-family communities like The Falls, Verona, and The Cliffs that also sit within the Lake Las Vegas master resort area. The V occupies a particularly lakefront-adjacent position and carries higher HOA dues that include building insurance and exterior maintenance, making it the closest Lake Las Vegas product to a full lock-and-leave resort lifestyle.
The V at Lake Las Vegas falls within the Clark County School District zone served by John C. Fremont Elementary (6/10 on GreatSchools), Fremont Middle School (5/10), and Clark High School (6/10). Charter options accessible from the Lake Las Vegas area include Coral Academy of Science (8/10, K–12) and Nevada State High School (7/10). Private alternatives include Bishop Gorman High School and The Meadows School, both rated A+ and accessible within 30–35 minutes. Given the community's resort character, many households include retirees and second-home owners for whom school zoning is secondary.
The V trades the single-family home's private outdoor space and typically lighter HOA dues for a lock-and-leave resort lifestyle: no yard maintenance, building insurance in the HOA, resort-amenity access, and lake views from the front door. On a dollar-for-dollar comparison, The V's $510K–$1.4M range overlaps Henderson's move-up and luxury single-family tier — but the HOA at $300–$650 per month is two to five times heavier than most Henderson house associations. The tradeoff makes most sense for second-home buyers, remote workers who value the resort setting daily, and investors targeting the short-stay or seasonal rental market.
Lake Las Vegas is a 3,592-acre master resort community built around a 320-acre man-made lake roughly twenty miles east of the Strip. The Village shopping and dining area, two former casino-hotel properties (now the Westin Lake Las Vegas Resort and the Lake Las Vegas Club), the Reflection Bay Golf Club, and the Lake Las Vegas Sports Club anchor the amenity core. The setting is quieter and more resort-paced than Henderson's western neighborhoods — morning paddleboards on the lake, dinner at the Village, and weekends at Lake Mead define the lifestyle rhythm.
Before buying, review the following. the HOA reserve: a $300–$650 monthly dues structure means large reserves are essential — a thin reserve at a lakefront building signals deferred maintenance risk. rental rules: verify the current rental cap and minimum-lease term before underwriting any lease income. view premium: lake-facing units command significantly more than mountain- or courtyard-facing units at identical sizes, so know which view you're paying for. 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. Our team handles all four in every transaction; call (702) 637-1759.
Most buyers at The V at Lake Las Vegas put down 10% to 25%. Conventional loans work throughout the $510K–$1.4M range with as little as 10% down for well-qualified buyers; jumbo financing (loans above the conforming limit) enters the picture for most units and typically requires 15–20% down. FHA financing is generally not available in condo communities unless the HOA carries FHA approval — verify FHA eligibility for the specific building before budgeting 3.5% down. On a $700,000 purchase, plan roughly $70,000 (10%) to $140,000 (20%) plus closing costs. Call (702) 637-1759 and our team will connect you with a lender who knows the Lake Las Vegas condo market.
HOA dues at The V run $300 to $650 per month depending on unit type and sub-association. Those fees cover exterior building maintenance, the pool and fitness center, common-area landscaping, community insurance on shared elements, water, trash, and the guard-gated entry infrastructure. Townhomes and condos may carry different fee structures within the same community. Always pull the full resale package — current dues, reserve fund balance, any special assessments, and CC&Rs — during the inspection period before committing.
Most purchases at The V close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Condo purchases add a step: the HOA resale package delivery, which Nevada law requires and typically takes 5–10 business days. Jumbo-loan underwriting can add another week beyond a conventional timeline. Budget 35–45 days for a financed purchase and confirm HOA document timing with the escrow officer early.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
Eight questions buyers type into Google and AI assistants about The V — answered with verifiable specifics from City of Henderson, Las Vegas REALTORS price data, and Clark County Assessor tax records.
Yes. Lake Las Vegas is a master resort community within the City of Henderson, served by Henderson police, fire, and city services. Mailing addresses say Henderson, NV 89011 — "Lake Las Vegas" is the resort development's name, not a separate municipality.
ZIP 89011. The Las Vegas REALTORS MLS reports market statistics at this ZIP level — and 89011 is broader than The V itself, including all Lake Las Vegas communities and adjacent eastern Henderson neighborhoods.
Yes. The V at Lake Las Vegas is a guard-gated community with controlled vehicle entry, surveillance, and secured parking — one of its primary lifestyle and security differentiators among Lake Las Vegas residential options.
Only if the HOA carries active FHA project approval, which changes over time. Verify the current approval status directly with the HOA or your lender before budgeting a 3.5% down payment. Most V buyers use conventional or jumbo financing.
For the right buyer — yes. Lakefront scarcity, guard-gated security, zero Nevada income tax, and a resort lifestyle unavailable elsewhere in the Las Vegas Valley make The V a distinctive hold. The trade-offs are real: HOA at $300–$650/mo, modest zoned schools, and a 30-minute commute to the Strip.
Reflection Bay is the Jack Nicklaus-designed public 18-hole golf course within the Lake Las Vegas resort area, minutes from The V. It hosted Ryder Cup practice rounds and PGA events in the late 1990s and 2000s; it now operates as a daily-fee course accessible to V residents and the public.
About 20 miles — plan 25–35 minutes via Lake Mead Parkway and I-515/I-15, depending on time of day. Harry Reid International Airport is slightly closer at approximately 25 minutes.
The fundamentals support it: lakefront scarcity, guard-gated position, zero Nevada income tax, and roughly 272 units with no new supply possible. Confirm HOA reserves, rental-policy flexibility, and view-tier pricing before committing. A lake-view unit in strong reserve condition tends to hold and appreciate; a courtyard unit in a community with a thin reserve carries more risk.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, 150+ agents, and 9,097+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our team has represented buyers and sellers at The V, The Falls, The Cliffs, and throughout the Lake Las Vegas resort area — that depth ranks us #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 The V with its Lake Las Vegas sister communities and nearby Henderson master plans. Each card pairs the approximate drive time with price positioning, so you can judge whether trading The V's lakefront position for a different product type actually buys you more for the money.
5 MIN
$640K (community est.)
5 min from The V
View The Falls at Lake Las Vegas →8 MIN
$1M+ (community est.)
8 min from The V
View The Cliffs 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 area spans guard-gated condos, lakefront single-family homes, and mid-rise towers — each community at a different price point and lifestyle fit. Dedicated pages cover The V, The Falls, The Cliffs, Tremezzo, Verona, and Viera; the entries below are indexed alphabetically for quick orientation.
KEEP LEARNING
These guides extend the research most V buyers do next — understanding the broader Henderson market, comparing luxury 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.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic here comes from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP 89011, which is broader than The V — area statistics are labeled as such, and community-specific figures are modeled estimates from active-listing review. Follow any link to verify.
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