The Lakes South Homes For Sale

KEY TAKEAWAYS

What Should You Know About The Lakes South at a Glance?

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 $547,500 median list and 21-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services.

• The sub-area: established in 1990 by Lakes Development Company — roughly 400 acres within The Lakes master-planned community, 2,500-plus homes, man-made lakes with paved shoreline trails.
• The price ladder: Southern Townhomes from $350K as the entry tier to Lakefront Estates at $500K-plus — water proximity is the key price driver within the sub-area.
• Schools: Red Rock Elementary rates 7/10 on GreatSchools; charter standout Doral Academy of Nevada rates 9/10; Spring Valley High rates 5/10 — verify zone boundaries before offering.
• Market pace: 21-day median from list to accepted offer across ZIPs 89117/89147 — a brisk pace for an established waterfront community in west Las Vegas.
• Location: 12 minutes to the Strip via Sahara Ave east, 10 minutes to Downtown Summerlin, 20 minutes to Harry Reid Airport via I-215.

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

PRICE DISTRIBUTION

How Many Lakes South Homes Sell in Each Price Range?

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 $547,500 median list price per Las Vegas REALTORS June 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.

Counts are Nevada Real Estate Group-modeled allocations of the 306 active ZIP area listings, consistent with the $547,500 median · June 2026 · Links open the Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is The Lakes South Safe?

• HOAActive HOA governance and community oversightCommunity records
• BelowLas Vegas violent crime vs national averageFBI Uniform Crime Reporting
• 1990Over 35 years of established residential characterCommunity records
• 65%Homeownership rate — high-tenure, stable communityCommunity records estimate

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Lakes South Score for Livability?

The Lakes South earns strong marks for lifestyle distinctiveness, location, and community quality, with honest trade-offs on school ratings and the ornamental-only nature of the lakes. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first Lakes South tour.

• B+

  Grade B+: Safety

  HOA-governed community with active oversight and established residential character. Las Vegas overall tracks below national violent-crime averages per FBI UCR comparisons. Open community without guard gate.

• B

  Grade B: Schools

  Red Rock Elementary 7/10 and Doral Academy charter 9/10 serve younger students well; Spring Valley High at 5/10 prompts many families to consider private options like Bishop Gorman or The Meadows School.

• A-

  Grade A-: Cost of Living

  Entry from $350K with $75–$200/mo HOA — competitive for a waterfront community with 30-plus years of established character. Nevada zero income tax keeps long-run carrying costs lower than comparable Arizona or California addresses.

• A

  Grade A: Amenities

  Paved lake trails, The Lakes Park, Desert Breeze Park (wave pool, skate park, sports fields), and the Sahara Avenue commercial corridor within minutes. Downtown Summerlin 10 minutes west for dining and retail.

• A

  Grade A: Outdoor Access

  Lake trails, community parks, and Desert Breeze Park' diverse recreation options create one of the best outdoor amenity footprints for the price in west Las Vegas. No canyon or mountain access at this price point, but the water feature is unique.

• A

  Grade A: Commute

  Sahara Avenue east puts the Strip 12 minutes away and US-95 and I-215 interchanges within 5–10 minutes for most addresses — one of the better commute profiles among established west Las Vegas communities.

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

POPULATION & GROWTH

How Fast Is the Lakes South Area Growing?

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.

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.

LIVABILITY SCORES

How Does The Lakes South Score for Livability?

The Lakes South pairs A-grade location, strong amenity access, and a genuinely distinctive waterfront character with honest trade-offs: Spring Valley High at 5/10, ornamental-only lakes, and no guard gate. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.

• 82B+

  Overall Livability

• 74B

  Schools (zoned)

• 80B+

  Safety

• 84B+

  Cost of Living

• 88A-

  Amenities

• 87A-

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Lakes South Real Estate Market Trending?

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.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is The Lakes South right now?

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.

Source: Las Vegas REALTORS / GLVAR data + Nevada Real Estate Group analysis, June 2026. ZIP 89117/89147 scope — broader than The Lakes South sub-area; treat figures as area-level orientation with lakefront pricing above the ZIP baseline.

Sub-Neighborhood Comparison

How Do The Lakes South Sub-Neighborhoods Compare?

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.

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

What' Inside The Lakes South Sub-Neighborhoods?

BY ZIP CODE

What Does the Lakes South Market Look Like Across ZIP 89117?

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.

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.

WHY THE LAKES SOUTH

Why Does The Lakes South Stand Apart From Its Peers?

From the man-made lake system to the mature community character, The Lakes South occupies ground no standard Las Vegas subdivision can claim at this price point. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so you can check every claim.

1. 1

   Waterfront living from $350K

   Established in 1990 by Lakes Development Company — man-made lakes, paved shoreline paths, and HOA-maintained water features that newer subdivisions at any price point cannot replicate.

   Community records / Lakes Development Company
2. 2

   35-plus years of mature landscaping

   Trees, established shrubs, and grass lake banks that take decades to grow are baked into every Lakes South address — no landscaping budget at a newer community can close that gap in under 20 years.

   Community records
3. 3

   Central-west Las Vegas access

   Twelve minutes to the Strip, ten to Downtown Summerlin, and five to Desert Shores — the best combination of waterfront lifestyle and urban connectivity available in west Las Vegas at this price tier.

   Community drive time data
4. 4

   Tax-capped carrying costs

   Nevada' 3% primary-residence cap under NRS 361.471 plus zero state income tax make long-run Lakes South ownership predictably cheaper than comparable Arizona or California waterfront addresses.

   Nevada Revised Statutes 361.471
5. 5

   Finite supply in a growing market

   The 2,500-home sub-area is built out — no new lakefront supply can dilute it while Las Vegas continues adding residents who want what The Lakes South delivers.

   Las Vegas REALTORS / GLVAR, June 2026

WHY BUY IN THE LAKES SOUTH

What Are the Top 10 Reasons to Buy a Home in The Lakes South?

The Lakes South case rests on waterfront scarcity and location, not marketing: the only true lake-and-trail community at this price in west Las Vegas, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, accessible pricing from $350,000, and 35-plus years of mature landscaping. Ten sourced reasons follow.

1. 1

   Waterfront lifestyle from $350K

   Man-made lakes, paved shoreline trails, and HOA-maintained water features — the most affordable waterfront entry in the Las Vegas Valley.

   Community records

2. 2

   Zero state income tax

   Nevada levies no personal income tax — meaningful annual savings for households relocating from California, Arizona, or any income-taxing state.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs over the long hold.

   NRS 361.471

4. 4

   35-plus years of mature landscaping

   Established trees, grass lake banks, and mature desert planting that newer subdivisions cannot replicate for a decade or more.

   Community records

5. 5

   Central-west Las Vegas location

   Twelve minutes to the Strip, ten to Downtown Summerlin, five to Desert Shores — the best waterfront-to-urban access ratio in west Las Vegas.

   Community drive time data

6. 6

   Desert Breeze Park five minutes away

   Wave pool, skate park, sports fields, community center, and a railroad museum — one of the most amenity-rich parks in the valley at no extra cost.

   City of Las Vegas parks records

7. 7

   HOA-maintained lakes and commons

   Active HOA funding lake upkeep, trail maintenance, community pools, and property standards — consistent governance that protects values.

   Community records

8. 8

   Built-out waterfront scarcity

   No new lakefront supply can enter the market — every new Las Vegas household seeking waterfront lifestyle competes for a fixed 2,500-home stock.

   U.S. Census / Community records

9. 9

   Proximity to Desert Shores

   Five minutes north on Durango Drive opens non-motorized boating on four man-made lakes — active water recreation that The Lakes' ornamental lakes do not offer.

   Community drive time data

10. 10

    Diverse housing types

    Townhomes, patio homes, and single-family residences from $350K to $600K-plus give buyers multiple price and lifestyle entry points in one established community.

    Las Vegas REALTORS / Community records

THIS WEEKEND' OPEN HOUSES

Can You Tour The Lakes South Homes This Weekend?

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.

RELOCATION TIMELINE

How to relocate to The Lakes South in 8 steps

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

1. 01

   Pick your sub-neighborhood and set a budget

   Decide which Lakes South tier fits your lifestyle: $350K–$400K Southern Townhomes for low-maintenance entry, $400K–$500K Trail Side and Interior Estates for family space, or $500K+ Lakefront Estates for the premium water-view position. Each tier carries different HOA structures and sub-association layers.

2. 02

   Get pre-approved — conventional or FHA

   Most Lakes South purchases fall within conventional loan limits, and FHA financing is available on qualifying primary residences. Work with a lender who can fully underwrite your file before you tour — clean offers compete better in a 21-day-median market.

3. 03

   Hire a Lakes South specialist

   Water proximity, HOA sub-association layer, school-zone verification, and reserve fund health all drive significant value differences between otherwise similar homes. An agent who knows the community streets saves real money and avoids the HOA surprises that generic buyer' agents miss.

4. 04

   Tour sub-neighborhoods and evaluate lake proximity

   Lakefront and lake-view lots command premiums of $50,000 to $100,000 over comparable interior homes. Tour both tiers in the same outing to price the premium specifically — the difference is visible and the value judgment is personal. Nevada Real Estate Group can coordinate same-day tours.

5. 05

   Write and negotiate the offer

   Well-priced lakefront inventory draws competing interest in a 21-day market. Interior and townhome homes give more room for inspection-based negotiation. Match your offer terms to the sub-tier competition level.

6. 06

   Inspection, HOA docs, and title review

   Age the inspection to the 1990s-era home: roofing, HVAC, pool equipment, and plumbing are approaching or past first major service cycles for older inventory. Pull the full resale package — dues, reserve fund status, CC&Rs, and pending special-assessment history — and verify the lake-maintenance reserve is adequately funded.

7. 07

   Clear conditions and fund escrow

   Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Appraisal turnaround is typically straightforward with active comparable sales in the ZIP area. Request the HOA resale package on day one of escrow so it clears before contingency deadlines.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60 per Nevada residency law.

ECONOMY & JOBS

What Drives the Lakes South Economy?

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.

Top Lakes South-Area Employers

• Las Vegas Strip resorts and casinosThe valley' largest employment sector — 12 minutes from The Lakes South via Sahara Avenue east
• Summerlin Hospital Medical CenterMajor healthcare employer in the west Las Vegas corridor, approximately 10 minutes from The Lakes South
• Downtown Summerlin retail and hospitality125+ shops, restaurants, and services 10 minutes west — a significant immediate-area employer
• Sahara Avenue and Spring Mountain Road commercial corridorsRetail, dining, medical, and service-sector employment directly adjacent to The Lakes South
• Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management increasingly concentrated in the west Las Vegas corridor
• Convention and trade show sectorLas Vegas Convention Center and related venues 15 minutes east via Sahara — a significant employer for residents in the Spring Valley and The Lakes ZIP area

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

COMMUNITY COMPARISON

How Does The Lakes South Compare to Desert Shores, Spring Valley & Queensridge?

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.

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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Lakes South?

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 from The Lakes South

• 5 minDesert ShoresDurango Dr north
• 5 minDesert Breeze ParkSpring Mountain Rd west
• 10 minDowntown SummerlinW Sahara Ave / Charleston Blvd
• 12 minLas Vegas StripSahara Ave east
• 12 minSummerlin HospitalW Sahara Ave west
• 18 minDowntown Las VegasUS-95 north
• 20 minHarry Reid Intl AirportI-215 South → I-15
• 20 minRed Rock Canyon NCAW Charleston Blvd west

Transportation Options

• Driving

  The default and primary mode — Sahara Avenue and Spring Mountain Road are the main east-west connectors. Most Lakes South residents drive; the internal community streets are quiet and residential. US-95 and I-215 are both within 5-10 minutes for valley-wide access.

• RTC Transit

  Transit serves Sahara Avenue and Spring Mountain Road corridors with routes toward the Strip and Downtown Las Vegas. Functional for specific commutes; most residents drive for the flexibility the community' location demands.

• Cycling and Walking

  The internal lake trail system is designed for walking and recreational cycling — a genuine daily amenity, not just a selling point. The external Sahara Avenue arterial is not cycling-friendly, so the internal paths are the practical daily walking range.

• Rideshare

  Readily available with no gate-entry delay — a practical advantage over guard-gated communities. Airport runs typically cost $35–$50 given the 20-minute drive. Rideshare pickup times are consistent with the west-side Las Vegas density.

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

Quick Answer

What down payment do you need to buy in The Lakes South?

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.

PEOPLE ALSO ASK

What Else Do People Ask About The Lakes South?

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.

WHY NEVADA REAL ESTATE GROUP

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

6,225+ closed transactions and $4.1B+ in volume since 2009 — 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.

NEARBY COMMUNITIES

Which Communities Are Within 15 Minutes of The Lakes South?

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.

A–Z INDEX

Which Lakes South and West Las Vegas Communities Can You Explore A–Z?

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.

Sources & Methodology

Where Does This Lakes South Data Come From?

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.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIPs 89117 and 89147 (west Las Vegas). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Lakes South is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the west Las Vegas area. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
8. GreatSchools.org — K-12 school ratings including Red Rock Elementary (7/10), Doral Academy of Nevada (9/10), and Spring Valley High (5/10). greatschools.org
9. Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
11. Nevada Department of Taxation — State tax structure confirmation — no personal income tax, no personal property tax on vehicles. 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