Viera at Lake Las Vegas Condos For Sale

KEY TAKEAWAYS

What Should You Know About Viera at Lake Las Vegas at a Glance?

Viera at Lake Las Vegas is roughly 183 mid-rise lakefront condos inside Lake Las Vegas resort, Henderson — completed 2004, priced $165K to $995K, with a 40-day ZIP-area market pace per Las Vegas REALTORS. The building occupies the City of Henderson Henderson ZIP 89011, inside one of the valley's only private lake resort communities. Takeaways below explain what sets this building apart.

• The widest price spread: $165K entry-level resale condos through $995K premium lake-view homes — the broadest range of any Lake Las Vegas community.
• Mid-rise format: elevator access, shared amenities, building-managed exterior, and lake views maximized by floor height — different from any detached Henderson neighborhood.
• Resort backbone: the 320-acre private lake, Reflection Bay Golf Club, resort village shops and restaurants, and Lake Las Vegas Sports Club are all within the community.
• HOA layering: Viera building dues of $120–$350/mo may stack on a Lake Las Vegas master-association charge — verify total monthly cost during escrow before budgeting.
• Eastern Henderson location: downtown Henderson 15 minutes, airport 25 minutes, Strip 30 minutes — longer than central Henderson, a deliberate trade for the lake.

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

PRICE DISTRIBUTION

How Many Lake Las Vegas Homes Sell in Each Price Range?

Median list price across the 89011 ZIP area sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, but Viera specifically spans $165K to $995K. The bands below show our modeled split of the area's 687 active listings across price tiers.

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

SAFETY & CRIME

Is Viera at Lake Las Vegas Safe?

• Top 10Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
• Own PDHenderson Police Department coverageCity of Henderson — not LVMPD
• ResortHOA-controlled building access and common areasCommunity records
• BelowViolent crime vs national average, citywideFBI Uniform Crime Reporting

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

LIVABILITY REPORT CARD

How Does Viera at Lake Las Vegas Score?

Viera earns top marks for resort amenities and scenic lifestyle, with honest trade-offs on commute distance and the condo-specific due-diligence demands (reserves, layered HOA, rental rules). Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour of Lake Las Vegas.

• A

  Grade A: Resort Amenities

  320-acre private lake, Reflection Bay Golf Club, Sports Club, resort-village dining — all within the Lake Las Vegas footprint.

• B+

  Grade B+: Safety

  Henderson Police Department coverage; Henderson ranks among the safest large U.S. cities per FBI UCR-based comparisons.

• B

  Grade B: Schools

  Eastern Henderson public schools (Elise L. Wolff ES, Bob Miller MS, Basic HS) rate 7/10 on GreatSchools; private and charter options improve the picture.

• B+

  Grade B+: Cost of Living

  Entry condos from $165K, Nevada zero state income tax, 0.5–0.7% effective property tax — but HOA dues and resort-area pricing are real considerations.

• A

  Grade A: Outdoor Access

  The private lake, Reflection Bay Trail, Lake Las Vegas Sports Club, and Lake Mead NRA 20 minutes away combine for outstanding outdoor recreation.

• B

  Grade B: Commute

  Downtown Henderson 15 min, airport 25 min, Strip 30 min — deliberately longer than central Henderson as the trade for lakefront resort living.

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

POPULATION & GROWTH

How Fast Is the Lake Las Vegas Area Growing?

Viera itself is a fixed building of roughly 183 units — it does not expand, only turns over. Its parent city, Henderson, has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on the finite resort inventory at Lake Las Vegas. Ongoing revitalization investment in the Lake Las Vegas village further supports property values.

Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Viera at Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Viera at Lake Las Vegas Score for Livability?

Viera earns top marks for resort amenities and scenic outdoor access, with honest trade-offs on commute distance and condo-specific complexity. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 83B+

  Overall Livability

• 70B-

  Schools (zoned)

• 86A-

  Safety

• 74B

  Cost of Living

• 92A

  Resort Amenities

• 90A

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Lake Las Vegas Real Estate Market Trending?

Median sold price, days on market, and monthly closings for the 89011 ZIP area (broader than Viera itself) from Las Vegas REALTORS MLS data. Monthly points are indicative values anchored to the probed 100-day medians ($500,774 sold · DOM 40) — read the level and the pace, not single-month wiggles.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Lake Las Vegas market right now?

The 89011 ZIP area is a measured, deliberate market — a 40-day median DOM and 687 active listings give buyers more runway than central Henderson plans. Lake-view and premium-floor units at Viera still draw motivated buyers quickly; interior-facing units and higher floors with mountain-only views allow more negotiation time.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP-area scope (89011) — broader than Viera itself; treat figures as area-level orientation.

Community Comparison

How Does Viera Compare to Other Lake Las Vegas Communities?

A like-for-like comparison of Viera against its Lake Las Vegas neighbors — indicative price, price per square foot, days on market, and lifestyle fit — using 89011 ZIP-area listing data via Las Vegas REALTORS. Per-community figures are Nevada Real Estate Group-modeled slices of the ZIP-area market; use them for orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-community medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.

Community Deep Dive

What Is Inside Each Lake Las Vegas Community?

BY ZIP CODE

What Does the Lake Las Vegas Market Look Like in ZIP 89011?

Lake Las Vegas sits entirely within ZIP 89011 — a broader eastern Henderson corridor that includes neighborhoods beyond the resort footprint. The table below presents 89011 as a single market area, consistent with how the MLS reports data, so all per-ZIP figures are broader than Viera itself. Use them for area-level orientation.

Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group analysis. 89011 includes the full Lake Las Vegas resort community, Cadence, and surrounding eastern Henderson neighborhoods — Viera represents a small subset of this inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY VIERA AT LAKE LAS VEGAS

Why Does Viera at Lake Las Vegas Stand Apart From Its Peers?

Five verifiable advantages set Viera apart from every other condo option in Henderson — a lakefront building type with no valley substitute, the widest price range at the resort, Nevada tax law under the Nevada Revised Statutes, Henderson safety confirmed by FBI crime data, and fixed-supply scarcity backed by Census and LVR MLS statistics.

1. 1

   The only mid-rise lakefront building in Henderson

   Viera is one of the very few mid-rise condo buildings in Henderson to sit directly inside a 320-acre private lake resort — a product type with no true substitute in the valley.

   Community records
2. 2

   Widest price spread at Lake Las Vegas

   $165K entry-level resale through $995K lake-view premium — buyers at every budget point can access the Lake Las Vegas address.

   Community records / LVR
3. 3

   Nevada tax advantages

   Zero state income tax and a 3% annual property-tax cap on primary residences under NRS 361.471 — five-figure annual savings for most California and high-tax-state relocators.

   Nevada Revised Statutes 361.471
4. 4

   Henderson safety and services

   Henderson consistently ranks among the safest large U.S. cities, with city police, fire, and services covering the entire 89011 ZIP.

   FBI Uniform Crime Reporting
5. 5

   Resort scarcity

   A fixed building of roughly 183 units inside a resort community with no remaining land for mid-rise expansion means supply cannot grow — demand does the rest.

   Community records

WHY BUY AT VIERA AT LAKE LAS VEGAS

What Are the Top 10 Reasons to Buy at Viera at Lake Las Vegas?

Viera's case rests on resort scarcity and tax efficiency: a lakefront mid-rise inside a 320-acre private resort, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and condos ranging from $165K to $995K. Ten sourced reasons follow.

1. 1

   A private 320-acre lake in the desert

   Access to Lake Las Vegas's private lake — kayaking, paddleboarding, and lakefront dining — inside a Henderson city address.

   Community records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most California or Pacific Northwest relocators.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute.

   NRS 361.471

4. 4

   Widest price range at Lake Las Vegas

   $165K–$995K inside a single building — entry-level access to the resort address.

   Community records / LVR

5. 5

   Jack Nicklaus golf on-site

   Reflection Bay Golf Club inside the resort — no commute to the course.

   Community records

6. 6

   Henderson safety

   Henderson ranks among the safest large U.S. cities per FBI UCR comparisons.

   FBI Uniform Crime Reporting

7. 7

   Resort village amenities

   Shops, restaurants, spa, and the Sports Club fitness and tennis center without leaving the community.

   Community records

8. 8

   Lake Mead NRA proximity

   America's first national recreation area — boating, hiking, and fishing — roughly 20 minutes from the front door.

   Community records

9. 9

   Maintenance-free living

   Building exterior and common areas are association-managed — no roof, no lawn, no exterior upkeep for the owner.

   Community records

10. 10

    Built-out resort scarcity

    A fixed building of roughly 183 units inside a resort with no expansion land — supply cannot grow while Henderson demand does.

    U.S. Census / Community records

THIS WEEKEND'S OPEN HOUSES

Can You Tour Viera at Lake Las Vegas Condos This Weekend?

With roughly 183 total units, Viera open houses are less frequent than larger Henderson communities — the 89011 corridor holds 687 active listings overall. Set up alerts to catch new Viera listings within hours, or call (702) 637-1759 to arrange a private tour at your convenience.

RELOCATION TIMELINE

How to Relocate to Viera at Lake Las Vegas in 8 Steps

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

1. 01

   Define your use case and budget

   Primary residence, second home, or investment? Viera's $165K–$995K range accommodates all three, but financing, rental rules, and HOA review differ by use. Set the use case before the price.

2. 02

   Confirm condo-project approval for your loan

   FHA and VA financing require the Viera building to hold current project approval — verify with your lender before committing. Conventional loans are available regardless; jumbo financing applies above the conforming limit for higher-floor units.

3. 03

   Hire a Lake Las Vegas specialist

   Floor orientation, view type, and HOA layering drive value at Viera in ways that ZIP-level comps cannot capture. Work with an agent who knows the building.

4. 04

   Tour in person or virtually

   Lake-facing floors show the view premium clearly; mountain-facing and interior units are quieter and more negotiable. A single building tour covers multiple price points in one visit.

5. 05

   Write and negotiate the offer

   Lake-view units draw motivated buyers quickly; interior-facing units allow more inspection-based negotiation. Your agent's read on the specific floor and orientation drives the strategy.

6. 06

   Pull HOA docs and reserve study

   Request the full resale package: building HOA dues, master-association charges, reserve-fund study, meeting minutes, and rental policy. Reserve health is the single most important document in a mid-rise condo purchase.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Condo-project review by the lender may add a week or two beyond a standard single-family timeline.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, City of Henderson water, Southwest Gas if applicable), then handle the Nevada DMV — driver's license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Economy Near Viera at Lake Las Vegas?

Residents work in Las Vegas hospitality, Henderson healthcare, remote roles, and retirement. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market stays historically strong; Henderson incomes run about 20% above the county median. The resort village, Reflection Bay Golf, and eastern Henderson retail anchor local employment near the lake.

Top Employers Accessible from Viera at Lake Las Vegas

• Las Vegas Strip and Resort CorridorMajor hospitality, gaming, and entertainment employment — 30 minutes via Lake Mead Pkwy and I-515
• Lake Las Vegas Resort VillageOn-site shops, dining, Reflection Bay Golf Club operations, and the Sports Club
• St. Rose Dominican Hospital (Henderson)Healthcare anchor about 20 minutes via Lake Mead Pkwy — major Henderson employer
• City of HendersonMunicipal campus and city services — Henderson is its own city government with sizable employment
• Clark County School District (eastern Henderson campuses)Schools serving the 89011 corridor including Elise L. Wolff ES and Basic HS
• Harry Reid International Airport corridorAirport operations, cargo, and logistics — about 25 minutes via I-215

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

COMMUNITY COMPARISON

How Does Viera at Lake Las Vegas Compare to Henderson, Las Vegas & Summerlin?

If you're weighing Viera against the valley's broader options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Viera wins on resort amenity access and scenic lifestyle; Henderson citywide wins on school variety and inventory depth; sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Viera population is community-records estimate for the building; income and crime figures are Henderson citywide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Viera at Lake Las Vegas?

Viera sits on the eastern Henderson rim — Lake Mead Parkway and I-215 are the two main arteries. The commute runs longer than central Henderson but avoids western-grid bottlenecks. Henderson mean commutes run near 25 minutes per U.S. Census ACS data; lake-area residents average a few minutes more given the eastern-rim location.

Drive Times from Viera at Lake Las Vegas

• 15 minDowntown Henderson (Water Street)Lake Mead Pkwy west
• 20 minLake Mead NRA (Boulder Beach)Lake Mead Pkwy east
• 20 minBoulder CityLake Mead Pkwy → US-93
• 25 minHarry Reid Intl AirportI-215 west
• 20 minHenderson Medical (St. Rose)Lake Mead Pkwy → Eastern Ave
• 30 minLas Vegas StripLake Mead Pkwy → I-515 → I-15
• 35 minDowntown Las VegasLake Mead Pkwy → I-515 north
• 40 minSummerlinI-215 across the valley

Transportation Options

• Driving

  The default — Lake Mead Parkway is a free-flowing arterial for most of the day, and I-215 provides an uninterrupted ring-road connection to the airport and western Henderson without entering the city grid.

• RTC Transit

  Limited service in the eastern Henderson corridor — plan a car-first life. Lake Mead Parkway has some route coverage, but the frequency and routing are not suited for daily commuters from the lake area.

• Cycling & Trails

  The River Mountains Loop Trail (34 miles of paved trail) and the Reflection Bay Trail inside the resort provide excellent recreational cycling. The trail network is better suited to recreation than commuting.

• Rideshare

  Available and responsive even in the eastern Henderson corridor — airport runs typically cost $30–$40 given the 25-minute drive, and Strip visits are efficient at roughly $35–$50 depending on time of day.

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

Quick Answer

What down payment do you need to buy at Viera at Lake Las Vegas?

Most Viera buyers put down 10% to 25%. Conventional condo loans typically require 10–20% down, and FHA and VA financing require the building to hold current condo-project approval — verify that status with your lender before counting on those programs. On the $539,900 ZIP-area median, plan roughly $54,000 (10%) to $135,000 (25%). Entry-level resale units near $165K–$250K need considerably less. Jumbo financing applies above the conforming loan limit, which comes into play for premium lake-view units near $800K–$995K.

PEOPLE ALSO ASK

What Else Do People Ask About Viera at Lake Las Vegas?

These are the eight questions Viera and Lake Las Vegas buyers type most — answered with specifics you can verify against primary sources: community and city facts from the City of Henderson, current prices from Las Vegas REALTORS MLS data, and school ratings from GreatSchools. No estimates, no guesswork.

WHY NEVADA REAL ESTATE GROUP

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

Direct Lake Las Vegas resort knowledge, 150+ agents, and 9,061+ verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers in lake-view condos and guard-gated Henderson plans where floor orientation and HOA layering drive every negotiation. That depth ranks Nevada Real Estate Group #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Viera at Lake Las Vegas?

Compare Viera with neighboring Lake Las Vegas communities and wider Henderson options. Each card pairs the drive time with price positioning so you can judge whether trading the mid-rise lakefront format for a detached home or a more central Henderson address actually buys you more home for the money.

A–Z INDEX

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

Lake Las Vegas contains several distinct residential communities alongside the resort village and amenity core. Dedicated community pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA docs, and market data for any of them on request.

Sources & Methodology

Where Does This Viera at Lake Las Vegas Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89011 is broader than Viera at Lake Las Vegas — so area statistics are labeled as such, and per-community figures are modeled estimates. Follow any link to verify a figure.

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

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026