Nevada's #1 team for Lake Las Vegas real estate. Reflection Bay's Jack Nicklaus golf-course homes, resort amenities, and 320-acre private lake — searched with live MLS data updated daily.
PRICE RANGE (REFLECTION BAY)
$1M–$3M+
Community records, September 2026
LAKE SIZE (LAKE LAS VEGAS)
320 acres
Lake Las Vegas resort records
PARENT RESORT
3,592 acres
Lake Las Vegas resort
MEDIAN DOM (ZIP 89011)
40
LVR / GLVAR sold data, September 2026
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Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Reflection Bay is the golf-course village inside Lake Las Vegas — a 3,592-acre resort built around a 320-acre private lake east of Henderson, served by City of Henderson. Homes run $1M–$3M+ along Jack Nicklaus fairways, while the ZIP 89011 area median sits at $535,000 per Las Vegas REALTORS. The takeaways below unpack what that price buys.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The Lake Las Vegas ZIP area (89011) carried 687 active listings in September 2026 according to Las Vegas REALTORS MLS data. Reflection Bay's golf-course product trades from $1M to $3M+, well above the ZIP-area median. The newest listings appear below, refreshed daily from our live MLS portal.
PRICE DISTRIBUTION
The ZIP 89011 area carries a $535,000 median list per Las Vegas REALTORS September 2026 MLS data, but Reflection Bay's golf-course homes start near $1M. The bands below show the ZIP-area distribution of the 687 active listings — Reflection Bay buyers focus on the $1M+ tiers.
The Lake Las Vegas ZIP area (89011) carries 687 active listings, with Reflection Bay's golf-course homes concentrated in the $1M+ tier. Each link below opens our live Henderson MLS search with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89011.
Lake Las Vegas encompasses multiple distinct villages at different price points and lifestyle orientations. Comparing Reflection Bay with its sibling villages helps identify whether golf-course frontage or waterfront-village proximity better matches your lifestyle.
Updated daily · 711 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by golf-course tier, price, and bedrooms — no spam, unsubscribe anytime. Reflection Bay fairway-front homes move quickly when priced correctly; alert subscribers see new listings within hours of MLS entry, not after the weekend open house. Given the limited inventory of premier golf-frontage positions, being first matters more here than in a broader suburban market.
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
Reflection Bay delivers resort-lake living anchored by a Jack Nicklaus golf course: fairway-front homes from $1M to $3M+, the 320-acre Lake Las Vegas private lake, MonteLago Village dining, and full Henderson city services per City of Henderson — all with Nevada's zero state income tax keeping ownership costs well below California resort comparables.
Reflection Bay is known as the golf-course village inside Lake Las Vegas — the Jack Nicklaus-designed Reflection Bay Golf Club, waterfront resort living on a 320-acre private lake, and MonteLago Village, the European-inspired waterfront hub shared by all Lake Las Vegas residents.
It fits golf-lifestyle buyers, remote-working executives, luxury resort downsizers, vacation-home seekers from California, and investors targeting executive rental income — buyers who value the resort experience over a short Strip commute and are comfortable with $1M+ entry pricing.
Morning tee time at Reflection Bay Golf Club, a kayak on the private lake before noon, lunch at MonteLago Village waterfront, and dinner watching the desert sunset across the lake basin. The Strip is 25 minutes away when needed — but most residents find they need it less than expected.
Reflection Bay sits inside Lake Las Vegas, in the desert hills approximately 17 miles east of downtown Henderson via Lake Mead Parkway. ZIP code 89011. The resort is bordered by desert mountains to the east and north, with the 320-acre private lake as its centerpiece.
Quick Answer
Yes — by luxury resort measures, Reflection Bay is the Las Vegas Valley's premier golf-course-lake address. The Jack Nicklaus layout, 320-acre private lake, and MonteLago Village create a self-contained lifestyle that California coastal buyers find genuinely comparable to what they left. The honest trade-offs: the Strip is 25 minutes, school campuses require a drive, and entry pricing starts at $1M. Nevada's zero state income tax and 3% property-tax cap make those trade-offs land differently than they would in any California resort zip code.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the parent city — Henderson holds 331,857 residents with a median household income of $88,654. Reflection Bay itself is a luxury sub-community of Lake Las Vegas; the Census does not tabulate it separately, but the demographic profile of Lake Las Vegas skews significantly more affluent than the Henderson citywide average.
Inside Reflection Bay, our closing data and demographic records show a concentration of remote-working professionals and executives, golf-lifestyle retirees from California and the Pacific Northwest, vacation-home buyers who visit 6–10 weeks per year, and a growing cohort of full-time residents who moved during the pandemic-era remote work shift and never left. Median age trends well above 45, median income well above $95,000, and homeownership rates above 70%.
Source: U.S. Census Bureau QuickFacts, Henderson city (Reflection Bay / Lake Las Vegas not separately tabulated) · Updated
POPULATION & GROWTH
Reflection Bay is a mature resort community — the Lake Las Vegas plan was largely built through the 2000s and 2010s. The parent city of Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on the finite resort inventory. Reflection Bay benefits from scarcity: no new supply can replicate a Jack Nicklaus golf-course address on a private lake.
Inside Lake Las Vegas, growth means turnover and appreciation, not expansion — the 3,592-acre resort has limited remaining buildable sites, and Reflection Bay's fairway-fronting positions are especially finite. Every new Henderson resident who earns resort-lifestyle income adds demand for exactly the product Reflection Bay offers, with no equivalent new supply capable of matching a Jack Nicklaus course on a 320-acre private lake.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Reflection Bay separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for the Lake Las Vegas ZIP area (89011) from Las Vegas REALTORS MLS data. ZIP 89011 includes Cadence and other east Henderson neighborhoods — broader than Reflection Bay alone. Monthly points anchor to the 100-day medians; the golf-course luxury tier trades well above the ZIP median.
Median Sold Price (ZIP 89011)
$475K–$510K monthly band; $500,774 median over the last 100 days — Reflection Bay luxury product trades well above this ZIP-area figure
vs September 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40-day median over the last 100 days — golf-course luxury homes take longer to match than entry product
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~120/mo recent pace across ZIP 89011 — dominated by Cadence volume; Reflection Bay trades in a thinner, higher-priced segment
vs September 2025
Source: Las Vegas REALTORS
The long view: Reflection Bay at Lake Las Vegas's median sold price rose 149% between 2015 ($195,000) and 2025 ($485,000), across 8,246 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
RESORT MARKET
Market Competitiveness
ZIP 89011 carries a 40-day median DOM per Las Vegas REALTORS — longer than the Henderson average, reflecting the luxury resort nature of the product. Reflection Bay golf-course homes occupy the premium end of that already-premium market. Well-priced fairway-front homes attract buyers, but a patient search is standard here.
Reflection Bay is not a broad-market community — it is a specific lifestyle product for buyers who value golf-course living on a private lake over proximity to the Strip or a short school commute. Six buyer profiles below identify the strongest fits, followed by the honest pros and trade-offs our team walks every client through before their first tour.
Ready to explore Reflection Bay at Lake Las Vegas? Our team knows every fairway-front position, HOA tier, and lake-view premium in the resort.
Start Your Home SearchVillage Comparison
A side-by-side of the primary Lake Las Vegas villages and the nearest Henderson luxury communities — indicative price positioning, lifestyle fit, and key differentiators — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled estimates; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Reflection Bay | $1M–$3M+ | ~$400+ | 45 | ~47 | Golf-frontage · Nicklaus |
| MonteLago Village | ~$550K–$900K | ~$310 | 40 | ~65 | Waterfront village · walkable |
| Ravello at Lake Las Vegas | ~$700K–$1.2M | ~$320 | 42 | ~38 | Single-family · lake-adjacent |
| MacDonald Highlands | ~$1.08M (ZIP area) | ~$318 | 26 | ~55 | Guard-gated · DragonRidge |
| Henderson (citywide) | $548K | ~$280 | 21 | ~2,460 | Value · depth · variety |
| Anthem Henderson | ~$615K (ZIP area) | ~$290 | 28 | ~200 | Families · trails · master plan |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-village estimates are our modeled figures from active-listing review.
Village Deep Dive
Submarket 1
The golf-course village — Jack Nicklaus fairway-front homes with lake-basin views and the deepest resort-lifestyle depth in the entire Lake Las Vegas resort. Scarce inventory, premium pricing, patient search required.
Browse Reflection Bay homes →Submarket 2
Mediterranean-style townhomes and condos on the resort's waterfront hub — MonteLago Village restaurants and retail walkable from front doors. The most walkable and social of the Lake Las Vegas villages.
Browse MonteLago Village homes →Submarket 3
Single-family homes adjacent to the lake in a quieter residential setting than the village waterfront — more space and privacy than MonteLago but a short drive to the amenities.
Browse Ravello at Lake Las Vegas homes →Submarket 4
Henderson's premier guard-gated luxury community built around the DragonRidge Country Club — Strip views, golf, and private club membership. 10 minutes from Lake Las Vegas for buyers comparing the two premier Henderson luxury options.
Browse MacDonald Highlands homes →Submarket 5
The parent city with every price tier — the context behind Reflection Bay's pricing. Henderson's $548K median vs Reflection Bay's $1M+ entry shows exactly what the private-lake golf-course premium costs.
Browse Henderson (citywide) homes →Submarket 6
South Henderson's master-planned family community with extensive trails, parks, and a mix of entry through luxury pricing — buyers who want the Henderson school-and-parks lifestyle at a lower entry than Lake Las Vegas.
Browse Anthem Henderson homes →Submarket 7
All Lake Las Vegas villages share the resort's core amenity infrastructure: the 320-acre private lake with marina and full water sports, the Reflection Bay Golf Club, MonteLago Village's waterfront dining and boutique shopping, spa, fitness facilities, and an organized events calendar. No other neighborhood in the Las Vegas Valley offers this combination at any price.
Browse The Lake Las Vegas Resort Amenity Layer homes →STILL DECIDING?
BY ZIP CODE
Lake Las Vegas and Reflection Bay sit in ZIP 89011, which also encompasses Cadence Henderson and other east-Henderson communities. The table presents the ZIP as an area corridor — the full figure, not a Reflection Bay-only slice. Reflection Bay's luxury tier trades at a significant premium to the corridor median.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas · Cadence · East Henderson corridor | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 includes Cadence, Lake Las Vegas, and other east-Henderson developments — the $539,900 corridor median understates the Reflection Bay golf-course product, which starts near $1M. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Reflection Bay is a mature resort village built out through the 2000s — existing homes are resale inventory. New construction inside Lake Las Vegas is sporadic, limited to infill. Buyers wanting new builds near the resort lifestyle look to Cadence Henderson (10 minutes west), where national builders offer active communities at lower entry pricing.
Move-Up & Resort-Adjacent
Active Cadence village — the closest new-build community to Lake Las Vegas
Luxury Move-Up
Luxury production builder for buyers who want new at a lower entry than Reflection Bay
Family & Mid-Market
High-volume resale alternative for buyers who want new construction with Henderson address
Active Adult
55+ buyers exploring Lake Las Vegas often compare Sun City Anthem nearby
Family
Value-oriented new construction near the east Henderson corridor
Outdoor Recreation
Championship golf, private-lake water sports, desert hiking, and Lake Mead backcountry — Reflection Bay's outdoor life is resort-depth rather than standard suburban. The City of Henderson maintains Cornerstone Park about 20 minutes west, and Lake Mead National Recreation Area begins roughly 30 minutes east, adding 1.5 million acres of backcountry to the private-lake resort setting.
IN-COMMUNITY
The Jack Nicklaus signature layout wrapping the Lake Las Vegas shoreline — dramatic water carries, lake views, and mountain backdrops on every hole. The fairways give Reflection Bay homes their defining character.
IN-COMMUNITY
A 320-acre private desert lake built in the hills east of Henderson — the only private motorized boating lake in the Las Vegas metro. Residents launch from the marina steps from MonteLago Village.
IN-COMMUNITY
The European-inspired lakefront village at the resort's heart — waterfront dining, boutique retail, a hotel, and an events calendar that fills the social calendar without leaving the resort.
IN-COMMUNITY
Paved paths and desert-rim walking routes throughout the resort give residents a full loop around the lake with mountain and desert canyon views that change with every morning.
20 MIN W
Henderson's largest park — 100 acres of walking trails, a fishing pond, bird-watching blinds, a playground, and picnic areas on Wigwam Parkway, about 20 minutes from the resort.
30 MIN E
America's first national recreation area begins about 30 minutes east via Lake Mead Parkway — full-size motorized boating, backcountry hiking, and the Hoover Dam corridor are the payoff for the drive.
15 MIN W
A second golf option for Reflection Bay residents — the Black Mountain municipal course in Henderson provides an affordable daily-fee round 15 minutes west when the Reflection Bay club is booked.
20 MIN W
The 34-mile paved River Mountains Loop circles from Henderson through Boulder City and back — a serious cycling and trail-running destination about 20 minutes from the resort.
The Reflection Bay Lifestyle
Morning tee time on the Jack Nicklaus layout, an afternoon on the 320-acre lake, and dinner waterside at MonteLago Village — all within walking distance of each other, on a resort maintained by the City of Henderson's extended service territory and the Lake Las Vegas resort management.
THIS WEEKEND'S OPEN HOUSES
Open houses in Reflection Bay are rare — most golf-course luxury sales happen through private showings. With roughly 47 homes in the golf-course tier across the 687-listing ZIP area, call (702) 637-1759 to set up a private tour and walk the fairways before making an offer.
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
Reflection Bay residents benefit from Henderson's diversified economic base and the Las Vegas metro's strong employment market. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically strong in hospitality, construction, and healthcare — and Henderson's income base runs about 20% above the Clark County median.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing Reflection Bay against the valley's other luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Reflection Bay wins on resort depth and scarcity; Summerlin on trails and community breadth; MacDonald Highlands on guard-gated exclusivity — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Reflection Bay | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $1M–$3M+ (golf-course product) | $548K | $476K | $728K |
| Active Listings | ~47 (Reflection Bay tier) | 2,460 | 8,606 | 1,253 |
| Days on Market | ~45 (golf-course luxury) | 21 | 20 | 21 |
| Guard-Gated | No (resort-access) | Select communities | Select communities | Select communities |
| Golf Course | Jack Nicklaus signature (resort) | Multiple public courses | Multiple public courses | TPC Las Vegas + more |
| Private Lake | Yes — 320-acre private lake | No | No | No |
| Established | 2000s | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | Minimal — resort is mature | Very High | Moderate | Very High (Summerlin West) |
| Best For | Golf · Lake · Resort lifestyle | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Reflection Bay figures are community-record estimates. Henderson and Las Vegas income and crime figures are citywide from Census and FBI. 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
Reflection Bay sits in the desert hills east of Henderson — Lake Mead Parkway connects the resort to the I-515/US-95 interchange. Henderson commutes average near 25 minutes per U.S. Census ACS data; Reflection Bay runs 5–10 minutes longer. Residents accept that trade knowingly — resort lifestyle over commute convenience.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Reflection Bay purchases close in 30 to 45 days from accepted offer. Cash buyers can close in 10–14 days. Jumbo financing adds underwriting time, and layered HOA document delivery for the master plus sub-association adds a few days. Budget 45 days and add buffer if coordinating a California sale simultaneously.
Quick Answer
At $1M–$3M+, Reflection Bay homes sit squarely in jumbo-loan territory, and most lenders require 20–30% down. On a $1.5M mid-range purchase, plan $300,000–$450,000 down, plus 12 months of reserves. Some portfolio lenders allow 10–15% down with strong reserves and credit. VA and FHA programs cap below the Reflection Bay entry price, so conventional jumbo is the standard financing path for this resort-luxury product.
Reflection Bay at Lake Las Vegas FAQ — 18 Answers
Reflection Bay homes are priced from $1M to $3M+ depending on golf-frontage, lake views, and home size — the plan sits inside the broader Lake Las Vegas resort. Across ZIP 89011, the median list price is $535,000 per Las Vegas REALTORS, with $500,774 as the recent closed median, but Reflection Bay's golf-course product trades well above that ZIP-area figure.
Reflection Bay is the golf-course address inside Lake Las Vegas — homes sit directly along the Jack Nicklaus-designed Reflection Bay Golf Club fairways, giving residents a combination of manicured course frontage, lake-basin mountain views, and resort amenities unavailable elsewhere in Henderson. Other Lake Las Vegas villages like Ravello and MonteLago trade proximity to the village waterfront; Reflection Bay trades the fairway as its living room.
Yes. Reflection Bay is a golf-course village within Lake Las Vegas, the 3,592-acre resort community built around a 320-acre private lake in the desert hills east of Henderson (ZIP 89011). It takes its name from the Jack Nicklaus-designed Reflection Bay Golf Club. All Reflection Bay residents share the full Lake Las Vegas amenity portfolio — MonteLago Village, lake recreation, and resort services — in addition to their neighborhood sub-association.
Plan on $120–$300 per month in Reflection Bay, combining the Lake Las Vegas master association with any sub-association assessments specific to the neighborhood. Dues fund the shared resort infrastructure surrounding the 320-acre lake — marina, walking paths, village common areas, and managed lake access. Exact figures vary by product type and lot position; request the complete resale package and review reserves before submitting any offer.
Lake Las Vegas delivers a resort amenity set that is genuinely rare in the valley: a 320-acre private lake with boating, kayaking, and paddleboarding; the Jack Nicklaus-designed Reflection Bay Golf Club; MonteLago Village with waterfront dining, boutique shopping, and resort services; pools, fitness facilities, spa, and organized community events. Lake Mead National Recreation Area adds 1.5 million acres of backcountry about 30 minutes east.
Reflection Bay is approximately 25 minutes from the Las Vegas Strip via I-515 and US-95, and about 20 minutes from Harry Reid International Airport via I-215 and I-515. Downtown Henderson is roughly 15 minutes west on Lake Mead Parkway. The distance is intentional: residents trade the shorter Strip commute of a central Henderson address for the private-lake resort setting that makes Lake Las Vegas unlike anything else in Clark County.
The Reflection Bay Golf Club is an 18-hole Jack Nicklaus signature design that wraps around the shoreline of the Lake Las Vegas reservoir. The course features dramatic water carries, desert canyon backdrops, and multiple holes with views of the 320-acre private lake. Homes along its fairways in the Reflection Bay village enjoy direct course frontage, and the club has hosted LPGA and Celebrity Tour events that underscore its resort-caliber credentials.
Families in Reflection Bay are zoned to CCSD Henderson campuses including Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10). Private options within a 20-minute drive include Henderson International School (PreK-12), Bishop Gorman High School, and Pinecrest Academy. Charter options include Doral Academy Fire Mesa (8/10). Verify zoning for any specific address before making an offer.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of a home's assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1.5M Reflection Bay purchase, budget approximately $7,500–$10,500 per year. Long-held Lake Las Vegas homes may carry abated tax bills that reset to current assessed value after sale — verify the post-sale tax exposure with the Assessor before closing.
Many Lake Las Vegas sub-associations, including Reflection Bay, permit rentals subject to HOA rules, and the resort location near Las Vegas attractions supports strong income potential for both short-term and long-term arrangements. Rules vary by sub-association and can change — confirm restrictions in the resale package before purchasing with any rental plan in mind. Our team can advise on current regulations and realistic income expectations for this specific village.
Count on 30–35 minutes to downtown Las Vegas via I-515 north during typical morning hours, and 25 minutes to Harry Reid International Airport via I-215 west. Downtown Henderson is 15 minutes on Lake Mead Parkway. Lake Las Vegas sits in the eastern Henderson hills — the commute is longer than a central Henderson neighborhood, and that drive is the primary trade-off buyers weigh against the resort lifestyle. Most Reflection Bay residents work remotely or commute on flexible schedules.
Lake Las Vegas and Reflection Bay fall under Henderson Police Department jurisdiction, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The resort's managed entry points and the relative privacy of the desert-hills setting add a de facto layer of security. Gated sub-enclaves exist within the broader resort; ask your agent which Reflection Bay sections have controlled access.
Five things move real money here. First, layered HOA: master and sub-association dues stack, so budget $120–$300/mo and review both sets of documents. Second, tax resets: long-held homes re-assess at sale. Third, rental rules: confirm restrictions before any income plan. Fourth, school zoning: Henderson campuses require address-level verification. Fifth, the drive: 25 minutes to the airport is comfortable for many, but tour at rush hour before committing.
Long-term single-family rentals across the Lake Las Vegas ZIP area (89011) generally command premiums over the Henderson median given the resort setting and lake access. Furnished long-term corporate and executive rentals are a strong niche for Reflection Bay golf-course homes. Short-term rentals require HOA approval and city compliance per Henderson's transient lodging regulations. Verify the specific sub-association rules in Reflection Bay before purchasing as an investment property.
The fundamentals are compelling: scarcity of Jack Nicklaus golf-course frontage inside a private-lake resort, a Henderson address with strong long-term appreciation, Nevada's zero state income tax, and a 3% property-tax cap. Resort-lifestyle demand from remote workers and Las Vegas hospitality executives keeps this niche liquid. Returns depend on the specific lot, view tier, and buy price — an agent who knows the fairway-frontage hierarchy pays for itself in this market.
At $1M–$3M+, Reflection Bay homes sit squarely in jumbo-loan territory. Most buyers put 20–30% down to satisfy jumbo lender requirements — on a $1.5M purchase, plan $300,000–$450,000 down. Some portfolio lenders allow 10–15% down with stronger reserves. VA and FHA programs cap below the Reflection Bay entry price, so conventional or jumbo financing is the standard path. Get fully underwritten before touring at this price point.
Most Lake Las Vegas purchases — including Reflection Bay — close in 30 to 45 days from accepted offer. Cash purchases can close in 10–14 days. Jumbo financing may add a week for additional underwriting rounds, and HOA resale-package delivery for layered master-plus-sub associations adds a few days to the timeline. Plan 45 days and work backward from any move date when scheduling movers and utilities.
MonteLago Village is the resort's European-inspired lakefront hub — waterfront dining, boutique retail, a hotel, wine bar, and seasonal community events, all within a short walk or golf-cart ride from Reflection Bay. It functions as the social living room of the resort: morning coffee, dinner out, and weekend events without leaving the property. Most Reflection Bay buyers list proximity to MonteLago as one of their top three purchase motivators.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the eight questions Reflection Bay buyers most often search — answered with verified specifics from community records, the City of Henderson, Las Vegas REALTORS, and GreatSchools. Every figure links to a primary source so you can confirm the data before making any decisions.
For the resort lifestyle, yes. The 25-minute drive from the Strip is the deliberate trade-off — residents get a 320-acre private lake, Jack Nicklaus golf, and MonteLago Village in exchange for a commute that most find feels shorter than it looks on a map.
Reflection Bay is in ZIP code 89011, which also covers Cadence Henderson and other east Henderson developments. When requesting MLS data for Reflection Bay specifically, filter by community name rather than ZIP to avoid pulling the much larger Cadence inventory.
No — Reflection Bay is a village within Lake Las Vegas, focused on the Jack Nicklaus golf-course frontage. Lake Las Vegas encompasses 3,592 acres and multiple villages including MonteLago Village and Ravello. Reflection Bay takes its name from the golf club and sits along the resort's fairways.
Not currently — Lake Las Vegas was designed as a resort residential and hotel community, not a gaming destination. The lifestyle is golf, lake recreation, and resort dining at MonteLago Village. The nearest gaming is in Henderson or on the Las Vegas Strip, 15–25 minutes away.
Yes — the 320-acre private lake permits motorized boating, kayaking, paddleboarding, and other water sports for Lake Las Vegas residents. The marina at MonteLago Village handles launches and storage. Watercraft size limits and noise rules apply; the resort management provides current rules to all buyers during due diligence.
About 30 minutes east via Lake Mead Parkway — significantly closer than most Las Vegas Valley addresses to Lake Mead National Recreation Area's north shore. Residents use Lake Mead for the big-water boating, hiking, and camping the private lake does not offer at scale.
The fundamentals support it: finite fairway-frontage inventory on a private lake, Nevada's zero income tax and 3% tax cap reducing carrying costs, and a growing Las Vegas Valley that adds luxury buyers to fixed supply every year. Executive rental income adds an income-producing layer when HOA permits. Returns depend on the specific lot and the buy price.
The Lake Las Vegas master HOA manages the shared resort infrastructure — the 320-acre private lake, marina, walking paths, resort common areas, and organized community events. All Reflection Bay owners pay into it alongside their sub-association dues. Request the full master-HOA financials, reserve study, and meeting minutes during escrow.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Lake Las Vegas, MacDonald Highlands, and Anthem. Nevada's #1 team brings resort-market expertise, the largest agent team in Nevada, and thousands of verified five-star reviews. Call (702) 637-1759 to get started.
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 Reflection Bay with the nearest Henderson luxury communities and Lake Las Vegas sibling villages. Each card pairs the commute time with price positioning, so you can judge whether trading resort-golf lifestyle for gates, schools, or more market depth actually buys you more value.
5 MIN W
$700K–$1.2M
5 min from Reflection Bay
View Ravello at Lake Las Vegas →More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Lake Las Vegas encompasses multiple distinct villages and sub-communities. Dedicated community pages are rolling out — the entries below are indexed alphabetically, and our team can pull current listings, HOA dues, and sub-association details for any of them on request.
KEEP LEARNING
These guides extend the research most Reflection Bay buyers do next — understanding the broader Henderson luxury market, comparing resort and guard-gated options, and tracking valley-wide pricing trends — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson, including Lake Las Vegas.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas resort pricing.
Read →MARKET HUB
Citywide market data, every Henderson master plan and resort community, and side-by-side comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic is sourced from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level — ZIP 89011 is broader than Lake Las Vegas or Reflection Bay. Area statistics are labeled as such; Reflection Bay-specific figures are community-record estimates. Follow any link to verify the underlying data.
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