Nevada' #1 team for The Lakes South real estate. Search waterfront homes in the southern section of The Lakes community — lake-view and lakefront properties from $350K to $600K+, paved trail system, and HOA-maintained lakes — with live MLS data.
MEDIAN LIST PRICE (ZIPs 89117/89147)
$530K
LVR / GLVAR via Repliers, as of September 14, 2026
HOMES IN SUB-AREA
2,500+
Community records
ESTABLISHED
1990
Lakes Development Company
DAYS ON MARKET
27
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 14, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
The Lakes South is a ~400-acre waterfront sub-area of The Lakes — 2,500-plus homes from $350K to $600K, man-made lakes, and paved trail loops in west-central Las Vegas established in 1990. ZIPs 89117/89147 show a $529,995 median list and 21-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
The ZIP 89117/89147 area carried 306 active listings in September 2026 according to Las Vegas REALTORS MLS data; The Lakes South waterfront sub-area is the lake-view and lakefront tier within that corridor. Every active Lakes South home is searchable in our live MLS portal, refreshed daily.
PRICE DISTRIBUTION
The Lakes South pricing spans $350,000 for entry townhomes to $600,000-plus for lakefront single-family homes, with the surrounding ZIP area showing a $529,995 median list price per Las Vegas REALTORS September 2026 MLS data. The bands below show the modeled split of the ZIP area's 306 active listings, with waterfront and lake-view inventory concentrated in the upper tiers.
ZIPs 89117/89147 carry 306 active listings spanning six Lakes South sub-neighborhoods and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across the ZIP area.
The Lakes South sub-area divides into six internal neighborhoods by property type, water proximity, and price point. Each card links to the most relevant hub or live search so you can see current inventory and lifestyle fit for that slice of the community.
Updated daily · 324 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by sub-neighborhood, water proximity, price, and beds — no spam, unsubscribe anytime. With only 2,500 homes in the sub-area and a 21-day median market pace, well-priced lakefront and lake-view listings go under contract before many buyers ever see them publicly. Alert subscribers see new listings within hours of hitting the MLS.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
The Lakes South delivers genuine waterfront living at an accessible price — roughly 400 acres established in 1990 with man-made lakes, paved shoreline paths, and 30-plus years of mature landscaping that set it apart from standard west Las Vegas subdivisions. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
The Lakes South is known as west Las Vegas' most accessible waterfront address — the 1990 Lakes Development Company community that brought man-made lakes, paved shoreline trails, and HOA-maintained water features to the central-west valley at prices from $350,000 rather than the $700,000-plus entry of Lake Las Vegas.
It fits families seeking established community character and walkable lake trails, California and Phoenix relocators trading income tax for desert waterfront living, downsizers wanting low-maintenance patio homes with lake proximity, professionals commuting to Strip or Summerlin employers, and investors targeting waterfront scarcity in a growing metro.
Mornings run the paved lake-loop paths or stroll to The Lakes Park, afternoons handle errands on the Sahara Avenue corridor, and evenings enjoy the resort-like calm of a west Las Vegas neighborhood built around water — with Desert Breeze Park' amenities and Downtown Summerlin ten minutes west.
The Lakes South anchors the southern portion of The Lakes master-planned community in west-central Las Vegas, along the Sahara Avenue and Spring Mountain Road corridors. About 400 acres. Roughly 10–12 miles from the Strip.
Quick Answer
Yes — for buyers who value waterfront character, established community identity, and central-west access, The Lakes South is one of Las Vegas' most distinctive residential addresses at this price tier. Man-made lakes, paved shoreline paths, mature landscaping, and HOA-maintained commons distinguish it from standard desert subdivisions. The honest trade-offs: Spring Valley High rates 5/10, the lakes are ornamental rather than recreational, and the community has no guard gate. Nevada' zero state income tax sweetens every relocation to The Lakes South.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing The Lakes South — the parent city holds 656,274 residents with a median household income of $66,820. Community records place The Lakes South at 8,000-plus residents across 3,000-plus households, with a median age estimated around 42 and a 65% homeownership rate.
The Census does not break The Lakes South out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the sub-area, our closing data shows a blend of established Las Vegas households who have owned since the 1990s, value-focused buyers moving up from more affordable zip codes, professionals commuting to Strip and Summerlin employers, downsizers trading larger suburban homes for low-maintenance lake-adjacent patio homes, and relocators from Arizona and California seeking waterfront living at accessible prices.
Source: U.S. Census Bureau QuickFacts, Las Vegas city (The Lakes South is not separately tabulated) · Updated
POPULATION & GROWTH
The Lakes South itself is built out — the 2,500-plus home sub-area completed development in the mid-1990s — while its parent city and surrounding west Las Vegas continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and the west-side corridor including Spring Valley and the Sahara Avenue strip continues absorbing demand from newcomers priced out of Summerlin proper.
Inside The Lakes South, growth means turnover, not expansion: the 2,500-home sub-area is built out, so every new Las Vegas resident seeking waterfront lifestyle competes for a fixed supply. That scarcity equation — rising metro demand against a capped inventory — is the investment logic of an established waterfront community that newer desert subdivisions cannot replicate.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate The Lakes South separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for ZIPs 89117/89147 from Las Vegas REALTORS MLS data. Scope honesty first: the ZIP area is broader than The Lakes South sub-area, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$518K–$542K monthly band; $538,750 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
18–30 day monthly range; 21 median over the last 100 days — consistent with established west Las Vegas waterfront demand
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Active volume across 306 listings reflects the broad ZIP-area scope; waterfront-specific closings are a premium sub-segment
vs September 2025
Source: Las Vegas REALTORS
The long view: The Lakes South's median sold price rose 56% between 2015 ($260,000) and 2021 ($405,000), across 6,596 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE WEST LAS VEGAS MARKET
Market Competitiveness
The Lakes South is a steady, demand-supported waterfront market — ZIPs 89117/89147 averaged 21 median days over the past hundred days per Las Vegas REALTORS. Lake-view and lakefront units attract motivated buyers willing to pay premiums; interior homes move at the broader west Las Vegas pace. The built-out 2,500-home sub-area means no new supply dilutes existing inventory.
The Lakes South is a waterfront value play — six sub-neighborhoods from $350K Southern Townhomes to $600K-plus Lakefront Estates in an HOA-maintained 400-acre community established in 1990. Six buyer profiles below match lifestyles to sub-neighborhoods, with the honest pros and trade-offs our team covers on every tour.
Ready to explore homes in The Lakes South? Our team knows every sub-neighborhood, water-proximity tier, and school zone in the community.
Start Your Home SearchSub-Neighborhood Comparison
A like-for-like comparison of The Lakes South sub-neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-sub-neighborhood figures are Nevada Real Estate Group-modeled slices of the ZIPs 89117/89147 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Lakefront Estates | ~$560,000 | ~$290 | 18 | ~40 | Water Views · Premium |
| Trail Side & Interior Estates | ~$480,000 | ~$265 | 22 | ~120 | Established · Family · Quiet |
| Southern Townhomes & Patio Homes | ~$390,000 | ~$255 | 23 | ~80 | Entry · First-Time · Low-Maintenance |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89117/89147) — per-sub-neighborhood medians are our modeled estimates. Listing counts updated daily via Repliers IDX.
Sub-Neighborhood Deep Dive
Submarket 1
Direct lake-view and lakefront single-family residences — the premium tier of The Lakes South with the highest demand and fastest absorption. View orientation from main living areas commands consistent premiums over comparable interior floor plans.
Browse Lakefront Estates homes →Submarket 2
Interior single-family homes on cul-de-sac streets with trail access and mature landscaping — the broadest sub-segment of The Lakes South, capturing the community character without the lakefront premium. Ideal for families prioritizing square footage over water-front positioning.
Browse Trail Side & Interior Estates homes →Submarket 3
Attached townhomes and single-story patio homes representing the most affordable entry into The Lakes waterfront community. Community pool and lake-area access included in most sub-associations at this tier.
Browse Southern Townhomes & Patio Homes homes →Submarket 4
The lifestyle engine that makes The Lakes South address compelling: man-made lakes with paved shoreline paths, The Lakes Park 15 acres of green space, Desert Breeze Park five minutes away with wave pool and skate park, and the Sahara Avenue commercial corridor for daily errands without freeway access. The parent Lakes community is linked via the /las-vegas/the-lakes hub.
Browse The Lakes Community Amenity Corridor homes →STILL DECIDING?
BY ZIP CODE
The Lakes South straddles ZIPs 89117 and 89147, but the primary listing ZIP is 89117. The table below presents the ZIP as a single area corridor, with an honest note about how waterfront and lake-view units within The Lakes South price above the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89117 | West Las Vegas — The Lakes · Desert Shores · Spring Valley North · Peccole Ranch | $547,500 | ~$271 | 21 | 306 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $547,500 ZIP median blends The Lakes South waterfront premium with broader Spring Valley North and Desert Shores inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
The Lakes South is built out — 2,500-plus homes completed in the 1990s, and vacant lots do not surface. Active communities nearby along the Fort Apache corridor, Spring Valley, and west Las Vegas offer new construction from national builders at comparable or higher price points. Verify current communities and incentives before writing an offer.
Family & Mid-Market
Volume builder with active west Las Vegas presence
Entry & Mid-Market
Affordable new builds near The Lakes South price tier
Luxury Move-Up
Luxury new construction 10-15 minutes from The Lakes South
Family
Accessible new builds within 15 minutes
Mid-Market
Value-tier new construction in the broader west Las Vegas corridor
Outdoor Recreation
Paved lake trails, two major parks, and proximity to Desert Shores give The Lakes South an outdoor amenity footprint that most west Las Vegas communities at this price point cannot match. The City of Las Vegas maintains parks across the corridor, and the community' internal trail network connects to both The Lakes Park and Desert Breeze Park within minutes.
IN-COMMUNITY
Community anchor park at 8200 W Sahara Ave serving The Lakes residents — lake-edge walking paths, playground, picnic areas, and open space that give the community its resort-like weekend character.
IN-COMMUNITY
Paved walking paths ringing the lake system along the Sahara Ave and Durango Dr corridor — bench seating, lake viewing areas, and desert landscaping that make a morning walk genuinely pleasant even in summer.
5 MIN
One of the most diverse parks in the Las Vegas Valley at 8275 Spring Mountain Rd — wave pool, skate park, community center, railroad museum, and sports fields covering active needs for all ages in one location.
5 MIN
Desert Shores five minutes north on Durango Drive permits non-motorized boating and offers sandy beach areas that The Lakes' ornamental-only water features do not — the active water recreation complement to Lakes South living.
20 MIN
Twenty minutes west — the 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing that give west Las Vegas residents a natural escape unavailable to east-side neighborhoods.
35 MIN
Mount Charleston and Lee Canyon ski resort about 35 minutes north — Nevada' mountain escape, dramatically cooler summer temperatures, and winter skiing accessible in under an hour from The Lakes South.
The Lakes South Lifestyle
Three everyday moods within minutes of home: a morning run around the lake paths, an afternoon at Desert Breeze Park with the family, and an evening drive to Downtown Summerlin for dinner — with the City of Las Vegas' parks system and the Sahara Avenue corridor threading west and east connectivity together.
THIS WEEKEND' OPEN HOUSES
Open houses in The Lakes South are publicly accessible — no gate coordination required. With 2,500 homes in the sub-area and a 21-day median market pace, lakefront and lake-view listings attract competing buyers and move faster than interior homes. Set up instant alerts, browse ZIP 89117 inventory, or call (702) 637-1759 and our team will schedule your weekend tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
The Lakes South residents work across the Strip and convention economy, west Las Vegas healthcare and retail sectors, and regional professional services. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically resilient, with west-side corridors feeding a broad income range from entry-level hospitality to high-earning healthcare and legal professionals.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing The Lakes South against other west Las Vegas communities, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Lakes South wins on waterfront character and price-to-amenity ratio; Desert Shores on active water recreation; Queensridge on guard-gated prestige — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Lakes South | Desert Shores | Spring Valley | Queensridge |
|---|---|---|---|---|
| Entry Price | $350K (townhomes) | $300K+ | $250K+ | $600K+ |
| Guard-Gated | No | No | No | Yes — 24/7 staffed |
| HOA Monthly | $75–$200 | $50–$200 | $0–$150 | $300–$700 |
| ZIP Median List | $548K (89117) | $317K–$380K area | $410K area | $900K+ est. |
| Days on Market | 21 | 32 | 22 | Limited |
| Waterfront | Yes — man-made lakes | Yes — 4 lakes, beaches | No | No |
| Active Boating | No (ornamental) | Yes — non-motorized | No | No |
| Best For | Waterfront value · Established | Active water rec · Value | Entry price · Variety | Guard-gated luxury |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate The Lakes South separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Sahara Avenue connects The Lakes South to the Strip in about 12 minutes, and US-95 and I-215 interchanges within 5-10 minutes open the broader valley. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; most Lakes South residents heading to Strip or Summerlin employers beat that figure.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Lakes South purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Request the HOA resale package at contract so dues, reserve status, and CC&Rs clear before inspection deadlines. Appraisal turnaround is straightforward with active comparable sales in ZIPs 89117/89147.
Quick Answer
Most Lakes South buyers put down 10 to 20 percent. At the $400,000 mid-range, 10 percent down is $40,000 and qualifies for conventional financing; 20 percent at $550,000 is $110,000 and avoids PMI entirely. FHA loans allow as little as 3.5 percent down on primary residences up to the FHA limit. VA-eligible veterans can use zero-down financing regardless of purchase price when using full entitlement. Confirm your pre-approval covers the specific tier of Lakes South inventory you want before your first tour.
The Lakes South FAQ — 18 Answers
The Lakes South spans approximately $350,000 for smaller townhomes and patio homes to $600,000-plus for larger single-family residences with direct lake views or waterfront positioning. Water proximity is the primary price driver across the roughly 400-acre sub-area — comparable floor plans vary significantly based on shoreline access and view orientation. The ZIP 89117/89147 area carried a $529,995 median list price in September 2026 per Las Vegas REALTORS. Decide early how much the water premium is worth to you; it shapes the entire search strategy and narrows the competition field.
Yes. The Lakes is built around a system of man-made lakes that serve as the community centerpiece, and The Lakes South shares access to these water features with walking trails and green space ringing the shoreline. It remains one of the few waterfront residential settings in the Las Vegas Valley, developed beginning in the late 1980s through 1990. The lakes are ornamental — no swimming or motorized boating — but Desert Shores five minutes north permits non-motorized watercraft. Tour the shoreline paths before deciding; the daily lifestyle difference between a lake-view lot and an interior lot is substantial.
The Lakes South spans portions of ZIP codes 89117 and 89147 in the west-central Las Vegas Valley — the southern section of the broader Lakes master-planned community. Across the The Lakes South ZIP footprint (89117/89147), 306 active listings were on market in September 2026 per Las Vegas REALTORS. The location puts residents about 12 minutes from the Strip and 10 from Downtown Summerlin. Confirm the exact ZIP for any specific listing before closing, as school zoning and service boundaries may differ between the two codes.
HOA fees in The Lakes South typically run $75 to $200 per month, funding lake maintenance, common areas, walking trails, community pools, and general upkeep across the waterfront sub-area. That is the cost of keeping a water-centered community pristine, and the consistent HOA governance is a meaningful factor in the property values that waterfront scarcity alone cannot explain. Townhome sub-associations may carry additional fees on top of the master assessment. Request the full resale package — dues, reserve fund status, CC&Rs, and pending special assessments — during escrow before your inspection contingency expires.
About 12 minutes via Sahara Avenue heading east — one of the best Strip-access times of any waterfront address in the Las Vegas Valley. Downtown Summerlin is roughly 10 minutes west, Harry Reid International Airport about 20 minutes via I-215 South to I-15, and Desert Shores sits five minutes north on Durango Drive. Few waterfront communities anywhere offer this combination of lifestyle setting and central-west connectivity. Residents heading to Strip employment centers have a straightforward commute without freeway interchange stacking.
Waterfront scarcity in a desert market provides consistent demand support that standard Las Vegas subdivisions cannot match. The Lakes South delivers lake-adjacent living at a fraction of Lake Las Vegas pricing — roughly $350,000 to $600,000 versus $700,000 to $3 million-plus at Lake Las Vegas. The mature 1990-era community, HOA-maintained commons, and central-west location add durability to the investment thesis. Lake-view and lakefront units hold resale value best and attract the widest buyer pool. Prioritize water proximity when underwriting; interior homes appreciate alongside the broader west Las Vegas market without the waterfront premium.
The Lakes South is served by Clark County School District campuses including Red Rock Elementary (7/10 GreatSchools), Becker Middle School (6/10), and Spring Valley High School (5/10). Top private options nearby include The Meadows School (PreK-12, A+) and Bishop Gorman High School (A+). Charter alternatives include Doral Academy of Nevada (K-8, 9/10) and Coral Academy of Science (K-12, 8/10). Verify CCSD zone boundaries for any specific address before committing, as school assignments can shift between academic years — the Assessor parcel lookup is the most reliable check.
It depends on your priorities. Lakefront Estates deliver direct water views from main living areas and command premiums from $500,000 and above. Lake View Patio Homes at $375,000 and up suit downsizers wanting lake proximity in a low-maintenance single-story format. Trail Side homes connect directly to the walking network. Southern Townhomes starting near $350,000 offer the most accessible entry with community pool and lake access included. Interior Estates on cul-de-sac streets run $425,000-plus with quiet positioning and mature landscaping. Nevada Real Estate Group agents who know The Lakes South can walk you through the specific streets that fit your budget and lifestyle — call (702) 637-1759.
Essentially none. The Lakes South was developed in the early to mid-1990s and is fully built out, so all inventory is resale. The upside is 30-plus years of mature desert landscaping, established trees, and a settled community character that newer developments cannot replicate for a decade or more. If you want new construction with a similar west-side feel, Nevada Real Estate Group can compare what is actively selling in nearby communities — including Spring Valley and newer phases along the Fort Apache corridor — while keeping The Lakes South on your radar for the right resale opportunity.
Desert Shores, five minutes north on Durango Drive, features four man-made lakes, beaches, and permits non-motorized boating — a more active water recreation profile. The Lakes South tends to offer slightly more affordable price entry, deeper interior streets, and a quieter atmosphere. Both communities share the central-west location advantage and the HOA-maintained waterfront character. Buyers choosing between them typically come down to active water use (Desert Shores) versus ornamental lake tranquility and established community character (The Lakes South). Nevada Real Estate Group can arrange same-day tours of both.
Nevada' effective property-tax rate runs roughly 0.5 to 0.7 percent of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.471. On a $450,000 purchase, plan around $2,250 to $3,150 annually. Long-held Lakes South homes often carry abated tax bills — assessed value resets to current market value after sale, so verify the post-sale tax obligation with the Assessor before building your monthly ownership-cost budget. The tax reset can add several hundred dollars per month over the prior owner' bill.
Within the community, yes — paved paths circle the lakes and connect to parks, creating a pedestrian-friendly environment that most Las Vegas neighborhoods cannot offer. Desert Breeze Park and The Lakes Park are both walkable from much of the sub-area. For daily errands, the Sahara Avenue corridor and Spring Mountain Road commercial strips are a short drive rather than a walk. The community is fundamentally car-dependent for grocery runs and most services, as with all Las Vegas neighborhoods, but the internal walking infrastructure is genuinely above-average for the market.
Four factors move real money here. First, water proximity: lake-view and lakefront lots command premiums of $50,000 to $100,000 or more over otherwise comparable homes, so price the orientation specifically. Second, HOA dues: sub-association fees range $75 to $200 monthly, and any special assessments for lake infrastructure can reset the math. Third, home vintage: 1990s construction means roofing, HVAC, and plumbing approaching or past first major service cycles — budget a thorough inspection. Fourth, tax resets: long-held homes re-assess to current value after sale, which can meaningfully increase monthly carrying costs. Verify the post-sale tax figure with the Clark County Assessor before finalizing your offer.
The man-made lake system is the defining differentiator — one of fewer than a handful of true waterfront residential communities in the entire Las Vegas Valley. Standard desert subdivisions cannot manufacture 30-plus years of mature shade trees, established grass edges along lake banks, or the ambient calm that water creates on a hot afternoon. That finite supply in a market that keeps growing is the structural argument for The Lakes South over newer, cheaper, inland alternatives at similar price points. The community also benefits from proximity to Summerlin, the Strip, and I-215 — lifestyle and location together, not just one.
Most Lakes South purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. Financed buyers should confirm HOA resale-package delivery timing early; request it the day you go under contract so dues, reserve status, and CC&Rs clear before inspection contingency deadlines. Appraisal scheduling is generally straightforward in a 306-listing ZIP area with strong comparable sales volume, unlike thinner luxury corridors.
Most Lakes South buyers put down 10 to 20 percent. At the $400,000 mid-range, 10 percent down is $40,000 and qualifies for conventional financing; 20 percent at $550,000 is $110,000 and avoids PMI entirely. FHA loans allow as little as 3.5 percent down on primary residences up to the FHA limit. VA-eligible veterans can use zero-down financing regardless of purchase price when using full entitlement. Work with a lender before your first tour so you know exactly which tier of The Lakes South inventory your pre-approval opens up.
Yes for the right profile — the waterfront trail system, parks, and community pools create a family-friendly environment, and the west-side location puts multiple school options within reach. Red Rock Elementary rates 7/10 and charter alternatives Doral Academy (9/10) and Coral Academy of Science (8/10) are nearby. The internal walking network is safer than arterial-adjacent neighborhoods. The honest caveat is that Spring Valley High rates 5/10, so families prioritizing high school quality should factor private or charter options — Bishop Gorman and The Meadows School are both within 15 minutes.
At a $450,000 purchase with 20 percent down and a 7 percent rate, expect roughly $2,400 in principal and interest, $225 in property tax, $100 in homeowners insurance, and $100 to $200 in HOA dues — around $2,850 to $2,950 total monthly. Pool maintenance, landscaping service, and the occasional HOA special assessment for lake infrastructure add variable costs. Nevada' zero state income tax and the 3 percent primary-residence property-tax cap under NRS 361.471 keep the long-run carrying cost trajectory predictable once you close.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
Eight common Lakes South buyer questions — answered with verifiable specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
The Lakes South falls within the incorporated City of Las Vegas and ZIPs 89117/89147 in the west-central valley. It is the southern section of The Lakes master-planned community, developed beginning in the late 1980s. Mailing addresses say Las Vegas, NV; "The Lakes" is the master plan name, and "The Lakes South" describes the specific southern sub-area.
The Lakes South primarily uses ZIP 89117 for most addresses, with some southern sections in ZIP 89147. The ZIP 89117 area carried 306 active listings in September 2026 per Las Vegas REALTORS, spanning The Lakes, Desert Shores, and Spring Valley North. Confirm the specific ZIP for any listing before closing — school zoning and service boundaries may differ.
The Lakes South is a sub-area — the southern portion — of The Lakes master-planned community. The broader Lakes community encompasses the full man-made lake system; The Lakes South specifically covers the southern homes, including the Southern Townhomes tier, Trail Side section, Interior Estates, and portions of the lake-view single-family stock. The parent community hub is at /las-vegas/the-lakes.
Most homes in The Lakes South were built between 1990 and 1997, making them approximately 28 to 35 years old as of 2026. That vintage means roofing, HVAC, and plumbing systems are approaching or past first major service cycles for the oldest inventory. Budget a thorough inspection; many owners have already updated systems and finishes, which affects price positioning within the sub-area.
Most sub-associations within The Lakes South maintain community pools as part of HOA dues, particularly in the townhome and patio-home sections. The Lakes Park nearby also provides outdoor lake-adjacent recreation. Individual single-family homes vary — some have private pools, others do not. Confirm pool access and related HOA coverage for any specific property during escrow.
Within the community, yes — paved lake-loop paths and community trails make walking genuinely practical for morning exercise and evening strolls. Desert Breeze Park is driveable in 5 minutes. For daily errands — grocery, pharmacy, dining — the Sahara Avenue and Spring Mountain Road commercial strips are a short drive. The community is car-dependent for most services, as with all Las Vegas neighborhoods, but the internal walking infrastructure is above average for the market.
Approximately 20 minutes west via West Charleston Boulevard — a convenient drive for morning hiking or weekend outdoor recreation without the extreme western commute of some Summerlin addresses. The 13-mile Scenic Loop, 26 miles of hiking trails, and visitor center are all accessible for early-morning outings from The Lakes South, with the round trip comfortably inside a two-hour window.
The fundamentals are sound: a built-out waterfront sub-area with no new lakefront supply, a central-west location that appeals to Strip and Summerlin employers alike, and price points accessible to a broad buyer pool. Lakefront and lake-view units hold value best and attract the widest resale market. Returns depend on sub-neighborhood, water proximity, and the specific purchase price — ask Nevada Real Estate Group for recent Lakes South closed comps before writing an offer.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — including waterfront communities, established west Las Vegas neighborhoods, and every price tier from entry townhomes to lakefront estates. Direct market knowledge, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare The Lakes South with neighboring west Las Vegas waterfront and established communities. Each card pairs the drive time with price positioning, so you can judge whether trading the waterfront character for lower price points in Spring Valley or higher prestige in Queensridge actually buys you more lifestyle for the money.
ADJACENT
$400K–$600K
Adjacent to The Lakes South
View The Lakes (parent community) →More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
The west Las Vegas waterfront corridor contains multiple communities beyond The Lakes South — including Desert Shores, Spring Valley, and Queensridge. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any west-side address on request.
KEEP LEARNING
These guides extend the research most Lakes South buyers do next — understanding the broader Las Vegas housing market, comparing communities across the valley, and tracking west-side pricing — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind The Lakes South ZIP 89117 numbers.
Read →GUIDE
The definitive valley luxury comparison — guard-gated communities, schools, pricing, and lifestyle across the two premier addresses.
Read →MARKET HUB
All Las Vegas neighborhoods, community guides, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89117/89147 is broader than The Lakes South sub-area — so area statistics are labeled as such, and per-sub-neighborhood figures are modeled estimates. Follow any link to verify a figure.
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).
Updated: September 2026 · Next update: October 15