NEW
$1,249,990
HouseEst. $7,058/mo
4 Beds
4 Baths
2,482 Sq. Ft.
Built in 2023
359 Faro Di Portofino Court
Henderson, NV, 89011
Amara at Portofino
Lake Las Vegas, Henderson
South Shore Luxury Homes For Sale
Nevada's #1 team for South Shore real estate. The guard-gated lakefront enclave inside Lake Las Vegas — waterfront estates, SouthShore Golf Club villas, and hilltop custom homes from $800K to $5M+, with live MLS data updated daily.
PRICE RANGE (SOUTH SHORE PLAN)
$800K–$5M+
Community records, Lake Las Vegas Resort
HOMES IN THE GUARD-GATED ENCLAVE
~400
Community records
ESTABLISHED
2003
Lake Las Vegas Resort
HOA RANGE
$400–$1,000/mo
Community records
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About South Shore at a Glance?
South Shore is the guard-gated luxury pinnacle of Lake Las Vegas — ~400 homes on ~350 acres from $800K to $5M+. ZIP 89011 shows a $539,900 median and 40-day pace per City of Henderson; waterfront and hilltop estates trade well above that floor inside Las Vegas REALTORS-serviced Henderson. Takeaways below unpack the valley's only private-lakefront luxury community.
- The only one: there is no other private-lakefront luxury community in the Las Vegas Valley — a 320-acre lake inside a guard-gated resort enclave is genuinely irreplaceable.
- The price ladder: $800K Mediterranean entry villas, $1.2M+ golf-course homes, $2M+ hilltop custom estates, and $3M–$5M+ direct waterfront with private docks.
- The golf: SouthShore Golf Club — Jack Nicklaus-designed, 18 holes along the lake's southern shoreline with water and mountain views on every hole.
- Security standard: 24-hour staffed guard gate, perimeter walls, security patrols — the full layer stack that underpins the $400–$1,000 monthly HOA.
- Access logistics: showings require advance gate coordination; Nevada Real Estate Group handles access for every appointment — call (702) 637-1759.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can You Find South Shore Homes For Sale?
ZIP 89011 carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data — South Shore's ~400 guard-gated homes occupy the premium end, waterfront estates from $800K and hilltop customs past $5M. Listings refresh daily below; every active South Shore home is searchable in our live MLS portal. Gate-coordinated showings arranged within 24 hours.
NEW$385,000HouseEst. $2,174/mo3 Beds2 Baths1,340 Sq. Ft.0.11 AcresBuilt in 2011941 Aspen Cliff DriveHenderson, NV, 89011Weston Hills
NEW$520,000HouseEst. $2,936/mo2 Beds2 Baths1,718 Sq. Ft.0.13 AcresBuilt in 2020747 Drammatico PlaceHenderson, NV, 89011Cadence Village Parcel 5-R1-2
NEW$415,000HouseEst. $2,343/mo3 Beds3.5 Baths1,976 Sq. Ft.0.13 AcresBuilt in 2007711 Yew Barrow CourtHenderson, NV, 89011Desert Canyon-Phase 2A
NEW$469,999HouseEst. $2,654/mo3 Beds3.5 Baths1,925 Sq. Ft.0.18 AcresBuilt in 2011952 Crescent Falls StreetHenderson, NV, 89011Weston Hills
NEW CONSTRUCTION$584,950HouseEst. $3,303/mo2 Beds3.5 Baths1,830 Sq. Ft.0.14 AcresBuilt in 2026660 Ambridge DriveHenderson, NV, 89011Cadence Parcel 30 Q2-2 Ambridge Phase 3
NEWOPEN HOUSE$890,000HouseEst. $5,025/mo3 Beds3.5 Baths2,331 Sq. Ft.0.15 AcresBuilt in 20191199 N Water StreetHenderson, NV, 89011Cadence Village Parcel 1-F5-1
NEW$1,000,000LandEst. $5,646/mo0 Beds— Baths0.60 Acres—12 Rue Mediterra DriveHenderson, NV, 89011Marseilles Amd
PRICE DISTRIBUTION
How Do South Shore Homes Break Down by Price Range?
South Shore's ~400 guard-gated homes span $800K entry villas to $5M+ waterfront estates per community records and Las Vegas REALTORS MLS activity. Water and golf proximity drive price almost entirely — Mediterranean villas away from the lake anchor the entry tier while lakefront lots with private dock rights command the steepest premiums. The bands below reflect NREG-modeled active-inventory distribution.
Browse South Shore Listings
How Can You Find a South Shore Home by Position, Lifestyle & Price?
South Shore's ~400 homes divide into four position tiers — lakefront, golf-course, hilltop, and villa — with prices from $800K entry to $5M+ waterfront. Each link below opens our live Henderson MLS search, with inventory updated daily from Las Vegas REALTORS data for ZIP 89011.
Which South Shore Neighborhoods Should You Explore?
South Shore's four position tiers differ sharply on price, views, and lifestyle — the cards below orient buyers before a gate-coordinated showing. Each links to the most relevant hub or live search for current inventory.
Guard-Gated · Private Dock · Direct Water
Lakefront Estates
Guard-Gated · Nicklaus Course Views · Lake VistasGolf Course Villas
Guard-Gated · Panoramic · 360° ViewsHilltop Custom Homes
Guard-Gated · Mediterranean · Entry LuxurySouth Shore Villas
Broader Resort Community · Multiple VillagesLake Las Vegas (parent)
All Henderson Luxury OptionsHenderson Luxury
Updated daily · 400 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New South Shore Listings First?
With only ~400 homes in the enclave, quality South Shore listings — especially waterfront with dock rights — surface infrequently and often sell off-market or quickly after listing. Custom alerts by position, price, and lake frontage mean you see new inventory within hours, not days. Set one up below or call (702) 637-1759 to be on our off-market notify list.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
8/10
8/10
How Are the Schools Near South Shore?
South Shore families choose from zoned public, charter, and private schools. Basic High School rates 5/10 on GreatSchools, so most families opt for Henderson International or Pinecrest Academy. Elementary options run stronger: Wolff Elementary rates 8/10 and Doral Academy (charter, K–8) rates 9/10. Confirm zoning with CCSD before writing an offer.
Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · Henderson (ZIP 89011)
K-5750 Students18:1
9/10Doral Academy of Nevada
Charter · Henderson area (20 min)
K-81000 Students19:1
8/10Somerset Academy
Charter · Henderson area (20 min)
K-81100 Students21:1
8/10Henderson International School (Lower)
Private · Henderson (25 min)
PreK-5400 Students14:1
8/10Pinecrest Academy of Nevada (Lower)
Private · Henderson (20 min)
K-5600 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for South Shore Families?
According to GreatSchools.org, the top picks for South Shore families are Doral Academy (9/10 charter, K–8) and Elise L. Wolff Elementary (8/10 zoned, K–5). Basic High School rates 5/10; most South Shore high-schoolers attend Henderson International or Pinecrest Academy instead. Cross-checked against Nevada Report Card; the ranked table follows.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson (20 min) | $800,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | ZIP 89011 zone | $800,000+ |
| 3 | Henderson International School | Private | PreK-12 | 8/10 | Henderson (25 min) | $800,000+ |
| 4 | Jack Lund Schofield MS | Public (zoned) | 6-8 | 7/10 | ZIP 89011 zone | $800,000+ |
| 5 | Basic High School | Public (zoned) | 9-12 | 5/10 | ZIP 89011 zone | $800,000+ |
SAFETY & CRIME
Is South Shore at Lake Las Vegas Safe?
Direct Answer
Yes — emphatically. South Shore layers the Henderson Police Department's citywide coverage (Henderson ranks among the safest large U.S. cities per FBI Uniform Crime Reporting comparisons) with a 24-hour staffed guard gate, perimeter walls, and security patrols specific to the enclave. Inside the gate, controlled access eliminates the opportunistic property crime common to open suburban streets.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Staffed guard entry — only credentialed accessLake Las Vegas Resort / South Shore HOA
- Security patrol coverage inside the enclaveCommunity HOA security services
- Violent crime vs national average, Henderson citywideFBI Uniform Crime Reporting
What Buyers Should Know
The security architecture at South Shore is among the most comprehensive of any Henderson community: the 24-hour staffed gate controls every vehicle and pedestrian entry point, perimeter walls remove easy boundary access, and security patrols inside the enclave add a proactive response layer. Residents report the gate not as an inconvenience but as the defining quality-of-life feature — the reason the community feels genuinely private.
Henderson's citywide policing is itself a structural advantage. Henderson Police Department operates independently of LVMPD, funding public safety well above national per-capita norms. The city's violent crime rate runs consistently below the national average in FBI Uniform Crime Reporting data, and the surrounding Lake Las Vegas area benefits from that coverage as the baseline beneath South Shore's private security layer.
For buyers coming from suburban California or other high-cost metros, the South Shore security standard typically exceeds anything they currently have at equivalent price points. The primary risk profile inside the gate is standard luxury-community: package management and occasional service-provider compliance issues — not meaningful crime.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in South Shore at Lake Las Vegas?
The Answer
South Shore offers the Las Vegas Valley's only private-lakefront resort lifestyle: 24-hour guard-gated security, a Jack Nicklaus golf club, a 320-acre private lake, and estate architecture from $800K to $5M+. City of Henderson covers Henderson services, Nevada's zero income tax improves every ownership calculation, and the Strip is 30 minutes via Lake Mead Parkway.
What is South Shore at Lake Las Vegas known for?
South Shore is known as the premier guard-gated luxury enclave within Lake Las Vegas — Henderson's private-lake resort community. It is the only community in the Las Vegas Valley offering direct lakefront living with a Jack Nicklaus championship golf club, waterfront estates with private docks, and a Mediterranean resort village at the doorstep.
Who should live at South Shore?
South Shore fits luxury buyers who want irreplaceable scarcity: executives, retirees, and relocating professionals who value private-lake access, 24-hour gate security, golf-course living, and a full resort lifestyle without flying to it — at a price point roughly one-third of comparable California lakefront.
What is daily life like at South Shore?
Mornings on the lake (kayak or paddleboard launch from the community marina or a private dock), afternoons on the SouthShore Golf Club course, evenings at the Village's lakefront restaurants — the Westin and Hilton resort properties are within walking distance, and Henderson City Center is 20 minutes for everyday errands.
Location
Where Is South Shore at Lake Las Vegas
South Shore occupies the southern bank of the 320-acre private Lake Las Vegas in Henderson, Nevada (ZIP 89011). About 350 guard-gated acres along the lake's south shore. Roughly 30 miles from the Strip via Lake Mead Parkway and I-215.
Lake Mead Marina
15
Min
Henderson City Center
20
Min
Airport
30
Min
Strip
30
Min
Boulder City
20
Min
South Shore at Lake Las Vegas
At a Glance$800K–$5M+
South Shore Price Range
$539,900
ZIP-Area Median List (89011)
$500,774
ZIP-Area Median Sold (past 100 days)
40
ZIP-Area Days on Market
- Setting
- Guard-gated lakefront resort, south Henderson
- Acreage
- ~350 acres
- Homes
- ~400
- Established
- 2003
- Developer
- Lake Las Vegas Resort
- Gate
- 24-hour staffed guard gate
- Golf
- SouthShore Golf Club (Nicklaus, 18-hole)
- Lake
- 320-acre private Lake Las Vegas
- HOA
- $400–$1,000/mo
- Price Range
- $800K–$5M+
- Sunshine
- 300 days/year
- Distance to Strip
- ~30 min
LIVABILITY REPORT CARD
How Does South Shore Score for Luxury Livability?
South Shore earns exceptional marks for security, exclusivity, and resort amenities — with honest trade-offs on school ratings and distance from the urban core. Below is the category-by-category report card our agents walk through with every luxury relocating buyer before a first South Shore tour.
Grade A+: Security
24-hour staffed guard gate, perimeter walls, security patrols — the full layer stack. Henderson Police Department covers the surrounding area; Henderson ranks among the safest large U.S. cities per FBI UCR comparisons.
Grade A+: Exclusivity & Scarcity
The only private-lakefront luxury community in the Las Vegas Valley. ~400 homes on ~350 guard-gated acres — no new supply can dilute this enclave's irreplaceable position.
Grade A: Resort Amenities
SouthShore Golf Club (Jack Nicklaus, 18 holes), 320-acre private lake, Westin and Hilton resort properties, Village lakefront dining, spa, fitness, and tennis — all within or adjacent to the gate.
Grade B: Schools
Elise L. Wolff Elementary (8/10 GreatSchools), Doral Academy charter (9/10) nearby, but Basic High School (5/10) is the zoned public high school. Many South Shore families use private options: Henderson International or Pinecrest Academy.
Grade B+: Commute & Connectivity
30 minutes to the Strip and Harry Reid Airport via Lake Mead Parkway and I-215. Henderson City Center is 20 minutes. The trade-off for privacy is distance from the urban grid — expect the drive to become routine.
Grade A+: Outdoor Recreation
320-acre private lake at the doorstep, Lake Mead National Recreation Area 15 minutes east, SouthShore Golf Club fairways on the southern shore — among the strongest outdoor recreation packages of any Las Vegas community.
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.
Quick Answer
Is South Shore at Lake Las Vegas a good place to live?
For the right buyer — absolutely. South Shore delivers the Las Vegas Valley's only private-lakefront resort community: 24-hour guard-gated security, SouthShore Golf Club, a 320-acre lake for daily paddling and sailing, Mediterranean estate architecture from $800K to $5M+, and a Village with world-class dining and two resort hotels at the doorstep. The honest trade-offs are commute (30 minutes to the Strip, not 15), public high school ratings (Basic HS is 5/10 — private schools are the preferred path), and price range ($800K is the entry point). Nevada's zero state income tax and the 3% property-tax cap under NRS 361.471 make the luxury carrying costs substantially lower than any comparable California setting.
Source: City of Henderson
DEMOGRAPHICS
Who Lives at South Shore?
According to the U.S. Census Bureau QuickFacts, Henderson holds 331,857 residents at a median household income of $88,654. Community records for South Shore estimate roughly 1,000 residents across ~400 households, a median age of 55, and average household income above $250,000.
The Census does not break South Shore out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the gate, the resident profile skews considerably higher: retired executives and professionals, second-home buyers from California and the Pacific Northwest, active adults drawn by the golf and lake lifestyle, and full-time luxury buyers who relocated for Nevada's tax advantages.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
$250,000+
vs Henderson $88,654
~63%
vs Clark Co 59%
~85%
vs Henderson ~63%
~55
vs Henderson ~41
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city; South Shore community demographic estimates from community records (Census does not tabulate South Shore separately) · Updated
POPULATION & GROWTH
How Fast Is the South Shore Area Growing?
South Shore itself is essentially built out at approximately 400 homes — the enclave reached its current footprint by the mid-2000s. Its parent city of Henderson continues compounding: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on South Shore's fixed, irreplaceable inventory.
331,857Henderson residents (Census)
~400Homes in South Shore
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside South Shore, growth means turnover and appreciation pressure, not expansion: the ~400-home enclave cannot add supply, while Henderson's growth adds demand for the only private-lakefront luxury address in the valley. That structural scarcity is the investment logic that makes South Shore hold value through market cycles.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate South Shore separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does South Shore Score for Livability?
South Shore pairs A+ grades for security and resort amenities with honest trade-offs: public high school ratings are average (Basic HS 5/10), the commute to the Strip runs 30 minutes, and the entry price ($800K) filters heavily. The rings below break the composite into six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 92A
Overall Livability
- 72B
Schools (zoned)
- 95A+
Safety & Security
- 70B
Cost (luxury tier)
- 96A+
Resort Amenities
- 94A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the South Shore Real Estate Market Trending?
Median sold price, days on market, and closings for ZIP 89011 from Las Vegas REALTORS MLS data. Scope note: ZIP 89011 is much broader than South Shore — the 687 active listings and $539,900 median reflect the full ZIP. South Shore's own $800K–$5M+ transactions are a thin, individually-negotiated premium subset of these figures.
ZIP-Area Median Sold Price
$475K–$505K monthly band; $500,774 median over the last 100 days (ZIP 89011 — broader than South Shore)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~85–120/mo ZIP-area pace — South Shore's own closings are a thin subset at $800K–$5M+
vs May 2025
Source: Las Vegas REALTORS
The long view: South Shore at Lake Las Vegas's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
MEDIAN DAYS ON MARKET (ZIP AREA)
$540K
ZIP-AREA MEDIAN LIST (89011)
$800K+
SOUTH SHORE ENTRY PRICE
< 1 hr
OUR RESPONSE TIME
EXCLUSIVE MARKET
Get matched with a
South Shore specialist.
Market Competitiveness
How Competitive Is the South Shore Market Right Now?
South Shore is a patient, thin luxury market — ZIP 89011 averaged 40 median days on market per Las Vegas REALTORS, and the ~400 guard-gated homes trade individually with longer negotiation windows. At $800K–$5M+, position — waterfront, golf-course, hilltop — drives each deal uniquely. Buyers who know their target tier still need to act decisively when the right listing surfaces.
45Thin, Patient Market
- 40 daysMedian days on market (sold, 100d, ZIP area)
- ~400Total homes in South Shore enclave
- 687Active listings (ZIP 89011, June 2026)
- $800K+South Shore entry price
Is South Shore Right for You?
Who Should Buy a Home at South Shore?
South Shore is not for every luxury buyer — it is for a specific type who prizes a private lake, golf, and total resort immersion over urban proximity or school rankings. The profiles below match lifestyle priorities to South Shore's four position tiers, followed by the honest pros and trade-offs our team walks every client through before the first showing.
Which South Shore Position Fits Your Buyer Type?
Waterfront Estate Buyers
- Lakefront Estates with private dock rights
- Direct 320-acre lake access from the property
- $3M–$5M+ pricing; the rarest position in the community
- Dock-equipped listings surface infrequently — set an alert now
Golf-First Buyers
- Golf Course Villas along the Nicklaus layout
- Lake and mountain views from fairway-fronting homes
- $1.2M–$2M tier — the deepest inventory in South Shore
- SouthShore Club membership separate from HOA — price both
Views & Privacy Buyers
- Hilltop Custom Homes with 360-degree panoramas
- Lake, golf course, and McCullough Range views combined
- $2M–$3.5M tier; highest privacy and most dramatic sightlines
- Custom architecture — pre-listing inventory is rare; alert advisable
Luxury Entry & Second-Home Buyers
- South Shore Villas — Mediterranean architecture from $800K
- Walking distance to club amenities and the Village
- Second-home and lock-and-leave appeal: HOA manages community
- Henderson STR ordinance limits short-term rentals — verify before underwriting
Active-Adult & Retirees
- Resort lifestyle without flying to it
- Golf, lake, spa, and fine dining at the doorstep
- Westin and Hilton hospitality for visiting family
- Compare with Sun City Anthem (Del Webb, 20 min) for HOA-managed active-adult alternative
California Relocation Buyers
- Zero Nevada state income tax vs California's 13.3% top rate
- Private lakefront at one-third the California lakefront price
- 30-minute commute to the Strip employment corridor
- Henderson's safety ranking consistently among America's best per FBI UCR
Best Fit For
- Waterfront estate buyers — the only private-dock lakefront living in the Las Vegas Valley at prices well below comparable California settings.
- Golf enthusiasts — a Jack Nicklaus championship course with lake views on every hole, wrapping the community they live in.
- California relocators — zero state income tax, 3% property-tax cap, and private-lake resort living at roughly one-third the California price.
- Active adults and retirees — the full resort-lifestyle stack — golf, lake, spa, dining, and hotel hospitality — without leaving the gate.
- Second-home buyers — lock-and-leave security, HOA property management, and two resort hotels for visiting guests.
- Privacy-first buyers — 24-hour staffed gate, perimeter walls, patrol coverage, and controlled access on a private 350-acre enclave.
Ready to explore South Shore? Our team coordinates gate access, pulls waterfront comps, and knows which listings are coming before they hit the MLS.
Start Your South Shore SearchPros
- The only private-lakefront luxury community in the Las Vegas Valley — irreplaceable scarcity
- Jack Nicklaus-designed SouthShore Golf Club wrapping the lake's southern shore
- 24-hour staffed guard gate, perimeter walls, and security patrols inside the enclave
- Zero Nevada state income tax — annual savings of $20,000–$50,000+ for high-income households
- 3% annual property-tax cap on primary residences under NRS 361.471
- Westin and Hilton resort properties plus Village lakefront dining within walking distance
- Lake Mead National Recreation Area — 1.5 million acres — fifteen minutes east
Honest Considerations
- Distance: 30 minutes to the Strip, Harry Reid Airport, and the urban core — plan for the drive
- Basic High School (5/10 GreatSchools) is the zoned public high school — private options are the practical path
- Entry price of $800K with HOA dues of $400–$1,000/mo — carrying costs are genuinely luxury-tier
- Golf club membership is separate from HOA — budget both if golf is central to the lifestyle
- Thin, slow resale market for the enclave specifically — patience required when buying or selling
- Electric-only lake (no gas-powered motorized watercraft) — if powerboating is essential, Lake Mead is 15 minutes
Position Comparison
How Do South Shore's Four Positions Compare?
A like-for-like comparison of South Shore's four position tiers — indicative price, lifestyle fit, and scarcity — using community records and active-listing review via Las Vegas REALTORS. Per-position figures are NREG-modeled estimates; use them as orientation, not appraisal. Water frontage is the dominant pricing variable in every South Shore transaction.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Lakefront Estates | ~$4,000,000 | ~$800 | 90+ | ~5 | Private dock · Direct water |
| Golf Course Villas | ~$1,500,000 | ~$450 | 60 | ~20 | Nicklaus golf views |
| Hilltop Custom Homes | ~$2,500,000 | ~$550 | 75 | ~10 | Panoramic views |
| South Shore Villas | ~$950,000 | ~$350 | 45 | ~25 | Entry luxury · Lock-and-leave |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. Per-position medians are modeled estimates from active-listing and community-record review. Listing counts updated daily via Repliers IDX.
Position Deep Dive
What's Inside South Shore's Four Position Tiers?
Submarket 1
Lakefront Estates
The rarest and highest-priced position in South Shore — direct lakefront estates with private dock rights. A handful of these trade each year; buyers should be patient and alert-ready. Comparable private-dock lake properties in California list for multiples of this price.
Browse Lakefront Estates homes →~$4MMedian Price
90+Days on Market
~5Active Listings
~$800Price / Sq Ft
Submarket 2
Golf Course Villas
Homes along the SouthShore Golf Club fairways with lake and mountain views — the deepest inventory tier in South Shore and the natural landing for golf-first buyers. Mediterranean architecture with luxury finishes and club amenities walkable.
Browse Golf Course Villas homes →~$1.5MMedian Price
60Days on Market
~20Active Listings
~$450Price / Sq Ft
Submarket 3
Hilltop Custom Homes
Elevated custom estates with 360-degree views of the lake, golf course, and surrounding McCullough Range — the most dramatic viewshed in South Shore. Inventory is thin and each home is architecturally unique; patience is integral to the acquisition process.
Browse Hilltop Custom Homes homes →~$2.5MMedian Price
75Days on Market
~10Active Listings
~$550Price / Sq Ft
Submarket 4
South Shore Villas
Mediterranean-inspired villas at South Shore's most accessible price point — walking distance to club amenities and the Village. The best entry option for second-home buyers and those testing the Lake Las Vegas lifestyle before committing to a lakefront position.
Browse South Shore Villas homes →~$950KMedian Price
45Days on Market
~25Active Listings
~$350Price / Sq Ft
Submarket 5
The SouthShore Golf Club & Village Corridor
The amenity core that every South Shore resident shares: SouthShore Golf Club's 18-hole Nicklaus course wrapping the lake, the Village's lakefront dining and retail, the Westin and Hilton resort properties, the marina, and the seasonal events calendar. These shared assets are what the HOA maintains — and what no competing Henderson community can replicate.
Browse The SouthShore Golf Club & Village Corridor homes →18Holes at SouthShore Golf Club
320Private Lake Acres
2International Resort Hotels
24/7Guard Gate Staffing
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which South Shore
position fits your lifestyle?
BY ZIP CODE
What Does the Market Look Like in ZIP 89011?
South Shore sits in ZIP 89011, which covers the full Lake Las Vegas resort corridor and surrounding Henderson communities. MLS statistics report at ZIP level — 89011's 687 active listings and $539,900 median reflect the complete ZIP, not South Shore's $800K–$5M+ tier. South Shore transactions are a thin, premium subset; the table below is the statistical frame.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas corridor — South Shore · Lago Vista · Monte Lucca · Vistana · adjacent Henderson | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG analysis. ZIP 89011 is broader than South Shore — it includes all Lake Las Vegas villages and adjacent Henderson communities. South Shore-specific transaction data is not separately reported by the MLS; per-position estimates are NREG-modeled. *Year-over-year change is intentionally omitted at ZIP level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define South Shore Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, FBI Uniform Crime Reporting, or community records — capture South Shore faster than any brochure: a 320-acre private lake, ~400 guard-gated homes, and prices from $800K to $5M+.
$800K
Entry price for South Shore Mediterranean villas — the floor of the only private-lakefront luxury community in the valley.
Community records
$5M+
Top of the South Shore market for direct waterfront custom estates with private dock rights.
Community records
~400
Homes in the guard-gated South Shore enclave — a fixed supply that cannot be expanded.
Lake Las Vegas Resort / Community records
320
Private lake acres inside Lake Las Vegas — the amenity that makes South Shore irreplaceable in the Las Vegas Valley.
Lake Las Vegas Resort
40
Median days on market across the ZIP 89011 area over the past 100 days per Las Vegas REALTORS.
LVR / GLVAR, June 2026
2003
Year South Shore was established by Lake Las Vegas Resort.
Community records
$88,654
Median household income in Henderson, the parent city, per U.S. Census QuickFacts — South Shore resident incomes run well above this citywide figure.
U.S. Census QuickFacts
Top 10
Henderson's regular ranking among the safest large U.S. cities in FBI Uniform Crime Reporting-based national comparisons.
FBI UCR / City of Henderson
WHY SOUTH SHORE
Why Does South Shore Stand Apart From Its Peers?
South Shore is the only private-lakefront luxury enclave in the Las Vegas Valley. No competing community pairs a Nevada Revised Statutes-protected private lake with a Jack Nicklaus course and a resort village inside the same guard gate — that trifecta is the foundation of South Shore's structural pricing support.
- Community records / Lake Las Vegas Resort
The only private lake in the valley
A 320-acre private lake in the Nevada desert — no other guard-gated luxury community in Las Vegas offers water-access living. The scarcity is permanent: the lake cannot be replicated.
- SouthShore Golf Club
Jack Nicklaus championship golf
SouthShore Golf Club wraps the lake's southern shore with water and mountain views on 18 holes — one of Nevada's most visually dramatic courses, not just a community amenity.
- Lake Las Vegas Resort HOA
24-hour guard-gated security
Staffed entry, perimeter walls, security patrols, and controlled access — the full security stack that most luxury communities promise and few fully deliver.
- Nevada Revised Statutes 361.471
Nevada's tax structure
Zero state income tax, effective property-tax rates of 0.5–0.7%, and the 3% annual cap on primary-residence increases under NRS 361.471 — structural ownership-cost advantages unavailable in California.
- Community records / U.S. Census
Irreplaceable supply ceiling
South Shore is essentially built out at ~400 homes — no new supply can dilute the enclave while Henderson's broader growth keeps adding demand to fixed lakefront inventory.
WHY BUY AT SOUTH SHORE
What Are the Top 10 Reasons to Buy at South Shore at Lake Las Vegas?
South Shore's case is built on irreplaceability, not marketing: the only private lakefront luxury enclave in the Las Vegas Valley, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and $800K–$5M+ estate architecture inside a 24-hour guard gate. Ten sourced reasons follow.
The only private lake in the valley
A 320-acre private lake — the irreplaceable amenity no competing Las Vegas luxury community can match.
Community records
Jack Nicklaus championship golf
SouthShore Golf Club — an 18-hole Nicklaus design along the lake's south shore with water views on every hole.
SouthShore Golf Club
Zero state income tax
Nevada levies no personal income tax — annual savings of $20,000–$50,000+ for most high-income relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are statutorily capped — predictable carrying costs regardless of market appreciation.
NRS 361.471
24-hour guard-gated security
Staffed gate, perimeter walls, and patrol coverage — the full security stack in a genuinely private enclave.
Lake Las Vegas Resort HOA
Resort amenities at the doorstep
Westin and Hilton resort hotels, lakefront Village dining, spa, fitness, tennis — without paying resort rates.
Community records
Private dock availability
Select lakefront estates include private dock rights on the 320-acre lake — an amenity unique to this community in the valley.
Community records
Supply-capped appreciation
A built-out enclave of ~400 homes with no expansion capacity — demand growth cannot be absorbed by new supply.
Community records
Henderson Police Department coverage
Henderson PD patrols the surrounding area; Henderson consistently ranks among the safest large U.S. cities per FBI UCR comparisons.
FBI Uniform Crime Reporting
Lake Mead proximity
Lake Mead National Recreation Area — 1.5 million acres of boating, hiking, and desert scenery — is 15 minutes east.
National Park Service
New Construction
Who Built or Builds Homes at South Shore?
South Shore was developed from 2003 by Lake Las Vegas Resort and is essentially built out at ~400 homes. Custom and semi-custom luxury builders established the Mediterranean architectural character. Occasional vacant lots — especially waterfront parcels — surface and require community architectural-review approval. MacDonald Highlands and Ascaya offer comparable new-construction options nearby. Call (702) 637-1759 to discuss any available lot.
Luxury Production
Toll Brothers
Premier production luxury builder in the Henderson corridor
Family & Mid-Market
Lennar
High-volume alternative for buyers wanting new construction nearby
Active Adult & Family
Pulte / Del Webb
Del Webb Sun City Anthem is 20 minutes and targets active-adult buyers
Family
Richmond American
Value-oriented new construction in the broader Henderson area
Outdoor Recreation
What Outdoor Amenities Does South Shore Offer?
South Shore's outdoor stack is among the strongest of any Las Vegas community: a 320-acre private lake for daily water sports, a Jack Nicklaus championship golf course along the south shore, and Lake Mead National Recreation Area 15 minutes east. The City of Henderson also maintains parks and trails in the Henderson corridor within 20–30 minutes.
IN-COMMUNITY
Lake Las Vegas Private Lake
320 acresKayaking · Paddleboarding · SailingResidents & resort guests
A 320-acre private lake in the Nevada desert — kayak, paddleboard, sail, or launch from a private dock on your estate. No gas-powered motorized craft; electric boats are permitted.
IN-COMMUNITY
SouthShore Golf Club
~200 acres / 18 holesChampionship golf · Dining · SpaClub membership required
Jack Nicklaus-designed 18-hole championship course wrapping the lake's southern shore — water and mountain views on every hole, with fine dining, resort pool, spa, fitness, tennis, and pickleball.
IN-COMMUNITY
Lake Las Vegas Marina
Lake promenadeKayak rentals · Paddleboards · Electric boatsResort / resident access
The Village marina offers guided water-sport rentals and lakefront promenade access — the social hub of Lake Las Vegas for residents and resort guests.
5-10 MIN (in-community)
Lake Las Vegas Village
Lakefront villageDining · Retail · EventsFree
Mediterranean-style village with lakefront dining, specialty retail, seasonal markets, live entertainment, and year-round community events — the social anchor of the Lake Las Vegas resort.
15 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Fishing · HikingNPS fee
One of the largest reservoirs in the United States — serious power boating, coves, hiking trails, and sandy beaches fifteen minutes east of South Shore via Lake Mead Drive.
IN-COMMUNITY
Westin & Hilton Resort Pools
Resort poolsSwimming · RelaxationResort guest / resident access
Two international resort properties within walking distance of South Shore offer pools, spas, and resort services for residents who want a fully managed hospitality experience.
20-25 MIN
Henderson Trails Network
City trailsHiking · Cycling · WalkingFree
Henderson's parks and trails system — Cornerstone Park, Black Mountain Trail, and the Railroad Pass trails — offers desert hiking and cycling within 20–25 minutes west of South Shore.
20 MIN
Black Mountain
Desert peakHiking · ViewsFree
The signature Henderson hiking destination — a 3.8-mile round-trip summit hike with views across the Las Vegas Valley and Lake Mead. Peak season is October through April; summer sunrise starts only.
The South Shore Lifestyle
What Does a Weekend at South Shore Look Like?
Three weekend moods within steps of the gate: a morning kayak on the 320-acre lake, eighteen holes at SouthShore Golf Club (Nicklaus design, lake views every hole), then dinner at the Village lakefront restaurant — all guard-gated. Lake Mead's 1.5 million acres sit fifteen minutes east per City of Henderson.
320Private Lake Acres
18Holes at SouthShore Golf Club
2003Year Established
~400Guard-Gated Homes
THIS WEEKEND'S OPEN HOUSES
Can You Tour South Shore Homes This Weekend?
Possibly — with ~400 total homes, open houses at South Shore are infrequent; most showings are private, gate-coordinated appointments arranged in advance. If a listing has a scheduled open house this weekend, it appears below. More commonly, our team books private showings with 24-hour notice. Call (702) 637-1759 — we coordinate gate access for every appointment.
Quick Answer
What do HOA fees cover at South Shore?
South Shore HOA dues of $400–$1,000 per month cover the 24-hour staffed guard gate, security patrol services, perimeter maintenance, the Lake Las Vegas master association fees, and applicable sub-association dues by neighborhood tier. SouthShore Golf Club membership is separate — priced additionally to the HOA. Waterfront homes with private dock rights may carry dock maintenance fees. Always request the complete resale package — dues schedule, reserves, special-assessment history, and CC&Rs — early in Nevada's 30–45 day escrow window.
Moving to South Shore
Should I Move to South Shore at Lake Las Vegas?
Every year, executives and retirees from Los Angeles, San Francisco, and Seattle discover that private-lakefront living priced above $5M on the California coast is achievable in Henderson for $800K–$5M+. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line funds most relocation decisions.
Why Luxury Buyers Are Choosing South Shore Over Coastal Alternatives
The tax math is decisive at the luxury tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 annually saves roughly $40,000 per year in state income taxes alone. South Shore adds what no comparable coastal enclave at this price point offers: a private 320-acre lake in the Nevada desert, a Jack Nicklaus championship course wrapping the shoreline, and 24-hour guard-gated security — inside a city that funds public safety generously and ranks among America's safest large cities per FBI-based comparisons.
At a $3M budget, Los Angeles lakefront or coastal buyers are looking at a modest house on a crowded street. That same budget at South Shore secures a waterfront custom estate with a private dock, infinity pool, and panoramic lake and mountain views — inside a guard-gated resort community with a championship golf club, lakefront dining, and two international hotel properties within walking distance.
According to Las Vegas REALTORS, the ZIP 89011 area median list price is $539,900 — South Shore's own range starts at $800K. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value, capped at 3% annual growth on primary residences. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates Doral Academy — the top nearby charter — at 9/10.
South Shore draws buyers from professional services, executive leadership, technology, and casino-industry management — the same households that once bought Malibu or Lake Tahoe properties. Daily employment needs are met by Henderson City Center 20 minutes west and the Strip corridor 30 minutes via I-215, while the resort lifestyle at the doorstep removes any reason to commute for leisure.
Cost of Ownership Snapshot — South Shore vs. California Lakefront
The category that flips hardest for California lakefront buyers is total ownership cost: Nevada has no state income tax, no personal property tax on vehicles beyond registration, and a 3% annual cap on primary-residence property-tax increases. A private lakefront estate that costs $5M+ in California with property taxes north of 1% carries at half the total annual burden in Nevada.
| Metric | South Shore, NV | CA Lakefront Equiv. |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Price (private lake) | From $800K (villa) | $3M+ typical |
| Waterfront Custom Estate | $3M–$5M+ (private lake) | $8M–$20M+ (CA lake/coast) |
| Effective Property Tax Rate | ~0.5%–0.7%, 3% annual cap | ~1.1%+ on new purchases |
| Private Lake Access | Yes — 320-acre lake in-community | Varies; rarely private |
| Airport Commute | ~30 min (Harry Reid) | 45–120+ min (varies) |
Figures are approximate, for illustration. Contact our team for current market data.
South Shore Rental Market — Rent vs. Own
Luxury rentals in the Lake Las Vegas ZIP area command $4,000–$8,000+ monthly for estate homes, with short-term resort rentals governed by Henderson's strict STR ordinance — verify rules before underwriting nightly income. The deeper investment argument at South Shore is the irreplaceable-supply thesis: there is no other private-lakefront luxury community in the Las Vegas Valley, so resale inventory is structurally constrained, which tends to support pricing through market cycles.
Updated June 2026 · Source: Las Vegas REALTORS luxury rental tracking & NREG analysis
Considering a move to South Shore? Our team specializes in luxury relocation — virtual lakefront tours, gate-coordinated in-person showings, waterfront-comp analysis, and closing management without repeated cross-country trips. Call (702) 637-1759 to begin.
Start Your South Shore SearchRELOCATION TIMELINE
How to Relocate to South Shore in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most South Shore 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. Cash buyers can close in two to three weeks; jumbo buyers should add time for underwriting.
Lock your position tier and budget
South Shore divides into four tiers: $800K–$1.2M entry villas, $1.2M–$2M golf-course villas, $2M–$3.5M hilltop customs, and $3M–$5M+ lakefront estates. Each carries different inventory depth — lakefront listings surface once or twice a year; entry villas trade more frequently.
Arrange jumbo pre-approval or proof of funds
All South Shore homes exceed conventional conforming limits. Jumbo lenders require 20–30% down and strong reserves documentation. Cash buyers should have a bank-letter ready. Gate access and seller credibility require pre-approval or proof-of-funds before showings are granted.
Hire a South Shore luxury specialist
Gate coordination, off-market awareness, custom-estate appraisal navigation, and waterfront-comp analysis are specialized skills. Nevada Real Estate Group has represented South Shore buyers and sellers — call (702) 637-1759.
Schedule gate-coordinated showings
There is no drive-by or self-tour at South Shore. Your agent arranges gate access with 24-hour notice. Budget at least a half-day to tour meaningfully — the enclave is 350 acres and each position tier looks and feels distinct.
Write and negotiate the offer
Luxury market pace (40+ median days in the ZIP area) gives buyers room to negotiate — but true lakefront-dock listings attract serious competing interest when they surface. Know your walkaway price in advance; waterfront comp sets are thin and sellers know it.
Inspection, HOA resale package, and appraisal
Commission a thorough inspection including dock, lake-access infrastructure, custom finishes, and pool systems. Request the resale package early — dues, reserves, CC&Rs, and any pending special assessments. Waterfront appraisals require comparable data from thin comp pools; add extra scheduling time.
Clear conditions, fund, and close
Nevada closes through escrow companies; plan 30–45 days financed, 7–14 days cash. HOA document delivery and gate-access-change processing add a few days. Your escrow officer handles utility and HOA transfer coordination.
Move in, establish residency, and register
Transfer utilities (NV Energy, Southwest Gas, Henderson water), update your Nevada driver's license within 30 days, and register vehicles within 60. Notify the gate association of your access credentials, and introduce yourself to the SouthShore Golf Club membership team if golf is in the plan.
ECONOMY & JOBS
What Drives the Economy Near South Shore?
South Shore sits at the intersection of Henderson's professional and resort economy. Per the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong. Residents work in executive leadership, professional services, or casino management — or are retired — drawing on the Strip 30 minutes west and Henderson's commercial base 20 minutes away.
$88,654Median household income, HendersonU.S. Census QuickFacts
$250K+Estimated South Shore avg household incomeCommunity demographic records
~30 minCommute to Strip employment corridorVia Lake Mead Pkwy / I-215
2 hotelsWestin and Hilton Lake Las Vegas in-communityCommunity records
Major Employers Accessible From South Shore
- Las Vegas Strip resort-casinos~30 minutes via Lake Mead Pkwy to I-215 to I-15 — the valley's largest employment hub
- Harry Reid International Airport~30 minutes — logistics, hospitality, and aviation employment anchor
- Henderson City Center employers~20 minutes west — Henderson's municipal, healthcare, and commercial job base
- Lake Las Vegas resort hotels (Westin & Hilton)In-community — hospitality operations and resort management
- SouthShore Golf ClubIn-community — golf operations, club management, dining and spa staff
- Clark County School District (Henderson campuses)~20–25 min — education employment in the Henderson corridor
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does South Shore Compare to Nearby Luxury Communities?
If you're weighing South Shore against competing Henderson and valley luxury addresses, this side-by-side covers the metrics luxury buyers ask about most. South Shore wins on private-lake uniqueness and resort immersion; MacDonald Highlands on city proximity and hilltop drama; The Ridges on Summerlin lifestyle. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | South Shore | MacDonald Highlands | Henderson | Lake Las Vegas |
|---|---|---|---|---|
| Price Range | $800K–$5M+ | $800K–$10M+ | $548K median | $400K–$2M+ |
| Guard-Gated | Yes — 24-hr staffed | Yes — 24-hr staffed | Varies by community | Varies by village |
| Private Lake | Yes — 320 acres | No | No | Yes (shared with South Shore) |
| Golf | SouthShore GC (Nicklaus) | DragonRidge CC (private) | Multiple public/private | SouthShore GC (Nicklaus) |
| Distance to Strip | ~30 min | ~20 min | ~15-30 min | ~30 min |
| HOA Range | $400–$1,000/mo | $300–$800/mo | Varies widely | Varies by village |
| Established | 2003 | 2003 | 1953 (city) | 1997 |
| Best For | Private lake · Golf · Resort immersion | Hilltop drama · City proximity · Ultra-luxury | Families · Value · Safety | Lake lifestyle · Multiple price points |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Drive times are estimates; community price ranges reflect typical active inventory as of June 2026. Last updated June 2026.
Cost of Ownership
What Will South Shore Cost You Each Month?
A $1.5M South Shore purchase with 25% down at 7% jumbo runs roughly $8,000–$10,000 monthly before HOA dues per Freddie Mac's rate survey. The tabs below model your payment at two South Shore price points, compare the buy-vs-own equation, and detail the HOA structure unique to this guard-gated enclave.
Payment Estimator
Estimate Your South Shore Payment
$8,597
Estimated Monthly Payment
- Principal & Interest$7,485
- Property Tax$763
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at South Shore?
Luxury rentals in the Lake Las Vegas corridor run $5,000–$8,000+ monthly for comparable estate homes. At current jumbo rates, the monthly gap between buying and renting at South Shore narrows when equity paydown and Nevada's tax advantages are counted — and for 5+ year holds, the irreplaceable-supply thesis tilts the long-run math decisively toward owning.
OWN ($1.5M, 25% DOWN, 7% JUMBO)
~$9,715 / mo (inc. HOA)
- Principal & Interest (jumbo, 25% down)
- ~$7,965
- Property Tax (~0.6%)
- ~$750
- Homeowners Insurance (luxury)
- ~$300
- HOA ($400–$1,000/mo)
- $700 (mid-range est.)
- Golf Club Membership (if applicable)
- Separate — varies
5-year net cost:~$480,000
Equity built:~$550,000
RENT (LAKE LAS VEGAS LUXURY)
~$6,500 / mo
- Luxury Rental (Lake Las Vegas)
- $5,000–$8,000+
- Renters Insurance
- $50
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~3-5%
5-year net cost:~$430,000
Equity built:$0
Avg annual luxury rental increase: ~4%
The 5-year breakeven
Owning a $1.5M South Shore home for five years nets roughly comparable total cost to renting in the near term — but the owner exits with approximately $550,000 in equity (including the down payment and principal paydown) while the renter exits with none. The irreplaceable-supply thesis — no new lakefront inventory possible — provides structural appreciation support that makes the ownership case stronger over a 7–10 year hold.
Model assumptions: 7.0% 30-yr jumbo fixed (Freddie Mac PMMS reference), 4% annual appreciation (luxury Henderson), 4% annual rent growth, 0.6% effective property tax, $700/mo blended HOA, ~7% resale costs. Individual results vary.
HOA Fees by Community
HOA Fees by South Shore Tier
South Shore's HOA structure covers two layers: the Lake Las Vegas master association and the South Shore sub-association. Both are baked into the $400–$1,000 monthly range; position tier (lakefront vs villa) determines where you fall. Golf club membership is always separate.
Entry Villas
$400–$600 / mo
South Shore Villas (Mediterranean entry)
$400–$600
Includes:
24-hr guard gate, security patrol, master association fees, common-area maintenance
Golf & Hilltop Positions
$500–$800 / mo
Golf Course Villas
$500–$750
Includes:
Guard gate, patrols, golf-corridor common areas, master association
Hilltop Custom Homes
$550–$800
Includes:
Guard gate, patrols, private-street maintenance, master association
Lakefront Estates
$700–$1,000+ / mo
Lakefront with Dock Rights
$700–$1,000+
Includes:
24-hr gate, patrols, dock maintenance allocation, lake access, master association — verify dock fees separately
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From South Shore?
South Shore sits at Henderson's eastern edge — Lake Mead Parkway connects to I-215, the Strip, and Harry Reid Airport. Henderson commutes average 25 minutes per U.S. Census ACS data; South Shore adds roughly 10 minutes, so budget 30–35 minutes to the Strip or airport. Most residents accept the trade-off for the privacy and resort lifestyle without reservation.
Drive Times from South Shore
- 15 minLake Mead National Recreation AreaLake Mead Dr East
- 20 minBoulder CityLake Mead Pkwy East
- 20 minHenderson City CenterLake Mead Pkwy West
- 25 minGalleria at SunsetLake Mead Pkwy → Sunset Rd
- 30 minHarry Reid Intl AirportLake Mead Pkwy → I-215 West
- 30 minLas Vegas StripLake Mead Pkwy → I-215 → I-15
- 35 minDowntown Las VegasLake Mead Pkwy → I-515
- 25 minHoover DamLake Mead Pkwy → US-93
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a South Shore home?
Cash purchases close in 7–14 days. Jumbo-financed South Shore closings typically run 30–45 days — Nevada closes through escrow companies, not attorneys. Budget extra time for appraisal scheduling on waterfront homes (comps are thin), HOA resale-package delivery, and gate-access coordination for appraisers and inspectors. The listing agent handles gate logistics as standard practice.
Quick Answer
What down payment do you need to buy at South Shore?
Most South Shore homes require jumbo financing — they start at $800K, above conventional conforming limits. Jumbo lenders typically require 20–30% down and strong cash reserves. On an $800K entry villa, budget $160,000–$240,000 down; on a $3M lakefront estate, $600,000–$900,000. Cash buyers close faster (7–14 days) and are common in this price bracket. Pre-approval or proof-of-funds is expected before gate access and showings are arranged — confirm your position before contacting an agent.
South Shore at Lake Las Vegas FAQ — 18 Answers
What Do South Shore at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the price range for South Shore homes at Lake Las Vegas?
South Shore prices span $800,000 for Mediterranean entry villas to $5M+ for waterfront custom estates with private docks. The ~400 homes across ~350 guard-gated acres vary sharply by water position — lakefront lots with dock rights command the steepest premiums. Decide early whether direct water access is essential; it changes the comp set entirely and limits your candidates to a handful of listings at any time.
Is South Shore at Lake Las Vegas guard-gated?
Yes. South Shore is the guard-gated luxury section of Lake Las Vegas, with a 24-hour staffed entry gate and perimeter security protecting the resort's most exclusive enclave. All showings require advance gate coordination through a licensed agent. Nevada Real Estate Group arranges access for every South Shore appointment — call (702) 637-1759 with a day's notice and your tour will be cleared.
What golf course serves South Shore residents?
SouthShore Golf Club — a Jack Nicklaus-designed 18-hole championship course — wraps along the lake's southern shoreline with water and mountain views on virtually every hole. Club amenities include fine dining, a resort-style pool, full-service spa, fitness center, and tennis and pickleball courts. Golf and social memberships are separate from the HOA; price club costs alongside the home if regular play is part of your plan.
Can residents boat on the Lake Las Vegas private lake?
Yes. The 320-acre private Lake Las Vegas is open to residents and resort guests for kayaking, paddleboarding, sailing, and electric-boat use; gas-powered motorized watercraft beyond electric boats are not permitted. Waterfront South Shore estates may include private docks — a meaningful value differentiator. If on-water living is central to your purchase, ask our team to flag dock-equipped listings the moment they surface.
What ZIP code is South Shore in?
South Shore sits in ZIP code 89011 in Henderson, Nevada, inside the Lake Las Vegas resort community. The broader 89011 ZIP area carried 687 active listings and a $539,900 median list price per Las Vegas REALTORS in June 2026 — figures that reflect the entire ZIP, not South Shore's $800K–$5M+ plan range. The Strip and Harry Reid Airport are each about 30 minutes via Lake Mead Parkway and I-215.
What are HOA fees at South Shore?
Plan on $400 to $1,000 per month, covering the 24-hour guard gate, security patrols, the Lake Las Vegas master association, and applicable sub-association dues. SouthShore Golf Club membership is separate. Waterfront homes with dock rights can carry additional fees. Dues vary by sub-association — request the resale package early in Nevada's standard 30–45 day escrow and review reserves before contingencies expire.
Is South Shore suitable as a full-time primary residence?
Yes — many owners live at South Shore year-round. The Strip and airport each sit about 30 minutes out via Lake Mead Parkway and I-215, Henderson City Center is roughly 20 minutes west, and the lake, golf, and Village dining are at the doorstep. Test the specific commute pattern that matters to your household before closing; for most full-time owners the lakefront trade-off proves well worth it.
How far is South Shore from Lake Mead National Recreation Area?
About 15 minutes east via Lake Mead Drive — 1.5 million acres of boating, fishing, hiking, swimming beaches, and scenic drives at one of the largest reservoirs in the United States. That is separate from the private 320-acre Lake Las Vegas at your doorstep. Owning at South Shore effectively gives you two bodies of water: the private lake for daily paddling and sailing, the national one for full-size boating weekends.
How does the guard gate entry process work at South Shore?
Residents receive access transponders or codes for automatic entry; guests are called in by the homeowner or added to a pre-approved list. Vendors and service providers follow the community's controlled-access policy. The gate is staffed 24 hours a day with security patrols inside. First-time visitors should expect a brief check-in; agents arrange showing access in advance as standard practice — it is routine, not a barrier.
How do prospective buyers access South Shore for showings?
Buyers enter South Shore only with a licensed agent who coordinates gate access in advance — there is no public drive-through or self-tour option. That discipline is part of what the HOA underwrites and what preserves the enclave's privacy and security standard. Nevada Real Estate Group handles all gate coordination for every showing — call (702) 637-1759 and we will have your access cleared before arrival.
What security layers does South Shore provide beyond the guard gate?
South Shore layers a 24-hour staffed gate with controlled vehicle entry, perimeter walls, security patrols, and surveillance at entry points. At this tier, communities typically add emergency-response coordination and monitored access logs — confirm current protocols in the resale package during due diligence. This layered security posture is a primary driver of the $400–$1,000 monthly HOA and a structural component of South Shore's long-term value retention.
Are there custom home lot opportunities at South Shore?
Occasionally. South Shore is largely built out at roughly 400 homes, so vacant custom lots — especially waterfront parcels — surface infrequently and are subject to community architectural review guidelines. When they do appear, lakefront lots command significant premiums over interior positions. Nevada Real Estate Group can identify current lot inventory, walk you through design-review requirements, and connect you with qualified builders — share your priorities at (702) 637-1759.
What is the long-term resale value outlook for South Shore?
Guard-gated luxury communities have historically outperformed broader markets in value retention, and South Shore adds an irreplaceable factor: there is no other private-lakefront luxury community in the Las Vegas Valley. Limited supply creates structural price support, Nevada's zero state income tax improves hold math, and the 3% primary-residence property-tax cap under NRS 361.471 keeps carrying costs predictable. Ask our team for South Shore's actual resale history before modeling appreciation.
What schools serve South Shore families?
Zoned public schools include Elise L. Wolff Elementary (8/10 on GreatSchools), Jack Lund Schofield Middle School (7/10), and Basic High School (5/10) per Clark County School District assignments for ZIP 89011. Charter options include Doral Academy of Nevada (9/10, K–8) and Somerset Academy (8/10, K–8). Private options include Henderson International School (PreK–12) and Pinecrest Academy of Nevada (K–12). Verify exact zoning for any address with CCSD before offering.
What amenities are available to South Shore residents beyond the gate?
The SouthShore Golf Club, the 320-acre private lake (kayaking, paddleboarding, sailing), the Lake Las Vegas Village with lakefront dining and retail, the Westin and Hilton resort properties, and easy access to Lake Mead National Recreation Area 15 minutes east. The Village hosts seasonal events, farmers markets, and live entertainment. Henderson City Center adds full urban amenities — hospitals, shopping, city services — about 20 minutes west.
What down payment is required to buy at South Shore?
Most South Shore purchases are cash or jumbo-financed — homes start at $800,000 and run past $5M, well above conventional conforming limits. Jumbo lenders typically require 20–30% down and strong reserves. On an $800,000 entry villa, plan $160,000–$240,000 down minimum. Cash buyers can close in 7–14 days; jumbo-financed buyers typically take 30–45 days. Pre-approval for jumbo credit should be in hand before requesting a showing — the gate process and sellers expect it.
What does monthly ownership cost at South Shore?
On a $1.5M South Shore purchase with 25% down at 7% jumbo, principal and interest run roughly $7,960 monthly. Add property tax at approximately 0.6% of assessed value (Clark County Assessor), homeowners insurance, and HOA dues of $400–$1,000 monthly — total carrying cost typically lands $10,000–$12,500 per month at that price point before golf membership. Verify exact HOA sub-association dues in the resale package during escrow.
How long does it take to close on a South Shore home?
Cash purchases close in 7–14 days. Jumbo-financed South Shore closings typically run 30–45 days from accepted offer — Nevada closes through escrow companies, not attorneys. HOA resale-package delivery adds a few days; budget extra time for appraisal on custom or waterfront homes, where comparable sales are thin and appraisers may need additional scheduling. Gate-access coordination for appraisers and inspectors is handled through the listing agent.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About South Shore?
Eight questions buyers search most — answered with sourced specifics: community facts from the City of Henderson, prices from community records and Las Vegas REALTORS, school ratings from GreatSchools, and tax figures from Nevada's Department of Taxation.
Is South Shore part of Lake Las Vegas?
Yes. South Shore is the guard-gated luxury section of the Lake Las Vegas resort community in Henderson, Nevada. Lake Las Vegas is the broader resort development — multiple villages and neighborhoods at various price points surround the 320-acre private lake; South Shore is the most exclusive and most expensive segment, occupying the lake's southern bank.
What ZIP code is Lake Las Vegas South Shore in?
ZIP 89011 in Henderson, Nevada. The same ZIP covers other Lake Las Vegas villages and adjacent Henderson communities, so ZIP-level statistics reflect a much broader market than South Shore's $800K–$5M+ guard-gated tier.
How much do homes cost at South Shore?
Entry Mediterranean villas start around $800,000; golf-course homes range from $1.2M–$2M; hilltop custom estates run $2M–$3.5M; direct lakefront estates with private docks go from $3M to $5M+. Water position is the dominant pricing variable.
Is Lake Las Vegas a good investment?
The structural case is strong: irreplaceable private-lake supply in the only such community in the Las Vegas Valley, Nevada's zero state income tax, the 3% primary-residence property-tax cap under NRS 361.471, and Henderson's continued population growth adding demand to fixed inventory. Individual returns depend on position, buy price, and hold period — ask our team for South Shore's actual resale history.
Can you swim in Lake Las Vegas?
Swimming access in the 320-acre private lake varies by location and association rules — the lake is used primarily for kayaking, paddleboarding, sailing, and electric boat recreation. Resort-hotel pools (Westin, Hilton) are the primary swimming amenity for most residents. Lake Mead National Recreation Area, 15 minutes east, offers beach swimming at designated areas.
Is Lake Las Vegas South Shore close to Henderson?
South Shore is inside the City of Henderson — Henderson's police, fire, and city services cover the area. Henderson City Center is about 20 minutes west, and the broader Henderson commercial corridor (Galleria, major healthcare) is 25 minutes via Lake Mead Parkway.
What is the HOA at South Shore?
$400–$1,000 per month, covering the 24-hour guard gate, security patrols, master and sub-association fees, and common-area maintenance. SouthShore Golf Club membership is separate and priced additionally. Verify exact dues for any specific home in the resale package during escrow.
Are there 55+ communities at Lake Las Vegas?
South Shore and the broader Lake Las Vegas are not age-restricted — residents of all ages live there, with a demographic skew toward active adults and retirees. For dedicated 55+ living in the Henderson area, Sun City Anthem (Del Webb) is about 20 minutes away — a major active-adult master plan with its own amenity campus.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Across 6,225+ closed transactions and $4.1B+ in volume since 2009, Nevada Real Estate Group has represented buyers and sellers across Henderson's most exclusive guard-gated communities — including South Shore, where gate-coordination discipline and waterfront-comp expertise determine whether a buyer lands a listing or misses it. That depth is what earns the #1 rank.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a South Shore Real Estate Expert?
6,225+ transactions and $4.1B+ in volume since 2009. At South Shore, gate coordination, waterfront comps, and off-market awareness are the whole game — knowing the community is everything. Chris Nevada and the Nevada Real Estate Group team are ready to set up your showing. Call (702) 637-1759 or describe your ideal home below.
NEARBY COMMUNITIES
Which Luxury Communities Are Within 30 Minutes of South Shore?
Compare South Shore with competing Henderson luxury communities. Each card pairs commute time from South Shore with price positioning — helping you weigh whether the private-lake uniqueness justifies the extra drive time versus more urban luxury addresses like MacDonald Highlands or Seven Hills.
IN COMMUNITY
Lake Las Vegas (parent)
$540K (ZIP area)
Within South Shore's master resort
View Lake Las Vegas (parent) →A–Z INDEX
Which Lake Las Vegas Villages Can You Explore A–Z?
South Shore is the most exclusive of several villages within the Lake Las Vegas resort community. The entries below index the broader Lake Las Vegas neighborhood for orientation — each linked where a dedicated page exists, and searchable through our team for any that don't yet have one.
L
- Lago Vista at Lake Las Vegas
- Lake Mead View Estates
- Lakeview at Lake Las Vegas
- Luna di Lusso at Lake Las Vegas
- Lake Las Vegas (parent resort)
M
- Mantova at Lake Las Vegas
- Monte Lucca at Lake Las Vegas
- Montelago Condos
S
- South Shore at Lake Las Vegas
V
- Vistana at Lake Las Vegas
KEEP LEARNING
What Else Should You Read About South Shore and Lake Las Vegas?
These guides extend the research most South Shore buyers do next — understanding the broader Henderson luxury market, comparing Henderson 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
Buying a Home in Henderson: Complete Guide
The parent-city playbook — luxury communities, taxes, the offer-to-close process, and Henderson's full neighborhood landscape.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind South Shore's ZIP-area data.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan and luxury community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This South Shore Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. Key honesty note: the MLS reports at ZIP level, and ZIP 89011 is much broader than South Shore's ~400-home enclave — area statistics are labeled ZIP-level, while South Shore-specific figures are grounded in community records. Click any citation link to verify directly.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89011 (the Lake Las Vegas corridor — broader than South Shore itself). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (South Shore is not separately tabulated by the Census). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, short-term rental ordinance, and Henderson municipal data. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for ZIP 89011. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — a key ownership-cost advantage for South Shore buyers. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates and national safety comparisons underlying our safety analysis. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data underlying the economy section. bls.gov
- GreatSchools.org — K-12 school ratings for Elise L. Wolff Elementary, Doral Academy, Basic High School, and nearby charter and private options. greatschools.org
- Nevada Report Card — State accountability data cross-checked against GreatSchools ratings for CCSD schools serving ZIP 89011. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used as the baseline rate assumption in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Department of Taxation — Confirms Nevada has no personal state income tax — cited in cost-of-living and relocation sections. tax.nv.gov
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026