NEW
$1,249,990
HouseEst. $7,058/mo
4 Beds
4 Baths
2,482 Sq. Ft.
Built in 2023
359 Faro Di Portofino Court
Henderson, NV, 89011
Amara at Portofino
Lake Las Vegas, Henderson
The Cliffs at Lake Las Vegas Homes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search The Cliffs — luxury single-family homes from $800K to $1.5M with private-lake access, Reflection Bay Golf, and resort living 25 minutes from the Strip.
PRICE RANGE (THE CLIFFS)
$800K–$1.5M
Community records
LAKE SIZE (LAKE LAS VEGAS)
320 acres
Lake Las Vegas resort records
ESTABLISHED
2000s
Community records
ZIP-AREA DAYS ON MARKET
40
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Cliffs at Lake Las Vegas at a Glance?
The Cliffs at Lake Las Vegas is a single-family luxury village inside the 3,592-acre Lake Las Vegas resort community, served by City of Henderson city services, with homes priced $800K–$1.5M and the ZIP-area (89011) showing a $539,900 median list price and 40-day market pace per Las Vegas REALTORS. The takeaways below unpack the valley's most distinctive resort address.
- Resort setting: Lake Las Vegas wraps a 320-acre private lake in Mediterranean-inspired architecture — the only community of its kind in the Las Vegas Valley.
- The price ladder: The Cliffs trades at $800K–$1.5M for single-family luxury, above the ZIP-area median, reflecting lake-adjacent lots and resort-amenity access.
- Amenities: Jack Nicklaus-designed Reflection Bay Golf Club, MonteLago Village waterfront dining, private boating, kayaking, and resort pools are all included.
- HOA structure: Layered dues of $120–$300/mo cover both the Lake Las Vegas master association and sub-association — confirm exact figures in escrow.
- City backbone: Henderson city police, fire, and services; 20 min to Harry Reid Airport; 25 min to the Strip via I-515/US-95.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can You Find The Cliffs at Lake Las Vegas Homes for Sale?
The broader 89011 ZIP area carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data, with The Cliffs' single-family homes trading in the $800K–$1.5M tier above the ZIP median. The newest listings appear below, refreshed daily, and every active Lake Las Vegas home is searchable in our live MLS portal.
NEW$385,000HouseEst. $2,174/mo3 Beds2 Baths1,340 Sq. Ft.0.11 AcresBuilt in 2011941 Aspen Cliff DriveHenderson, NV, 89011Weston Hills
NEW$520,000HouseEst. $2,936/mo2 Beds2 Baths1,718 Sq. Ft.0.13 AcresBuilt in 2020747 Drammatico PlaceHenderson, NV, 89011Cadence Village Parcel 5-R1-2
NEW$415,000HouseEst. $2,343/mo3 Beds3.5 Baths1,976 Sq. Ft.0.13 AcresBuilt in 2007711 Yew Barrow CourtHenderson, NV, 89011Desert Canyon-Phase 2A
NEW$469,999HouseEst. $2,654/mo3 Beds3.5 Baths1,925 Sq. Ft.0.18 AcresBuilt in 2011952 Crescent Falls StreetHenderson, NV, 89011Weston Hills
NEW CONSTRUCTION$584,950HouseEst. $3,303/mo2 Beds3.5 Baths1,830 Sq. Ft.0.14 AcresBuilt in 2026660 Ambridge DriveHenderson, NV, 89011Cadence Parcel 30 Q2-2 Ambridge Phase 3
NEWOPEN HOUSE$890,000HouseEst. $5,025/mo3 Beds3.5 Baths2,331 Sq. Ft.0.15 AcresBuilt in 20191199 N Water StreetHenderson, NV, 89011Cadence Village Parcel 1-F5-1
NEW$1,000,000LandEst. $5,646/mo0 Beds— Baths0.60 Acres—12 Rue Mediterra DriveHenderson, NV, 89011Marseilles Amd
PRICE DISTRIBUTION
How Many Lake Las Vegas Homes Sell in Each Price Range?
The ZIP-area (89011) median list price sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, but The Cliffs' single-family homes trade in the $800K–$1.5M tier above that median. The bands below show the modeled split of the area's 687 active listings across all Lake Las Vegas village types.
Browse The Cliffs Listings
How Can You Find a Lake Las Vegas Home by Type, Lifestyle & Price?
The Lake Las Vegas ZIP-area's 687 active listings break down into multiple villages, property types, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89011.
Which Lake Las Vegas Villages Should You Explore?
Lake Las Vegas contains multiple named villages, each with distinct character and price positioning. The cards below give orientation — our team can pull current listings, sub-association dues, and rental policies for any of them on request.
Luxury Single-Family · Lake-Adjacent
The Cliffs at Lake Las Vegas
Lakefront · Single-FamilyThe Falls at Lake Las Vegas
Condos · WaterfrontTremezzo at Lake Las Vegas
Mid-Rise Condos · LakefrontViera at Lake Las Vegas
Single-Family · Lake-AdjacentVerona at Lake Las Vegas
Resort · Full CommunityLake Las Vegas (all villages)
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Lake Las Vegas Listings First?
Custom alerts by village, price, beds, and lake-proximity filter — no spam, unsubscribe anytime. Luxury homes in the $800K–$1.5M tier at The Cliffs move on 40-day medians per Las Vegas REALTORS pace data, but well-priced lake-adjacent lots draw serious buyers within the first two weeks. Alert subscribers see new listings within hours of hitting the MLS.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
8/10
8/10
8/10
8/10
How Are the Schools near The Cliffs at Lake Las Vegas?
Zoned public schools include Elise L. Wolff Elementary (8/10), Bob Miller Middle (7/10), and Coronado High (7/10) per CCSD. Bishop Gorman and Henderson International School anchor the private tier. Doral Academy Fire Mesa and Somerset Academy are the top charter options. Verify exact zoning for a specific parcel before making an offer.
Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · Lake Las Vegas area
K-5750 Students18:1
8/10Doral Academy Fire Mesa
Charter · Henderson (20 min)
K-8900 Students19:1
8/10Somerset Academy Losee
Charter · Henderson (20 min)
K-121000 Students20:1
8/10Pinecrest Academy St. Rose
Private · Henderson (18 min)
K-8500 Students15:1
8/10Henderson International School (Lower)
Private · Henderson (18 min)
PreK-5400 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Cliffs at Lake Las Vegas Families?
According to GreatSchools.org, the Lake Las Vegas corridor zones into Elise L. Wolff Elementary (8/10) and Coronado High School (7/10). Bishop Gorman and Henderson International School anchor the private tier. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | Las Vegas · 30 min | $800,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | Lake Las Vegas area | $800,000+ |
| 3 | Doral Academy Fire Mesa | Public charter | K-8 | 8/10 | Henderson · 20 min | $800,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | Lake Las Vegas area | $800,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | South Henderson · 20 min | $800,000+ |
SAFETY & CRIME
Is The Cliffs at Lake Las Vegas Safe?
Direct Answer
Yes. The Cliffs at Lake Las Vegas is covered by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons. Inside Lake Las Vegas, the resort setting, monitoring by the master association, and an owner-heavy resident base keep typical incidents to minor property matters.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Master association security and monitoringLake Las Vegas resort management
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Lake Las Vegas benefits from a built-in security dynamic: the resort setting draws an owner-heavy, high-income resident base, and the master association monitors common areas and amenity spaces actively. The limited road access into the community reduces pass-through traffic, which is a meaningful factor in the safety profile of any residential enclave.
Henderson's citywide statistics show violent crime rates well below national averages per FBI Uniform Crime Reporting data, and the eastern Henderson corridor where Lake Las Vegas sits has historically run quieter than the city's more commercial western sections. The resort's hospitality operations add foot traffic around MonteLago Village in the evenings, with security staff present during events.
For buyers wanting additional peace of mind: The V at Lake Las Vegas and certain other Lake Las Vegas villages offer gated entry. The Cliffs itself is not guard-gated but sits well inside the larger resort boundary, providing natural screening from arterial traffic. Standard precautions — vehicle locks, secure packages, residential lighting — cover the realistic risk picture.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in The Cliffs at Lake Las Vegas?
The Answer
The Cliffs delivers the valley's most distinctive resort lifestyle: a 320-acre private lake, Jack Nicklaus golf, and waterfront village dining, inside a Henderson address backed by full City of Henderson city services. Nevada levies zero state income tax, and the 3% property-tax cap keeps carrying costs manageable.
What is The Cliffs at Lake Las Vegas known for?
The Cliffs is known as a premier luxury-single-family village inside Lake Las Vegas — the Mediterranean-inspired resort community built around a 320-acre private lake east of Henderson, featuring Reflection Bay Golf Club and MonteLago Village waterfront amenities.
Who should live at The Cliffs?
It fits resort-lifestyle buyers, semi-retirees wanting private-lake living, luxury move-up buyers, investors seeking vacation-rental income, and professionals who want strip proximity without strip noise — especially those relocating from California or Arizona resort markets.
What is daily life like?
Mornings start with a kayak on the private lake or a round at Reflection Bay, evenings move to MonteLago Village for waterfront dining, and the weekend brings Lake Mead hiking or a quick trip down I-515 to the Strip — all inside a single Henderson address.
Location
Where Is The Cliffs at Lake Las Vegas
The Cliffs at Lake Las Vegas sits inside the Lake Las Vegas master plan east of Henderson, roughly 20 miles from the Las Vegas Strip in ZIP 89011. The community hugs the desert hills overlooking the 320-acre private lake, about 15 minutes from downtown Henderson via Lake Mead Parkway.
Downtown Henderson
15
Min
Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Boulder City
20
Min
The Cliffs at Lake Las Vegas
At a Glance$800K–$1.5M
Price Range (The Cliffs)
$539,900
ZIP-Area Median List (89011)
687
ZIP-Area Active Listings
40
Days on Market (ZIP area)
- Setting
- Resort village, Lake Las Vegas master plan
- Type
- Single-Family Luxury
- Established
- 2000s
- Developer
- Various
- HOA
- $120–$300/mo (layered)
- Guard-Gated
- No
- Golf
- Reflection Bay GC (Jack Nicklaus)
- Lake
- 320-acre private lake
- Village
- MonteLago Village (dining & shops)
- Schools
- CCSD public + charters + private
- Distance to Strip
- ~25 min
- Parent Plan
- Lake Las Vegas (3,592 acres)
LIVABILITY REPORT CARD
How Does The Cliffs at Lake Las Vegas Score?
The Cliffs earns top marks for resort lifestyle, amenities, and natural setting, with honest trade-offs on commute distance, school quality relative to other Henderson plans, and HOA complexity. Below is our category-by-category report card — the same six factors our agents walk through with every Lake Las Vegas buyer before a first tour.
Grade A: Resort Amenities
Private 320-acre lake, Jack Nicklaus golf at Reflection Bay, MonteLago Village dining — a resort experience that most Las Vegas luxury communities cannot replicate.
Grade B+: Schools
Elise L. Wolff Elementary 8/10, Coronado High 7/10 per GreatSchools — solid CCSD options plus Bishop Gorman and Henderson International in the private tier.
Grade B+: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities in FBI UCR-based comparisons.
Grade B: Cost of Living
The $800K–$1.5M price range is the valley's luxury tier, but Nevada's zero state income tax and 3% property-tax cap offset carrying costs versus comparable California resort addresses.
Grade A: Outdoor Access
Private lake boating and kayaking on-site; Lake Mead National Recreation Area 30 minutes east; desert-mountain hiking trails immediately outside the plan.
Grade B: Commute
15 min to Henderson downtown, 20 min to airport, 25 min to Strip — workable for professionals but meaningfully further than central Henderson plans.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is The Cliffs at Lake Las Vegas a good place to live?
Yes — for the right buyer, it is the Las Vegas Valley's best resort address. The Cliffs pairs private-lake access, Jack Nicklaus golf, and waterfront dining in a Henderson address that carries city police, fire, and services. Nevada's zero state income tax and 3% property-tax cap meaningfully reduce carrying costs versus comparable California or Arizona resort communities. The honest trade-offs: 25 minutes to the Strip means this is resort seclusion first, urban convenience second; HOA dues are layered and require careful due diligence; and school ratings, while solid, do not match Henderson's top-ranked plans like MacDonald Highlands or Anthem.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in The Cliffs at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Lake Las Vegas — the parent city holds 331,857 residents with a median household income of $88,654. The Lake Las Vegas corridor skews meaningfully higher: community records put median age around 45 and household income above $95,000 for resort-community residents.
The Census does not break The Cliffs out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside Lake Las Vegas, our closing data shows a blend of semi-retired resort lifestyle buyers, California and Arizona relocators seeking tax relief, professionals working the Strip-to-Henderson corridor, and investors targeting vacation-rental income from the Las Vegas visitor economy.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~45
vs Henderson ~41
$800K–$1.5M
vs Henderson median $548K
~72%
vs Clark Co 59%
~33%
vs Clark Co 29%
~25%
vs Clark Co 27%
2.4
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (The Cliffs is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Lake Las Vegas itself is a finite resort community — the 320-acre private lake cannot expand — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on the fixed resort inventory inside Lake Las Vegas.
331,857Henderson residents (Census)
3,592Lake Las Vegas master-plan acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Lake Las Vegas, growth means turnover, not expansion: the resort community is essentially built out, so every new Henderson resident looking for resort-lifestyle living competes for a finite resale pool. That is the investment logic of a completed master plan — no new lake supply can dilute it, while Las Vegas's 40+ million annual visitors sustain rental demand year-round.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The Cliffs at Lake Las Vegas Score for Livability?
The Cliffs earns an A for resort amenities and natural beauty, with solid scores for safety and outdoor recreation. Honest trade-offs include a longer commute than central Henderson plans and school ratings that, while good, fall below Henderson's top-ranked corridors. The rings below benchmark against Census, FBI, and GreatSchools data.
- 84B+
Overall Livability
- 76B+
Schools (zoned)
- 87B+
Safety
- 70B
Cost of Living
- 95A+
Resort Amenities
- 92A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Lake Las Vegas Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Lake Las Vegas ZIP area (89011) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than Lake Las Vegas itself, 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
$476K–$505K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~115/mo recent pace — consistent with the 89011 ZIP-area activity
vs May 2025
Source: Las Vegas REALTORS
The long view: The Cliffs at Lake Las Vegas's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
MEDIAN DAYS ON MARKET
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
RESORT LUXURY MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How competitive is The Cliffs at Lake Las Vegas market right now?
The Lake Las Vegas ZIP area (89011) shows a 40-day median DOM on sold homes — a more measured pace than central Henderson plans, reflecting the resort-lifestyle niche and higher price point. Well-priced homes with lake views draw serious buyers quickly; off-lake lots with deferred maintenance sit longer.
52Moderately Competitive
- 40 daysMedian days on market (sold, ZIP area)
- 687Active listings (89011 ZIP area, June 2026)
- $539,900ZIP-area median list price
- ~$265Median price per sqft (sold, ZIP area)
Is The Cliffs at Lake Las Vegas Right for You?
Who Should Buy a Home at The Cliffs at Lake Las Vegas?
The Cliffs is not entry-level Henderson — it is a resort-lifestyle choice at $800K–$1.5M with layered HOA dues, jumbo financing requirements, and 25 minutes to the Strip. But for the right buyer, it is one of the most distinctive addresses in the Las Vegas Valley. Six buyer profiles below match lifestyles to what The Cliffs actually delivers.
Which Buyer Types Fit The Cliffs at Lake Las Vegas?
Resort Lifestyle Seekers
- Private-lake boating and kayaking daily
- Jack Nicklaus golf steps from home
- MonteLago waterfront dining as a regular habit
- The lifestyle is the product — tour it before you buy
California Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- $800K–$1.5M buys a resort home that costs $2M+ in Palm Springs
- 3% property-tax cap on primary residences (NRS 361.471)
- Harry Reid Airport 20 minutes — easy return flights
Semi-Retirees & Empty Nesters
- Lake and mountain views from a single-story luxury home
- Resort amenities without managing a second property
- Henderson's safe, walkable MonteLago village
- Compare against Sun City Anthem before committing
Investment Buyers
- Las Vegas's 40M+ annual visitors support strong vacation demand
- Confirm sub-association short-term rental rules before buying
- Model long-term lease income at $3,500–$6,000/mo
- Finite lake-community supply protects appreciation
Luxury Move-Up Buyers
- Step up from central Henderson to true resort living
- Compare The Cliffs vs MacDonald Highlands vs Anthem — different lifestyle propositions
- Jumbo financing needed above $806,500 conforming limit
- Nevada Real Estate Group has closed in all three communities
Commuting Professionals
- Harry Reid Airport 20 min — ideal for frequent flyers
- Strip 25 min, downtown Henderson 15 min
- Remote-work lifestyle pairs best with the resort setting
- Budget the commute honestly before deciding
Best Fit For
- Resort lifestyle buyers — a private lake, Jack Nicklaus golf, and waterfront dining at a price point that beats every comparable California resort community.
- California relocators — zero Nevada state income tax, a 3% property-tax cap, and resort living for half the price of Palm Springs or Lake Tahoe.
- Semi-retirees — lake views, a walkable waterfront village, and Henderson city services backing the resort lifestyle.
- Investment buyers — Las Vegas's 40M+ visitor economy supporting vacation-rental demand for a scarce, finite resort community.
- Luxury move-up buyers — a genuine resort address that no amount of Henderson suburban renovation can replicate.
- Frequent flyers — Harry Reid International Airport 20 minutes door-to-gate — one of the valley's best airport commutes from a luxury address.
Ready to explore homes at The Cliffs at Lake Las Vegas? Our team knows every Lake Las Vegas village, sub-association, and lake-frontage lot.
Start Your Lake Las Vegas SearchPros
- The Las Vegas Valley's only private-lake resort community — 320 acres of boating, kayaking, and waterfront living
- Jack Nicklaus-designed Reflection Bay Golf Club — a destination course, not a neighborhood amenity add-on
- MonteLago Village European-inspired waterfront dining, boutique shops, and a year-round events calendar
- Zero Nevada state income tax — meaningful savings vs California, Arizona, and other high-tax resort states
- 3% primary-residence property-tax cap under NRS 361.471 — predictable carrying costs
- Henderson city police, fire, and services — resort seclusion backed by full municipal infrastructure
- $800K–$1.5M entry vs $2M+ for comparable California resort communities
Honest Considerations
- 25 minutes to the Strip and 20 to the airport — resort seclusion comes with a real commute
- Layered HOA structure ($120–$300/mo) requires careful due diligence on master and sub-association dues
- Jumbo financing required above the conforming limit — lender selection matters more than in typical suburban markets
- Sub-association short-term rental rules vary by village — confirm policy before buying with income in mind
- School ratings (8/10 elementary, 7/10 high school) below Henderson's top-ranked plans like MacDonald Highlands
- Limited new construction — primarily a resale market at the luxury price point
Village Comparison
How Do the Top Lake Las Vegas Villages Compare?
A side-by-side comparison of Lake Las Vegas's most-searched villages — indicative price, price per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the 89011 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Cliffs at Lake Las Vegas | ~$1,100,000 | ~$340 | 45 | ~55 | Luxury SF · Lake-adjacent |
| The Falls at Lake Las Vegas | ~$650,000 | ~$300 | 40 | ~40 | Lakefront SF · 2016+ |
| Tremezzo at Lake Las Vegas | ~$800,000 | ~$320 | 42 | ~35 | Condos · Waterfront |
| Viera at Lake Las Vegas | ~$450,000 | ~$270 | 38 | ~30 | Mid-rise condos · Entry |
| Verona at Lake Las Vegas | ~$670,000 | ~$305 | 40 | ~35 | Single-Family · Value |
| The V at Lake Las Vegas | ~$900,000 | ~$330 | 44 | ~30 | Guard-gated · Lakefront condos |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-village medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What's Inside Lake Las Vegas's Top Villages?
Submarket 1
The Cliffs at Lake Las Vegas
Single-family luxury homes on desert-hill lots overlooking the lake — The Cliffs's elevated setting gives mountain-and-water views that lakefront condos cannot replicate at ground level.
Browse The Cliffs at Lake Las Vegas homes →~$1.1MMedian Price
45Days on Market
~55Active Listings
~$340Price / Sq Ft
Submarket 2
The Falls at Lake Las Vegas
Newer William Lyon single-family homes with lakefront positioning — built 2016, fresher systems, and closer to the waterfront path than The Cliffs' elevated lots.
Browse The Falls at Lake Las Vegas homes →~$650KMedian Price
40Days on Market
~40Active Listings
~$300Price / Sq Ft
Submarket 3
Tremezzo at Lake Las Vegas
Condominium homes in the waterfront tier — Mediterranean architecture, resort views, and a lock-and-leave lifestyle that single-family homes cannot match for frequent travelers.
Browse Tremezzo at Lake Las Vegas homes →~$800KMedian Price
42Days on Market
~35Active Listings
~$320Price / Sq Ft
Submarket 4
Viera at Lake Las Vegas
Mid-rise lakefront condos with the widest price spread in the resort ($165K–$995K) — the entry point to Lake Las Vegas ownership and a popular investor target for vacation-rental income.
Browse Viera at Lake Las Vegas homes →~$450KMedian Price
38Days on Market
~30Active Listings
~$270Price / Sq Ft
Submarket 5
Verona at Lake Las Vegas
Single-family lake-adjacent homes in the mid-range tier — a step below The Cliffs in price but sharing the same resort master-plan amenities, golf, and village access.
Browse Verona at Lake Las Vegas homes →~$670KMedian Price
40Days on Market
~35Active Listings
~$305Price / Sq Ft
Submarket 6
The V at Lake Las Vegas
The resort's guard-gated low-rise lakefront condos and townhomes — 272 units with direct lake frontage, the strongest security overlay in the community, and HOA dues reflecting the premium positioning.
Browse The V at Lake Las Vegas homes →~$900KMedian Price
44Days on Market
~30Active Listings
~$330Price / Sq Ft
Submarket 7
Lake Las Vegas Resort Core
The amenity spine every village shares: Reflection Bay Golf Club's 18 Nicklaus holes, the 320-acre private lake with marina and waterfront paths, and MonteLago Village's waterfront dining and boutique retail. Owning anywhere in Lake Las Vegas puts this within a five-minute walk or drive.
Browse Lake Las Vegas Resort Core homes →320Private Lake Acres
18Nicklaus Golf Holes
3,592Resort Plan Acres
25 minTo Las Vegas Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Lake Las Vegas
village fits?
BY ZIP CODE
What Does the Lake Las Vegas Market Look Like Across ZIP 89011?
Lake Las Vegas sits entirely within ZIP 89011, and the MLS reports at ZIP level — so the table presents 89011 as a single area corridor, which includes all Lake Las Vegas villages plus surrounding eastern Henderson neighborhoods. The Cliffs' $800K–$1.5M tier trades meaningfully above the ZIP-wide median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas & eastern Henderson corridor | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. ZIP 89011 includes Lake Las Vegas and surrounding eastern Henderson neighborhoods — The Cliffs at Lake Las Vegas trades in the $800K–$1.5M tier above the ZIP median. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Cliffs at Lake Las Vegas Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or the FBI — capture The Cliffs faster than any brochure: a $800K–$1.5M price range, a 320-acre private lake, and Jack Nicklaus golf inside an address 25 minutes from the Las Vegas Strip.
$539,900
ZIP-area (89011) median list price, June 2026 — The Cliffs trades above this in the $800K–$1.5M tier.
Las Vegas REALTORS
$500,774
ZIP-area median sold price over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer across the 89011 ZIP area — a measured, resort-niche pace.
LVR / GLVAR, June 2026
687
Active listings across ZIP 89011 — the sample behind every median on this page.
Las Vegas REALTORS
320 ac
Lake Las Vegas private lake — boating, kayaking, and waterfront living unique in the Las Vegas Valley.
Lake Las Vegas resort records
3,592
Total Lake Las Vegas master-plan acres — a Mediterranean-inspired resort community built in the desert hills.
Community records
8/10
GreatSchools rating at Elise L. Wolff Elementary — the zoned elementary school for the Lake Las Vegas corridor.
GreatSchools.org
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY THE CLIFFS AT LAKE LAS VEGAS
Why Does The Cliffs at Lake Las Vegas Stand Apart From Its Peers?
From the private lake to the Jack Nicklaus fairways, The Cliffs occupies a resort niche that no other Henderson master plan can replicate. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — so you can check every claim.
- Lake Las Vegas resort records
The valley's only private-lake resort
Lake Las Vegas wraps 3,592 acres around a 320-acre private lake — Mediterranean architecture, waterfront dining, and boating 25 minutes from the Strip. No comparable community exists in the valley.
- Reflection Bay Golf Club
Jack Nicklaus championship golf
Reflection Bay Golf Club is a Jack Nicklaus-designed championship course with lake and mountain views — not a pitch-and-putt add-on but a destination course with a national reputation.
- Nevada Revised Statutes 361.471
Nevada tax advantage
Zero state income tax plus a 3% primary-residence property-tax cap under NRS 361.471 — resort living with a carrying cost far below comparable California or Arizona addresses.
- FBI Uniform Crime Reporting
Henderson safety and city services
Henderson Police Department coverage and a city that regularly ranks among the safest large U.S. cities — resort seclusion backed by full municipal services.
- Community records / U.S. Census
Finite resort inventory
Lake Las Vegas cannot expand its lake or its lot count. Every new Henderson resident looking for resort-lifestyle living competes for the same finite resale pool.
WHY BUY AT THE CLIFFS AT LAKE LAS VEGAS
What Are the Top 10 Reasons to Buy a Home at The Cliffs at Lake Las Vegas?
The Cliffs case rests on resort scarcity: a private lake that cannot expand, Jack Nicklaus golf, zero Nevada state income tax, and a 3% property-tax cap under Nevada Revised Statutes 361.471. Ten sourced reasons follow for why buyers choose this Lake Las Vegas village over other Henderson luxury options.
The valley's only private resort lake
A 320-acre private lake for boating, kayaking, and waterfront living — uniquely scarce inside the Las Vegas Valley.
Lake Las Vegas resort records
Jack Nicklaus championship golf
Reflection Bay Golf Club — a destination course with lake and mountain views minutes from your front door.
Reflection Bay Golf Club
Zero state income tax
Nevada levies no personal income tax — meaningful savings for every professional and retiree relocating from California or another high-tax state.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% by statute — predictable carrying cost for the life of the loan.
NRS 361.471
MonteLago Village waterfront dining
European-inspired waterfront shops and restaurants steps from home — the resort lifestyle without booking a hotel.
Lake Las Vegas resort records
Henderson safety and services
Henderson Police and Fire, a city regularly ranked among the safest large U.S. cities — resort living with real municipal backbone.
FBI Uniform Crime Reporting
Rental income potential
Las Vegas draws 40+ million visitors annually, supporting strong vacation-rental demand for resort-community homes.
Las Vegas Convention and Visitors Authority
Lake Mead access
America's first national recreation area — full-scale boating, hiking, and camping — is roughly 30 minutes east.
National Park Service
$800K–$1.5M value vs. comparable resort markets
A Jack Nicklaus golf community with a private lake costs $1.5M–$3M+ in California desert resort markets; The Cliffs enters at $800K.
Las Vegas REALTORS / GLVAR
Finite lake-community scarcity
No new private lake can be built inside the Las Vegas Valley — resort demand compounds against a fixed supply.
U.S. Census / Community records
New Construction
Who Builds New Homes Near The Cliffs at Lake Las Vegas?
The Cliffs itself is largely built out — resale inventory dominates the $800K–$1.5M tier. New luxury construction near Lake Las Vegas is concentrated in MacDonald Highlands (DragonRidge Country Club corridor) and the eastern Henderson hills, about 15–20 minutes west. The builders below compete on incentives that change monthly — verify current communities and offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build competitor to The Cliffs price point
Family & Mid-Market
Lennar
High-volume alternative for buyers below The Cliffs price floor
Move-Up & Luxury
Tri Pointe Homes
Design-forward alternative in Henderson east-side plans
Family & Move-Up
Richmond American
Value-tier new builds near the Henderson/Boulder City corridor
Outdoor Recreation
What Outdoor Amenities Does The Cliffs at Lake Las Vegas Offer?
The Cliffs delivers outdoor amenities that most Henderson communities can't match: a 320-acre private lake for daily water recreation, Jack Nicklaus golf steps from home, and Lake Mead 30 minutes east. The City of Henderson maintains Cornerstone Park nearby, and desert-mountain hiking trails rim the Lake Las Vegas community boundary.
IN-COMMUNITY
Lake Las Vegas Private Lake
320 acresBoating · Kayaking · PaddleboardingResidents
A private 320-acre lake with a marina, waterfront walking paths, and daily water recreation — the amenity no other Henderson community can replicate.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfResort/public
Jack Nicklaus-designed championship course with lake views and mountain backdrops — considered one of the top resort courses in the Las Vegas Valley.
IN-COMMUNITY
MonteLago Village
Waterfront villageDining · Shopping · EventsFree access
European-inspired waterfront village with dining, boutique shops, and a community events calendar — the social hub of the Lake Las Vegas resort.
IN-COMMUNITY
Lake Las Vegas Walking Paths
Paved lakeside pathsWalking · CyclingFree
Paved lakeside paths threading the resort perimeter — morning-run mileage with water and mountain views on both sides.
15 MIN
Cornerstone Park
100 acresTrails · Fishing pond · PicnicFree
Henderson's 100-acre natural-area park with walking trails, a fishing pond, bird watching, playgrounds, and picnic facilities — the nearest City of Henderson park to Lake Las Vegas.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · CampingNPS fee
America's first national recreation area — full-scale boating at Boulder Beach, desert hiking, fishing, and camping thirty minutes east via Lake Mead Parkway.
20 MIN
Boulder City trails
Desert terrainHiking · Mountain bikingFree
Desert singletrack and canyon routes in the Boulder City recreational corridor — accessible for day hikes without the crowds of Lake Mead's main marina.
25 MIN
Sloan Canyon National Conservation Area
48,438 acresHiking · PetroglyphsFree
BLM-managed desert canyon with 300+ ancient petroglyph panels — a quick escape into genuine desert wilderness from a Lake Las Vegas address.
The Cliffs at Lake Las Vegas Lifestyle
What Does a Weekend at The Cliffs at Lake Las Vegas Look Like?
Three moods in one resort address: sunrise kayaking on the 320-acre private lake, eighteen holes at Reflection Bay Golf Club, then dinner on the MonteLago waterfront — all within a five-minute drive, with City of Henderson city services handling utilities, police, and fire outside the resort gate.
320Private Lake Acres
18Nicklaus Golf Holes
25Min to Las Vegas Strip
3,592Resort Plan Acres
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Cliffs at Lake Las Vegas Homes This Weekend?
The Cliffs hosts open houses most weekends — photos cannot capture the lake-and-mountain backdrop or MonteLago Village ambiance that drive buying decisions here. With 687 active listings across the ZIP area, tours are easy to schedule. Call (702) 637-1759 and we will build your Lake Las Vegas route.
Quick Answer
What does an HOA cost at The Cliffs at Lake Las Vegas?
HOA fees at The Cliffs typically run $120–$300 per month, combining the Lake Las Vegas master-association assessment with sub-association dues covering private streets and shared landscaping. The master assessment funds lake operations, MonteLago Village maintenance, Reflection Bay Golf Club infrastructure, resort amenities, and community security. Always pull the full resale package — dues, reserve study, any pending special assessments, and transfer fees — during the inspection period before funds go hard.
Moving to The Cliffs at Lake Las Vegas
Should I Move to The Cliffs at Lake Las Vegas?
Resort-lifestyle buyers from California, Arizona, and the Pacific Northwest discover that private-lake living in Henderson costs half as much per square foot as Palm Springs or Scottsdale. California top income-tax rate is 13.3% per the Franchise Tax Board; Nevada charges zero — that single line item drives most Lake Las Vegas relocations.
Why Resort Buyers Are Choosing The Cliffs at Lake Las Vegas
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. The Cliffs adds the resort argument that coastal California and Arizona desert communities can't match at the price: a 320-acre private lake, Jack Nicklaus-designed championship golf, and European-inspired village dining inside an $800K–$1.5M price band, all attached to Henderson's city services and a 3% annual property-tax cap on primary residences.
At an $1,100,000 budget, Palm Springs buyers are looking at a dated mid-century home or a small condo in a gated resort. That same budget at The Cliffs secures a luxury single-family home on a desert-mountain lot with private-lake access, resort amenities, and 25-minute Strip proximity — with Nevada's zero state income tax stretching the budget further.
According to Las Vegas REALTORS, the 89011 ZIP-area median list price is $539,900. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates zoned elementaries at 8/10 for the Lake Las Vegas corridor.
Lake Las Vegas runs on resort hospitality, healthcare, and professional services: Reflection Bay Golf Club and MonteLago Village anchor in-community employment, while Henderson's medical corridor — St. Rose Dominican, Encompass Health, and the VA Southern Nevada Healthcare System — sits about 20 minutes west. Harry Reid International Airport is roughly 20 minutes door-to-gate, which matters to the frequent-flyer professionals and semi-retirees who make up much of the Lake Las Vegas ownership base.
Cost of Living Snapshot — The Cliffs at Lake Las Vegas vs. Palm Springs
Day-to-day costs run meaningfully lower than comparable California resort markets. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and a 3% statutory cap on annual property-tax increases for primary residences. The category that flips hardest is the resort comparison: a private-lake home priced at $1.1M here costs $2M+ in Palm Springs or Lake Tahoe.
| Metric | The Cliffs, Lake Las Vegas | Palm Springs, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Price (resort lake community) | $800K (The Cliffs) | $1.5M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| HOA (resort-amenity tier) | $120–$300/mo | $400–$800/mo typical |
| Airport Commute | 20 min (Harry Reid) | 30–45 min (PSP or LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Lake Las Vegas Rental Market — Rent vs. Own at The Cliffs
Luxury single-family homes in the $800K–$1.5M range typically command $3,500–$6,000/month on long-term leases, with lake views and resort-amenity access driving premiums. Short-term vacation income can run higher during peak Las Vegas event periods (Formula 1, SHOT Show, CES), but sub-association rental policies must be confirmed before buying with income in mind. The depth of the Las Vegas visitor economy — 40+ million visitors annually — provides rental demand that most resort markets cannot match.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Lake Las Vegas? Our team specializes in resort and luxury relocation — virtual lake tours, village-by-village comparisons, sub-association due diligence, and jumbo-financing coordination without multiple flights to Henderson.
Start Your Lake Las Vegas SearchRELOCATION TIMELINE
How to relocate to The Cliffs at Lake Las Vegas in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most Cliffs buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack quickly.
Define your resort-lifestyle priorities
Decide which Lake Las Vegas experience you're buying: lake-adjacent single-family at The Cliffs ($800K–$1.5M), lakefront condos at Tremezzo or Viera, or guard-gated lakefront at The V. Each carries different dues, rental rules, and HOA complexity.
Get pre-approved for jumbo financing
Homes above the conforming limit (~$806,500) require jumbo lenders — not all banks compete well on resort-property appraisals. Get fully underwritten before touring, because serious sellers at this price point expect verified buyers.
Hire a Lake Las Vegas specialist
Sub-association rules, rental-policy variations by village, and resort-amenity access details are not in the public record — work with an agent who has closed inside the Lake Las Vegas gates and knows the differences between villages.
Tour the resort, then the homes
Spend a morning on the lake, walk MonteLago Village, and play Reflection Bay before you look at floor plans. The lifestyle is the product at Lake Las Vegas; the home is the vehicle.
Write and negotiate the offer
The Cliffs' $800K–$1.5M tier is a niche market — well-priced lake-adjacent lots draw serious buyers quickly, but overpriced inventory sits. Your agent's read on recent comparable sales sets the strategy.
Inspection, HOA docs & appraisal
Pull the full resale package: master-association dues, sub-association dues, reserve study, pending assessments, and rental-policy language. Inspect 2000s-era construction for HVAC, roofing, and pool-equipment condition.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding, plus extra time for jumbo appraisal on resort properties and HOA document delivery.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Henderson water), then handle the Nevada DMV — license within 30 days, registration within 60. Lake Las Vegas's resort management handles marina and amenity-access registration separately.
ECONOMY & JOBS
What Drives the Lake Las Vegas Area Economy?
Lake Las Vegas runs on resort hospitality and the broader Henderson economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market stays historically strong. Henderson incomes run 20% above the Clark County median, and Reflection Bay Golf Club plus MonteLago Village anchor in-plan employment.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
40M+Las Vegas visitors annually (rental demand)LVCVA annual report
20 minTo airport — ideal for frequent-flyer professionalsVia I-215/I-515
Top Lake Las Vegas-Area Employers
- Reflection Bay Golf ClubJack Nicklaus resort course operations and hospitality staff inside the community
- MonteLago Village hospitalityWaterfront dining, retail, and resort-service businesses inside the plan
- Lake Las Vegas resort managementMarina, amenity, and community operations staffing
- City of Henderson (citywide)Municipal services, police, fire, and parks serving the eastern Henderson corridor
- Clark County School DistrictElise L. Wolff Elementary and nearby CCSD campuses serving the 89011 corridor
- Henderson medical corridor (20 min)St. Rose Dominican, Encompass Health, and VA Southern Nevada Healthcare System — about 20 minutes west
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Cliffs at Lake Las Vegas Compare to MacDonald Highlands, Anthem & Henderson?
Weighing The Cliffs against Henderson luxury? The Cliffs leads on resort amenity depth and private-lake setting; MacDonald Highlands leads on school ratings and golf exclusivity; Anthem leads on family-plan scale and price. Side-by-side data updated June 2026 — sources: LVR, the U.S. Census, and FBI UCR.
| Metric | The Cliffs, LLV | MacDonald Highlands | Anthem | Henderson |
|---|---|---|---|---|
| Price Range | $800K–$1.5M | $1M–$5M+ | $400K–$1.5M | $300K–$3M+ |
| ZIP-Area Median List | $539,900 (89011) | ~$1.08M | ~$615K | $548K |
| Days on Market | 40 | ~60 | ~25 | 21 |
| Private Lake | Yes — 320 acres | No | No | No |
| Golf | Reflection Bay (Nicklaus) | DragonRidge CC (private) | Anthem CC | Multiple courses |
| Guard-Gated | No (The Cliffs) | Yes | Partial | Varies |
| Top School Rating | 8/10 (Wolff ES) | 9/10 (Elise Wolff) | 9/10 varies | 9/10 varies |
| Distance to Strip | ~25 min | ~25 min | ~20 min | ~15 min |
| Best For | Resort living · Lake · Golf | Ultra-luxury · Exclusivity | Families · Trails · Value ladder | Variety · Schools · All budgets |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Cliffs and MacDonald Highlands figures are Nevada Real Estate Group-modeled estimates from active-listing review of their respective ZIP areas. Last updated June 2026.
Cost of Ownership
What Will The Cliffs at Lake Las Vegas Cost You Each Month?
A $1,100,000 Cliffs purchase runs about $6,885 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the resort community, and budget the layered HOA dues that fund the lake, golf, and village amenities.
Payment Estimator
Estimate Your The Cliffs at Lake Las Vegas Payment
$6,764
Estimated Monthly Payment
- Principal & Interest$5,855
- Property Tax$559
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at The Cliffs at Lake Las Vegas right now?
Resort-lifestyle demand keeps Lake Las Vegas rents firm, and at current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, a finite lake community with fixed supply tilts the math toward owning for buyers who plan to stay.
OWN (20% DOWN, 7%)
$6,842 / mo
- Principal & Interest
- $5,862
- Property Tax (~0.6%)
- $550
- Homeowners Insurance
- $220
- HOA (layered — master + sub)
- $210
- PMI (20% down — not required)
- $0
5-year net cost:~$220,000
Equity built:~$360,000
RENT (LAKE LAS VEGAS LUXURY MEDIAN)
$4,200 / mo
- Median Lake Las Vegas Long-Term Rent
- $4,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$272,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $1,100,000 Cliffs home for five years nets out ahead of renting once principal paydown and appreciation are counted — and the owner builds roughly $360,000 in equity (including the down payment) while the renter walks away with none. Lake Las Vegas's finite resort inventory and Las Vegas's growing visitor economy give the appreciation assumption structural support beyond a typical Henderson suburban address.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $210/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees at The Cliffs at Lake Las Vegas
The Cliffs carries a layered HOA structure — a Lake Las Vegas master-association assessment plus a sub-association for The Cliffs' private streets and shared landscaping. Confirm exact dues, reserve balances, and transfer fees in escrow; they shift as associations update their budgets.
Lake Las Vegas Master Association
$80–$180 / mo (est.)
Lake operations and marina
Included
Includes:
Private lake access, marina facilities, waterfront path maintenance
Resort amenities and village
Included
Includes:
MonteLago Village infrastructure, Reflection Bay Golf Club maintenance, community security
The Cliffs Sub-Association
$40–$120 / mo (est.)
Private streets and landscaping
$40–$120
Includes:
Private-street maintenance, common-area landscaping, entry monument upkeep
Combined Total Estimate
$120–$300 / mo
Master + sub combined
$120–$300
Includes:
Full resort-amenity access plus village-specific common areas; actual amounts confirmed in resale package
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Cliffs at Lake Las Vegas?
Lake Las Vegas sits east of central Henderson on Lake Mead Parkway — the commute is honest and manageable for the resort lifestyle, with Harry Reid Airport about 20 minutes via I-215/I-515. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data; from Lake Las Vegas the eastern approach adds roughly 5–10 minutes versus central Henderson plans.
Drive Times from The Cliffs at Lake Las Vegas
- 2-5 minMonteLago VillageLake Las Vegas Pkwy (in-plan)
- 3-5 minReflection Bay Golf ClubLake Las Vegas Pkwy (in-plan)
- 15 minDowntown Henderson (Water St)Lake Mead Pkwy west
- 20 minHarry Reid Intl AirportLake Mead Pkwy → I-215 west
- 20 minHenderson medical corridorLake Mead Pkwy → I-215
- 25 minLas Vegas StripLake Mead Pkwy → I-515/US-95
- 20 minBoulder CityLake Mead Pkwy east
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home at The Cliffs at Lake Las Vegas?
Most Cliffs purchases close in 30–45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10–14 days. Jumbo financing may need 45 days for resort appraisal, and HOA resale-package delivery adds a few more. Budget inspection time: 2000s construction warrants a full systems review before removing contingencies.
Quick Answer
What down payment do you need to buy at The Cliffs at Lake Las Vegas?
Most buyers at The Cliffs put down 20% or more — at the $800K–$1.5M price point, jumbo financing is the norm and lenders typically require 20% down for best rates. On a $1,100,000 purchase, that means $220,000 down. VA loans allow 0% for eligible veterans even on jumbo balances with some lenders. Conventional conforming loans top out around $806,500 in Clark County, so anything above that threshold enters jumbo territory. Call (702) 637-1759 and we can connect you with lenders experienced in Lake Las Vegas resort transactions.
The Cliffs at Lake Las Vegas FAQ — 18 Answers
What Do The Cliffs at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price at The Cliffs at Lake Las Vegas?
Homes at The Cliffs at Lake Las Vegas are priced between $800K and $1.5M — a resort-luxury tier reflecting the 320-acre private lake, desert mountain backdrop, and Jack Nicklaus golf access. The broader ZIP-area (89011) median list sits at $539,970 per Las Vegas REALTORS, but The Cliffs trades well above that level given its single-family footprint and lake-adjacent setting. Call Nevada Real Estate Group at (702) 637-1759 for current comparable sales.
Is The Cliffs at Lake Las Vegas part of the Lake Las Vegas master plan?
Yes. The Cliffs is a single-family village inside Lake Las Vegas — a 3,592-acre Mediterranean-inspired resort community wrapped around a 320-acre private lake east of Henderson in ZIP 89011. Ownership means access to the master plan's lake recreation, Reflection Bay Golf Club, and MonteLago Village amenities, plus a master-association assessment layered on top of any sub-association dues. Nevada Real Estate Group can compare The Cliffs against neighboring Lake Las Vegas villages so you land in the right one.
What are the HOA fees at The Cliffs at Lake Las Vegas?
HOA fees typically run $120–$300 per month, covering the Lake Las Vegas master association plus sub-association assessments that fund private-street maintenance, landscaping, and resort-amenity access. Exact dues, transfer fees, and reserve balances vary by phase, so always request the full resale package before writing an offer. Budget the fee alongside Nevada's effective property-tax rate of roughly 0.5–0.7%, capped at 3% annual increases on primary residences per Nevada Revised Statutes 361.471.
What amenities does Lake Las Vegas offer residents?
The headline is the 320-acre private lake: boating, kayaking, paddleboarding, and waterfront walking paths run through the plan daily. Beyond the water, Lake Las Vegas delivers the Jack Nicklaus-designed Reflection Bay Golf Club, MonteLago Village with European-inspired waterfront dining and boutique shops, resort-style pools, spa services, fitness facilities, and a year-round community events calendar. Lake Mead National Recreation Area adds full-scale boating and hiking about 30 minutes further east.
How far is The Cliffs at Lake Las Vegas from the Strip?
About 25 minutes via I-515/US-95 from The Cliffs to the Las Vegas Strip. Harry Reid International Airport is roughly 20 minutes away via I-215/I-515, downtown Henderson about 15 minutes via Lake Mead Parkway, and Lake Mead another 30 minutes east. The ZIP-area market shows a 29-day median DOM per Las Vegas REALTORS — demand here comes from buyers who value resort seclusion without sacrificing city access, and those drive times confirm the balance is real.
Can I rent out my home at The Cliffs at Lake Las Vegas?
Many Lake Las Vegas neighborhoods allow short-term and long-term rentals subject to master and sub-association rules — confirm the current rental policy in the resale package before buying with income in mind. The resort setting, private lake, and proximity to Las Vegas attractions support strong rental demand from vacationers and corporate relocators. Nevada Real Estate Group can model realistic income scenarios for a specific address; call (702) 637-1759 for an analysis.
What are property taxes like at The Cliffs at Lake Las Vegas?
Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On an $1.1M purchase — squarely in The Cliffs' range — plan around $6,000–$7,700 per year. Nevada also levies zero state income tax, which meaningfully reduces the total carrying cost compared to California or other high-tax resort markets. Verify the current assessed value and abatement status for any specific parcel before closing.
What schools serve The Cliffs at Lake Las Vegas?
Zoned public schools include Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10) per CCSD zoning. Private options within reach include Henderson International School (K-12), Bishop Gorman High School, and Pinecrest Academy St. Rose. Doral Academy Fire Mesa and Somerset Academy offer well-regarded charter alternatives. School zones shift with address — always verify the exact zoning for any parcel before making an offer.
Is Lake Las Vegas a good place to live?
For buyers who want a resort lifestyle without flying to one, Lake Las Vegas is genuinely distinctive: a 320-acre private lake, championship golf, waterfront dining, and desert mountain views inside a Henderson address that carries city police, fire, and services. The trade-off is distance — about 25 minutes to the Strip and 15 to downtown Henderson — and HOA dues that run higher than typical suburban plans. Households who prioritize the daily water-and-mountains experience over suburban convenience consistently rate it among the valley's best-kept luxury addresses.
What is the rental market like near The Cliffs at Lake Las Vegas?
Lake Las Vegas resort properties attract both short-term vacation renters and longer-term corporate tenants serving the Henderson and Strip job markets. Luxury single-family homes in the $800K–$1.5M range typically command $3,500–$6,000 monthly on long-term leases, with resort-amenity access and private-lake views driving premiums. Short-term rental income can run higher during peak Las Vegas event seasons, but sub-association rules must be confirmed before underwriting any nightly income scenario. Call (702) 637-1759 for a rental-income estimate on a specific address.
What is the commute from Lake Las Vegas?
Lake Las Vegas sits about 15 minutes from downtown Henderson via Lake Mead Parkway, 20 minutes from Harry Reid International Airport via I-215/I-515, and roughly 25 minutes from the Las Vegas Strip via I-515/US-95. The route east to Lake Mead National Recreation Area takes about 30 minutes. Most Lake Las Vegas residents keep a car-forward lifestyle — transit options are limited in this corridor — but the tradeoff is negligible freeway congestion on the eastern Henderson approach.
Is The Cliffs at Lake Las Vegas a good investment?
The investment case rests on scarcity: Lake Las Vegas is a finite resort community that cannot expand its 320-acre private lake, and The Cliffs' single-family homes occupy some of the most desirable lots inside that boundary. The ZIP-area (89011) showed 687 active listings per Las Vegas REALTORS, but the $800K–$1.5M tier The Cliffs occupies is a smaller slice of that count. Nevada's zero state income tax and 3% property-tax cap reduce carry costs, and resort demand — both ownership and rental — provides multiple exit paths. Returns still depend on the specific lot, build quality, and buy price.
What are the best neighborhoods inside Lake Las Vegas?
Lake Las Vegas contains multiple villages, each with a distinct character. The Cliffs at Lake Las Vegas offers single-family homes in the $800K–$1.5M range with elevated desert-hill lots and lake-adjacent settings. The Falls at Lake Las Vegas focuses on lakefront single-family homes. Tremezzo and Viera offer condominium lifestyles closer to the water. The V at Lake Las Vegas adds guard-gated lakefront condos and townhomes. Nevada Real Estate Group has represented buyers in all of these villages — call (702) 637-1759 to compare them side by side for your lifestyle and budget.
How do I buy a home at The Cliffs at Lake Las Vegas?
Start with pre-approval calibrated to the $800K–$1.5M price range — jumbo financing applies above the conforming loan limit, so lender selection matters more than in typical suburban markets. Hire an agent who knows the Lake Las Vegas sub-association structure and can pull resale packages quickly, because HOA dues, transfer fees, and rental-policy details are all village-specific. Tour the lake, the golf course, and MonteLago Village before committing — the lifestyle is the product. Nevada Real Estate Group specializes in Lake Las Vegas properties; call (702) 637-1759 or visit us at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
What should I know before buying at The Cliffs at Lake Las Vegas?
Four things move real money here. First, layered HOA structure: budget $120–$300/mo covering both master and sub-association dues — confirm exact figures in escrow. Second, jumbo financing: homes above the conforming limit need a jumbo lender, so get pre-approved with that in mind. Third, rental-policy variance: each sub-association sets its own short-term rental rules, so verify before buying with income in mind. Fourth, drive-time reality: 25 minutes to the Strip is honest for normal conditions — add buffer for peak weekend traffic on US-95.
What down payment do you need to buy at The Cliffs at Lake Las Vegas?
Most buyers at The Cliffs put down 20% or more — at the $800K–$1.5M price point, jumbo financing is the norm and lenders typically require 20% down for best rates. On a $1,100,000 purchase, that means $220,000 down. VA loans allow 0% for eligible veterans even on jumbo balances with some lenders. Conventional conforming loans top out around $806,500 in Clark County, so anything above that threshold enters jumbo territory. Call (702) 637-1759 and we can connect you with lenders experienced in Lake Las Vegas resort transactions.
What does an HOA cost at The Cliffs at Lake Las Vegas?
HOA fees at The Cliffs typically run $120–$300 per month, combining the Lake Las Vegas master-association assessment with sub-association dues covering private streets and shared landscaping. The master assessment funds lake operations, MonteLago Village maintenance, Reflection Bay Golf Club infrastructure, resort amenities, and community security. Always pull the full resale package — dues, reserve study, any pending special assessments, and transfer fees — during the inspection period before funds go hard.
How long does it take to close on a home at The Cliffs at Lake Las Vegas?
Most purchases at The Cliffs close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10–14 days. Jumbo-financed buyers may need 45 days for appraisal turnaround on resort properties, and HOA document delivery (resale packages are required to be provided within a statutory timeframe) can add a few days to the calendar. Budget inspection time carefully: 2000s-era construction warrants a full systems review before you remove contingencies.
Updated June 2026
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About The Cliffs at Lake Las Vegas?
Eight questions Cliffs buyers type into Google and AI assistants — each answered with specifics you can verify. Community and city-service facts come from the City of Henderson, pricing from Las Vegas REALTORS June 2026 MLS data, and school ratings from GreatSchools cross-checked against the Nevada Report Card.
Is The Cliffs at Lake Las Vegas guard-gated?
No — The Cliffs itself is not guard-gated, though it sits inside the broader Lake Las Vegas resort community boundary. If guard-gating is a priority, The V at Lake Las Vegas offers the resort's guard-gated lakefront condominium option. Nevada Real Estate Group can walk you through each village's security profile.
What ZIP code is The Cliffs at Lake Las Vegas?
The Cliffs at Lake Las Vegas is in ZIP code 89011. This ZIP covers the Lake Las Vegas resort and surrounding eastern Henderson neighborhoods, with the Las Vegas REALTORS reporting a $539,900 median list price and 40-day DOM across the full ZIP area as of June 2026.
What is the difference between The Cliffs and Verona at Lake Las Vegas?
Both are single-family Lake Las Vegas villages, but The Cliffs trades in the $800K–$1.5M range with elevated desert-hill lots and mountain-and-lake views, while Verona occupies a $500K–$850K mid-range tier closer to the lake's edge. The choice depends on whether you prioritize elevated views (The Cliffs) or lakefront proximity (Verona).
Can you boat on Lake Las Vegas?
Yes — Lake Las Vegas features a 320-acre private lake with a marina supporting boating, kayaking, paddleboarding, and waterfront recreation for resort residents. Larger-scale power boating requires the marina registration process; confirm current vessel-size policies with the Lake Las Vegas marina management before purchase.
Is Lake Las Vegas walkable?
Within the resort: yes — paved lakeside paths connect The Cliffs to MonteLago Village, the marina, and Reflection Bay Golf Club. For daily errands outside the resort (groceries, medical, retail), a car is required — the nearest Henderson shopping is about 15 minutes west on Lake Mead Parkway.
How far is Lake Las Vegas from Downtown Henderson?
About 15 minutes via Lake Mead Parkway west. Downtown Henderson (Water Street district) offers the city's municipal campus, dining, and entertainment; the Galleria at Sunset adds another retail option about 20 minutes from Lake Las Vegas.
Does Lake Las Vegas have a casino?
Not currently a working resort casino — the original Ritz-Carlton and Hyatt Regency hotels that operated during Lake Las Vegas's 2000s heyday have closed or been converted. Residents use MonteLago Village for dining and social activities; casino gaming is on the Strip, about 25 minutes away.
Is The Cliffs at Lake Las Vegas a good investment?
The fundamentals support it: a finite resort community that cannot expand its lake, Las Vegas's 40M+ annual visitors sustaining rental demand, Nevada's zero state income tax reducing carry costs, and a $800K–$1.5M entry point below comparable California resort communities. Returns depend on the specific lot, build quality, and buy price.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Nevada Real Estate Group has closed 6,225+ transactions totaling $4.1B+ since 2009, including Lake Las Vegas resort properties, MacDonald Highlands, and Anthem. Sub-association structures, lake-access rights, and village-level rental-policy nuances are exactly where local expertise earns its fee — and where buyers working with the wrong agent pay the price.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Lake Las Vegas Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the Nevada Real Estate Group team have closed hundreds of Henderson luxury transactions since 2009 — including resort communities where sub-association complexity and lake-access nuance separate a good outcome from a costly mistake. Call (702) 637-1759 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Cliffs at Lake Las Vegas?
Compare The Cliffs with neighboring Henderson luxury plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading The Cliffs's resort setting for a more central Henderson address actually buys you more home for the money.
IN-PLAN
Lake Las Vegas (all villages)
$539,900 (ZIP area)
In the same resort plan
View Lake Las Vegas (all villages) →A–Z INDEX
Which Lake Las Vegas Villages Can You Explore A–Z?
Lake Las Vegas contains multiple named villages across its 3,592-acre master plan. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, sub-association dues, and rental policies for any of them on request.
L
- Lake Las Vegas (full plan)
M
- MonteLago Village (in-plan amenity)
R
- Reflection Bay Golf Club (in-plan amenity)
T
- The Cliffs at Lake Las Vegas
- The Falls at Lake Las Vegas
- The V at Lake Las Vegas
- Tremezzo at Lake Las Vegas
V
- Verona at Lake Las Vegas
- Viera at Lake Las Vegas
KEEP LEARNING
What Else Should You Read About The Cliffs at Lake Las Vegas?
These guides extend the research most Cliffs buyers do next — understanding the broader Henderson market, comparing luxury plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson including Lake Las Vegas.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons including Lake Las Vegas, MacDonald Highlands, and Anthem.
Read →Sources & Methodology
Where Does This The Cliffs at Lake Las Vegas Data Come From?
Every statistic on this page comes from a primary or government source, refreshed monthly. The MLS reports at ZIP level — 89011 is broader than The Cliffs village — so area figures are labeled as ZIP-wide, and The Cliffs tier data are modeled from active-listing review. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Lake Las Vegas ZIP area (89011). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (The Cliffs is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and rental regulations. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026