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 V at Lake Las Vegas Condos & Townhomes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search The V's guard-gated lakefront condos and townhomes — $510K to $1.4M, resort amenities, and live MLS data updated daily.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
UNITS IN THE COMMUNITY
~272
Community records
ESTABLISHED
2006
Community records
DAYS ON MARKET (ZIP AREA)
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 V at Lake Las Vegas at a Glance?
The V at Lake Las Vegas is a guard-gated low-rise community of roughly 272 lakefront condos and townhomes, priced $510K–$1.4M with HOA dues of $300–$650 per month, inside ZIP 89011 where Las Vegas REALTORS tracks a $539,900 median and 40-day market pace per City of Henderson and community records.
- Resort lakefront living: roughly 272 guard-gated units on the shores of the 320-acre Lake Las Vegas reservoir — the only true lakefront condo and townhome product of its type in Henderson.
- The price ladder: $510K lake-view entry condos through $1.4M larger townhomes with direct water frontage — view orientation is the primary value driver within the range.
- HOA structure: $300–$650 per month covers exterior maintenance, the pool and fitness center, common-area insurance, water, trash, and guard-gated entry — verify the reserve balance in escrow.
- Market pace: the 89011 ZIP area registered 40 median days on market and 687 active listings in June 2026 — a more measured pace than Henderson's western neighborhoods, with room to negotiate.
- Lock-and-leave lifestyle: no yard maintenance, building insurance in the HOA, and resort-amenity access make The V the valley's premier maintenance-free lakefront residence.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find The V at Lake Las Vegas Units For Sale?
The 89011 ZIP area carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data — The V's roughly 272 guard-gated lakefront units are a small, sought-after slice of that inventory. The newest listings appear below, refreshed daily, and every active unit 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 median list price across 89011 is $539,900 per Las Vegas REALTORS June 2026 data, but The V trades above that baseline given its lakefront guard-gated position. The bands below reflect the broader ZIP-area's 687 active listings — The V's ~272 units sit primarily in the $510K–$1.4M corridor.
Browse The V at Lake Las Vegas Listings
How Can You Find a Lake Las Vegas Home by Type, View & Price?
The 89011 ZIP area's 687 active listings include The V's guard-gated lakefront condos and townhomes alongside single-family and other condo products across the Lake Las Vegas master resort area — each link below opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Lake Las Vegas Communities Should You Explore Alongside The V?
The V sits within the Lake Las Vegas resort area alongside several sister communities at different price points and product types. Each card below links to the most relevant hub or search so you can compare the options before committing.
Resort Area Overview
Lake Las Vegas (area hub)
Single-Family · LakefrontThe Falls at Lake Las Vegas
Mid-Rise Condos · LakefrontViera at Lake Las Vegas
Condos · ResortTremezzo at Lake Las Vegas
Single-FamilyVerona at Lake Las Vegas
Single-Family · LuxuryThe Cliffs at Lake Las Vegas
Guard-Gated · LuxuryLuxury Communities (Henderson)
All Henderson CommunitiesHenderson (parent city)
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 for The V and surrounding Lake Las Vegas communities — by price tier, view type, and beds. The V's roughly 272 units trade infrequently; when a lake-view unit or a larger townhome hits the market, buyers on alert see it within hours of MLS entry rather than days later at an open house.
- 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
6/10
8/10
9/10
9/10
8/10
How Are the Schools near The V at Lake Las Vegas?
Zoned schools for The V include John C. Fremont Elementary (6/10, GreatSchools), Fremont Middle (5/10), and Clark High (6/10) in the Clark County School District — adequate but not the primary draw here. Most buyers are retirees or remote workers for whom ratings are secondary. Charter alternative Coral Academy of Science rates 8/10, K–12. Verify zoning before offering.
6/10John C. Fremont ES
Zoned · Lake Las Vegas area
K-5550 Students18:1
Top Rated
8/10
8/10Coral Academy of Science
Charter · Henderson (25 min)
K-121300 Students18:1
8/10Henderson International School
Private · Henderson (20 min)
PreK-12850 Students13:1
9/10The Meadows School
Private · Las Vegas (30 min)
PreK-12900 Students12:1
9/10Bishop Gorman High School
Private · Las Vegas (30 min)
9-121200 Students14:1
8/10Pinecrest Academy of Nevada
Charter · Henderson (20 min)
K-121800 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are the Best Options Near The V at Lake Las Vegas?
According to GreatSchools.org, zoned schools — Fremont Elementary (6/10) and Clark High (6/10) — are adequate but not the main draw. Buyers prioritizing education typically choose charter options like Coral Academy of Science (8/10, K–12) or private options like Bishop Gorman, verified against the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | Las Vegas · 30 min | $510,000+ |
| 2 | The Meadows School | Private | PreK-12 | 9/10 | Las Vegas · 30 min | $510,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Henderson · 25 min | $510,000+ |
| 4 | John C. Fremont ES | Public (zoned) | K-5 | 6/10 | Lake Las Vegas area | $510,000+ |
| 5 | Clark HS | Public (zoned) | 9-12 | 6/10 | Lake Las Vegas area | $510,000+ |
SAFETY & CRIME
Is The V at Lake Las Vegas Safe?
Direct Answer
Yes. The V is guard-gated with controlled entry, surveillance, and secured parking inside Henderson Police Department coverage. Henderson consistently ranks among the safest large U.S. cities per FBI Uniform Crime Reporting comparisons, and the resort-enclave character of Lake Las Vegas keeps daily incidents well below the suburban property-crime baseline.
- Guard-gated entry with secured accessCommunity records
- Safest large U.S. cities, Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
Guard-gated entry is The V's first security layer: controlled vehicle access, surveillance of common areas, and secured parking reduce opportunistic property crime well below the baseline for open Henderson neighborhoods. The resort character of Lake Las Vegas — primarily owners, guests, and residents rather than arterial pass-through traffic — keeps the enclave quieter than most Henderson corridors.
The Henderson Police Department provides city-wide coverage for the 89011 ZIP, and the department consistently receives high marks in FBI UCR-based national safety rankings. The Lake Las Vegas area benefits from the same department response times as western Henderson, though the eastern location means slightly longer fire and EMS response windows depending on unit positioning.
For buyers seeking the highest security tier, The V's guard-gated access, combined with the resort-area foot traffic profile, delivers a meaningfully lower-risk daily environment than an open Henderson neighborhood at a similar price point. Standard precautions — secured parking, monitored entry, a locked unit — cover the realistic risk picture for full-time residents and second-home owners alike.
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 at The V at Lake Las Vegas?
The Answer
The V delivers Henderson's premier resort lifestyle: roughly 272 guard-gated lakefront condos and townhomes on a 3-acre site, with a pool, fitness center, and the 320-acre Lake Las Vegas reservoir as the front yard. Per City of Henderson, Henderson police and fire serve the area, and Nevada's zero income tax keeps carrying costs lean.
What is The V at Lake Las Vegas known for?
The V is known as Lake Las Vegas's premier guard-gated low-rise condo and townhome community — roughly 272 lakefront residences with resort amenities, established in 2006, offering the closest thing to a Tahoe-style waterfront lifestyle available in the Las Vegas Valley.
Who should live at The V at Lake Las Vegas?
It fits retirees and active adults wanting a lock-and-leave resort home, remote workers who prioritize setting over commute proximity, second-home buyers seeking a Southern Nevada pied-a-terre, and investors targeting the seasonal or annual rental market.
What is daily life like at The V?
Mornings start with a walk along the Reflection Bay Trail or a kayak on the lake, afternoons involve the community pool or the Lake Las Vegas Sports Club, and evenings move to the Village restaurants — all without leaving the Lake Las Vegas enclave.
Location
Where Is The V at Lake Las Vegas
The V at Lake Las Vegas sits within the Lake Las Vegas master resort area in eastern Henderson, approximately 20 miles from the Las Vegas Strip. The community is centered on the 320-acre Lake Las Vegas reservoir, roughly 5 miles east of the I-515/Lake Mead Pkwy interchange.
Downtown Henderson
15
Min
Lake Mead NRA
20
Min
Airport
25
Min
Strip
30
Min
Galleria at Sunset
25
Min
The V at Lake Las Vegas
At a Glance$539,900
Median List Price (ZIP area 89011)
$500,774
Median Sold (past 100 days, ZIP area)
687
Active Listings (ZIP area)
40
Days on Market (ZIP area)
- Setting
- Guard-gated lakefront resort community
- Acreage
- ~3 acres
- Units
- ~272
- Established
- 2006
- Type
- Low-rise condos & townhomes
- Guard-Gated
- Yes
- HOA
- $300–$650/mo
- Price Range
- $510K–$1.4M
- Lake Access
- Yes — 320-acre Lake Las Vegas
- Golf
- Reflection Bay Golf Club (nearby)
- Distance to Strip
- ~30 min
- Sunshine
- 300 days/year
LIVABILITY REPORT CARD
How Does The V at Lake Las Vegas Score?
The V earns top marks for resort lifestyle and security, with honest trade-offs on commute distance and school ratings. Below is our category-by-category report card — the same six factors our agents walk through with every buyer considering Henderson's premier lakefront condo community.
Grade A: Safety
Guard-gated entry plus Henderson Police Department coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR-based comparisons.
Grade B: Schools
John C. Fremont Elementary (6/10 GreatSchools) and Clark High School (6/10) serve the area — adequate but not the headline draw for most V buyers, many of whom are empty nesters or second-home owners.
Grade B+: Cost of Living
Entry at $510K in a guard-gated lakefront community is competitive against comparable California resort markets; HOA at $300–$650/mo is the main carrying cost variable to budget.
Grade A: Amenities
Pool, fitness center, and resort-level common areas inside the community; Reflection Bay Golf Club, Lake Las Vegas Sports Club, Village dining, and Lake Mead NRA all within 20 minutes.
Grade A+: Outdoor Access
The 320-acre Lake Las Vegas reservoir for boating and kayaking, the Reflection Bay Trail for lakefront walking, and Lake Mead National Recreation Area roughly twenty minutes east — unmatched in Henderson for water recreation.
Grade B-: Commute
Downtown Henderson is fifteen minutes; the Strip and airport are 25–30 minutes — livable for remote workers and retirees, but a genuine commute commitment for Strip-corridor professionals.
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 V at Lake Las Vegas a good place to live?
Yes — if the resort-lake lifestyle matches your daily priorities. The V pairs guard-gated security, lakefront views, and resort amenities with the savings of Nevada's zero state income tax and Henderson's sub-1% effective property tax rate. The honest trade-offs: HOA dues at $300–$650 monthly are among Henderson's highest for condos, the Strip and airport are a 25–30 minute drive rather than 15, and zoned schools rate modestly. For empty nesters, remote workers, and second-home buyers, those trade-offs are features rather than bugs. For families anchoring to school zones and needing a sub-20-minute commute, nearby Henderson neighborhoods offer better-fit options.
Source: City of Henderson
DEMOGRAPHICS
Who Lives at The V at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city containing The V — the parent city holds 331,857 residents with a median household income of $88,654. The V itself is a boutique community of roughly 272 units, attracting a distinct resident profile skewed toward retirees, second-home owners, and remote-working professionals rather than commuting families.
The Census does not break The V or Lake Las Vegas out as separate places, so the figures below reflect Henderson citywide — presented honestly as the statistical backdrop. Inside the community, the resident mix our team sees is heavily weighted toward 55+ buyers, out-of-state relocators from California and the Pacific Northwest, and buyers seeking a second home or seasonal residence with resort-quality amenities.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (The V at Lake Las Vegas is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
The V at Lake Las Vegas itself is a finished boutique community of roughly 272 units — no new supply can dilute it. Its parent city, Henderson, has grown by roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Lake Las Vegas's limited lakefront stock.
331,857Henderson residents (Census)
~272Units at The V at Lake Las Vegas
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside The V, growth means turnover, not expansion: a fixed supply of roughly 272 guard-gated lakefront units means every new Henderson resident who wants the Lake Las Vegas resort lifestyle competes for the same finite pool. That scarcity logic is part of the investment case — and the reason active listings in this community trade more slowly and at wider bid-ask spreads than in Henderson's larger master plans.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate The V or Lake Las Vegas separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The V at Lake Las Vegas Score for Livability?
The V earns top marks for outdoor access, resort amenities, and security — with honest trade-offs on school ratings and commute distance. The rings break the composite into the six categories buyers ask about most, benchmarked against Census, FBI, and GreatSchools data for the 89011 ZIP area and Henderson citywide.
- 82B+
Overall Livability
- 62D+
Schools (zoned)
- 90A
Safety
- 72B-
Cost of Living
- 90A
Amenities
- 95A+
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 89011 ZIP area from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than The V itself and includes all Lake Las Vegas communities plus neighboring Henderson neighborhoods — read the level and pace, not single-month wiggles.
Median Sold Price
$477K–$506K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
37–48 day monthly range; 40 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~120/mo recent pace — 89011 ZIP area, not The V exclusively
vs May 2025
Source: Las Vegas REALTORS
The long view: The V at Lake Las Vegas's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
40
MEDIAN DAYS ON MARKET (ZIP AREA)
$540K
ZIP-AREA MEDIAN LIST
687
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
RESORT MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How competitive is the Lake Las Vegas market right now?
The 89011 ZIP area is a measured, deliberate market — sold homes averaged 40 median days over the past hundred days per Las Vegas REALTORS data. Buyers have more time and negotiating room than in Henderson's faster western neighborhoods, but lakefront-view units at The V attract motivated buyers who move quickly when the right unit appears.
52Moderately Competitive
- 40 daysMedian days on market (sold, 100d)
- 687Active listings in 89011 (June 2026)
- $500,774Median sold price (100-day, ZIP area)
- ~120/moTypical closings per month (ZIP area)
Is The V at Lake Las Vegas Right for You?
Who Should Buy at The V at Lake Las Vegas?
The V rewards specific buyer types: roughly 272 guard-gated condos and townhomes priced $510K–$1.4M, with HOA dues of $300–$650 monthly, attract retirees, remote workers, and second-home buyers — not the typical Henderson family-suburban household. Six profiles below match lifestyles to The V, followed by honest pros and trade-offs our agents cover before you commit.
Which Buyer Types Fit The V at Lake Las Vegas?
Retirees & Active Adults
- Lock-and-leave lifestyle — no yard, no exterior maintenance
- Resort amenities included in HOA dues
- Guard-gated security for peace of mind during extended travel
- Lake and mountain views as a daily backdrop
Second-Home Buyers
- Resort lifestyle without a hotel — a private lakefront pied-a-terre
- Rental income possible during off-months (verify bylaws)
- Building insurance in HOA protects an unattended property
- Village dining and Reflection Bay golf on demand
Remote Workers
- Resort setting as the daily work environment
- Zero state income tax amplifies remote income
- Commute to Strip/airport when needed: ~30 min
- Pool and fitness center steps from the home office
Luxury Buyers
- $510K–$1.4M range with direct lake views at the top end
- Guard-gated security standard across all units
- Finite supply of roughly 272 units supports long-term value
- Reflection Bay Golf Club and Westin Resort neighboring amenities
Investors
- Annual and seasonal rental demand for the lake lifestyle
- Lakefront scarcity supports rental premiums vs. inland condos
- Nevada's 0% income tax and 0.6% property tax keep costs low
- Confirm rental cap and minimum-lease rules before underwriting
California Relocators
- Lakefront lifestyle at 40–60% of California resort-market pricing
- Zero state income tax vs. California's up to 13.3%
- 25-min airport connection supports LA/SF business trips
- Established resort infrastructure — not a construction-phase community
Best Fit For
- Retirees and active adults — a lock-and-leave lakefront resort home with pool, fitness center, and no exterior maintenance obligations.
- Second-home buyers — a guard-gated pied-a-terre with resort amenities, lake views, and rental-income potential during off-months.
- Remote workers — a resort-quality daily environment with zero state income tax and a 30-minute airport connection for client trips.
- Luxury buyers — a genuinely scarce product type — roughly 272 guard-gated lakefront units with no new supply possible.
- California relocators — lakefront resort living at a fraction of comparable California market pricing, with Nevada's favorable tax environment.
- Lifestyle investors — strong seasonal and annual rental demand anchored by the Lake Las Vegas resort setting and finite inventory.
Ready to explore homes at The V at Lake Las Vegas? Our team knows the view tiers, HOA nuances, and financing rules specific to this lakefront community.
Start Your Home SearchPros
- Genuinely scarce lakefront product — roughly 272 guard-gated units with no new supply possible in a Southern Nevada resort setting
- Guard-gated security plus Henderson Police Department coverage in a city that ranks among the safest large U.S. cities per FBI UCR comparisons
- Zero Nevada state income tax and an effective property-tax rate near 0.6% — among the lowest ownership-tax burdens in the western U.S.
- Lock-and-leave lifestyle with building insurance and exterior maintenance included in the HOA — genuine second-home infrastructure
- Resort amenities — pool, fitness center, lake access, Reflection Bay Golf Club, Village dining — without separate membership fees for most amenities
- Finite supply in a growing metro: Henderson has added 74,000+ residents since 2010, sustaining demand for lifestyle-quality product
Honest Considerations
- HOA dues at $300–$650/mo are among Henderson's highest for condos — model the full carrying cost before comparing to lower-HOA options
- Zoned public schools rate 6/10 or below — buyers prioritizing school ratings should consider other Henderson neighborhoods
- Strip and airport are 25–30 minutes away — a meaningful commute for Strip-corridor professionals
- Condo financing rules apply: jumbo loans for most units, FHA eligibility tied to HOA approval status, and higher down-payment requirements
- HOA reserve health is critical at a lakefront building — thin reserves signal deferred-maintenance risk; always pull the reserve study
- Rental policy subject to HOA bylaws — minimum lease terms and rental caps can limit investment flexibility
Community Comparison
How Do Lake Las Vegas Communities Compare to Each Other?
A side-by-side comparison of The V and its Lake Las Vegas sister communities — indicative price, days on market, and lifestyle fit — using 89011 ZIP-area listing data via Las Vegas REALTORS. The V's specific figures are community-record estimates; all others share the same ZIP-area data pool.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The V at Lake Las Vegas | ~$800,000 | ~$380 | 45 | ~15 | Guard-gated lakefront condos |
| The Cliffs at Lake Las Vegas | ~$1,000,000 | ~$360 | 55 | ~20 | Luxury single-family |
| The Falls at Lake Las Vegas | ~$640,000 | ~$295 | 42 | ~25 | Lakefront single-family |
| Tremezzo at Lake Las Vegas | ~$750,000 | ~$330 | 50 | ~18 | Resort condos |
| Viera at Lake Las Vegas | ~$350,000 | ~$230 | 38 | ~30 | Entry-level lakefront condos |
| Verona at Lake Las Vegas | ~$660,000 | ~$290 | 44 | ~28 | Single-family resort |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89011) — per-community figures are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Community Deep Dive
What's Inside the Lake Las Vegas Resort Communities?
Submarket 1
The V at Lake Las Vegas
The premier guard-gated lakefront condo and townhome product at Lake Las Vegas — roughly 272 low-rise units with resort amenities, $510K–$1.4M, and the most distinctive lifestyle position of any Lake Las Vegas community.
Browse The V at Lake Las Vegas homes →~$800KMedian Price
45Days on Market
~15Active Listings
~$380Price / Sq Ft
Submarket 2
The Cliffs at Lake Las Vegas
Elevated single-family homes with lake and mountain views on the ridgeline above Lake Las Vegas — the resort area's luxury single-family tier, $800K–$1.5M.
Browse The Cliffs at Lake Las Vegas homes →~$1MMedian Price
55Days on Market
~20Active Listings
~$360Price / Sq Ft
Submarket 3
The Falls at Lake Las Vegas
Single-family homes in a lakefront setting built by William Lyon Homes starting 2016 — 180+ homes in the $450K–$850K range, the resort area's family-single-family option.
Browse The Falls at Lake Las Vegas homes →~$640KMedian Price
42Days on Market
~25Active Listings
~$295Price / Sq Ft
Submarket 4
Tremezzo at Lake Las Vegas
Upscale condos in the Lake Las Vegas resort corridor, $600K–$1M, with resort amenities and proximity to the Village and golf club.
Browse Tremezzo at Lake Las Vegas homes →~$750KMedian Price
50Days on Market
~18Active Listings
~$330Price / Sq Ft
Submarket 5
Viera at Lake Las Vegas
The resort area's entry-price option: roughly 183 mid-rise condos, some units from $165K, established 2004 — lake access and resort-area living at a significantly lower price point than The V.
Browse Viera at Lake Las Vegas homes →~$350KMedian Price
38Days on Market
~30Active Listings
~$230Price / Sq Ft
Submarket 6
Verona at Lake Las Vegas
Single-family homes within the Lake Las Vegas master resort area, $500K–$850K — the mid-range single-family tier between the entry Falls product and the luxury Cliffs.
Browse Verona at Lake Las Vegas homes →~$660KMedian Price
44Days on Market
~28Active Listings
~$290Price / Sq Ft
Submarket 7
Lake Las Vegas Resort Core
The amenity engine shared by all Lake Las Vegas communities: the 320-acre reservoir, Reflection Bay Golf Club, the Village waterfront dining and retail district, the Westin Lake Las Vegas Resort & Spa, and the Lake Las Vegas Sports Club. Ownership at The V puts this entire resort core steps from the front door.
Browse Lake Las Vegas Resort Core homes →320Acres — Lake Las Vegas Reservoir
18Holes — Reflection Bay GC
20 minTo Lake Mead NRA
25 minTo Airport
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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community fits?
BY ZIP CODE
What Does the Lake Las Vegas Market Look Like Across ZIP 89011?
The V sits inside ZIP 89011, and the MLS reports at that level — broader than the community itself, covering all Lake Las Vegas communities plus eastern Henderson neighborhoods. The picture: a measured market with a 40-day median DOM and $539,900 median list price across 687 active listings.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas resort area + eastern Henderson neighborhoods | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. 89011 includes all Lake Las Vegas communities and adjacent eastern Henderson neighborhoods — The V's ~272 guard-gated units are a small subset of this market. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The V 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 V at Lake Las Vegas faster than any brochure: a guard-gated lakefront community of roughly 272 units, $510K–$1.4M, established 2006, in a ZIP-area market running $539,900 median and 40-day pace.
$539,900
Median list price across the 89011 ZIP area, June 2026 — The V trades above this baseline given its lakefront guard-gated position.
Las Vegas REALTORS
$500,774
Median sold price across 89011 over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer — a measured, deliberate market with negotiating room.
LVR / GLVAR, June 2026
~272
Guard-gated lakefront units in the community — finite supply in a growing Henderson metro.
Community records
$300–$650
Monthly HOA range covering exterior maintenance, pool, fitness center, insurance, and guard-gated entry.
Community records
2006
Year established — a finished, settled lakefront community with no new construction risk.
Community records
~0.6%
Effective property-tax rate in Henderson — Nevada caps primary-residence increases at 3% annually under NRS 361.471.
Clark County Assessor
$88,654
Median household income in Henderson, the parent city — roughly 20% above Clark County median.
U.S. Census QuickFacts
WHY THE V AT LAKE LAS VEGAS
Why Does The V at Lake Las Vegas Stand Apart From Its Peers?
Lakefront product is scarce in Southern Nevada, and a guard-gated low-rise community with resort amenities on the shores of a 320-acre reservoir is genuinely irreplaceable. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Clark County Assessor data, FBI crime comparisons, and community records — so you can check every claim.
- Community records
True lakefront scarcity
Roughly 272 guard-gated units on the 320-acre Lake Las Vegas reservoir — a product type with no equivalent elsewhere in Henderson or the broader Las Vegas Valley.
- FBI Uniform Crime Reporting
Guard-gated security
Controlled vehicle access, surveillance, and secured parking layer physical security on top of Henderson Police Department coverage — and Henderson regularly ranks among the safest large U.S. cities.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs well below comparable California lakefront addresses.
- Community records
Lock-and-leave resort lifestyle
Building insurance and exterior maintenance in the HOA mean owners travel without a property-management checklist. No yard, no weekend upkeep — a genuine second-home infrastructure.
- U.S. Census / City of Henderson
Finite supply, growing demand
A built-out boutique community of roughly 272 units means no new supply can dilute values — while Henderson's 74,000-resident growth since 2010 adds ongoing demand for lakefront lifestyle product.
WHY BUY AT THE V AT LAKE LAS VEGAS
What Are the Top 10 Reasons to Buy at The V at Lake Las Vegas?
The V's case rests on scarcity and lifestyle, not scale: roughly 272 guard-gated lakefront units, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and a resort-lake setting unavailable elsewhere in the Las Vegas Valley. Ten sourced reasons follow.
Genuine lakefront lifestyle
A 320-acre reservoir at the front door — morning kayaks, lakefront walks, and resort dining steps from home.
Community records
Guard-gated security
Controlled access, surveillance, and secured parking in a Henderson-police-served city that ranks among the safest in the nation.
FBI UCR / City of Henderson
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, keeping the carrying cost predictable.
NRS 361.471
Lock-and-leave lifestyle
Building insurance and exterior maintenance in the HOA — leave for months and return to a maintained property.
Community records
Resort amenities included
Pool, fitness center, and concierge services without a separate club membership — the HOA bundles them.
Community records
Finite supply
Roughly 272 guard-gated lakefront units with no new supply possible — scarcity supports long-term value.
Community records
Henderson safety and services
Henderson PD and fire coverage in a city that regularly ranks among the safest large U.S. cities.
FBI Uniform Crime Reporting
Lake Mead NRA proximity
1.5 million acres of national recreation area — full-size boating, hiking, and desert exploration — twenty minutes east.
National Park Service
Southern Nevada tax environment
No state income tax, effective property tax near 0.6%, and no personal property tax on vehicles — among the lowest ownership-tax burdens in the western U.S.
Clark County Assessor / NV Dept of Taxation
New Construction
Who Builds New Homes Near The V at Lake Las Vegas?
The V is a finished community — no new units are added to its roughly 272-unit footprint. New construction is active in western and southern Henderson master plans 20–30 minutes away, where Lennar, Toll Brothers, KB Home, and others compete on incentives and design options. Verify current communities and offers before writing.
Family & Mid-Market
Lennar
High-volume new-build alternative to Lake Las Vegas resale
Move-Up & Luxury
Toll Brothers
Luxury production near the Henderson corridor
First-Time & Family
KB Home
Personalized new-build entry points
Family
Richmond American
Value-oriented Henderson new construction
Move-Up
Tri Pointe Homes
Design-focused move-up new builds
Outdoor Recreation
What Outdoor Amenities Does The V at Lake Las Vegas Offer?
The lakefront setting is the headline outdoor amenity at The V: the 320-acre Lake Las Vegas reservoir, the Reflection Bay Trail, and resort-level grounds are steps from the door. The City of Henderson maintains parks throughout Henderson proper, and Lake Mead National Recreation Area — 1.5 million acres of boating, hiking, and desert exploration — sits roughly twenty minutes east.
IN-COMMUNITY
Lake Las Vegas Waterfront
320 acresBoating · Kayaking · PaddleboardingResidents
The 320-acre man-made reservoir that defines the Lake Las Vegas master resort area — morning paddles, kayak rentals, and lakefront walks are the daily rhythm for V residents.
IN-COMMUNITY
Reflection Bay Trail
~5 miWalking · Running · Scenic viewsFree
A lakefront trail threading through the Lake Las Vegas resort area with reservoir views and resort-level landscaping — the most-used daily outdoor amenity for V residents.
IN-COMMUNITY
Lake Las Vegas Sports Club
~10 acresTennis · Fitness · PoolMembership
Tennis courts, a fitness center, and a pool within the Lake Las Vegas resort area — a membership alternative to the community pool for residents who want additional court time.
5 MIN
Reflection Bay Golf Club
18 holesPublic golfPublic
The Jack Nicklaus-designed public 18-hole course within the Lake Las Vegas resort area — formerly a tournament-level Ryder Cup venue, now available for daily-fee play.
3 MIN
Village at Lake Las Vegas
Waterfront centerDining · Shopping · EventsFree
The waterfront Village's restaurants, boutique retail, and seasonal events calendar serve as the social hub of the Lake Las Vegas community — walkable from The V.
20 MIN
Lake Mead NRA
1.5M acresBoating · Hiking · FishingNPS fee
America's first national recreation area and Nevada's premier outdoor destination — full-size marina boating, canyons, and desert hiking twenty minutes east via Lake Mead Pkwy.
3 MIN
Westin Lake Las Vegas Resort & Spa
Full resortSpa · Dining · PoolGuest/day pass
The Westin's spa, pools, and restaurant facilities are accessible to V residents — a resort amenity layer that supplements the community's own pool and fitness center.
15-20 MIN
Henderson (parks system)
City-wideParks · Trails · Recreation centersFree
Henderson's park system — Cornerstone Park, Acacia Park, Heritage Park — sits fifteen to twenty minutes west via Lake Mead Pkwy for residents who want traditional city-park programming.
The V at Lake Las Vegas Lifestyle
What Does a Weekend at The V at Lake Las Vegas Look Like?
Three resort moods within five minutes of each other: a morning paddle on Lake Las Vegas, an afternoon round at Reflection Bay Golf Club, and dinner at the Village waterfront — with Henderson's parks system per the City of Henderson accessible fifteen minutes west when you want a different change of scenery.
320Acres — Lake Las Vegas Reservoir
~272Guard-Gated Lakefront Units
2006Year Established
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour The V at Lake Las Vegas This Weekend?
Inventory at The V is limited — roughly 272 total units means few actives at any time. Lake-view units and larger townhomes draw serious buyers quickly when they appear. Set up instant alerts by view tier, browse active Lake Las Vegas listings, or call (702) 637-1759 to schedule a private tour.
Quick Answer
What does an HOA cost at The V at Lake Las Vegas?
HOA dues at The V run $300 to $650 per month depending on unit type and sub-association tier. Those fees cover exterior building maintenance, the community pool and fitness center, common-area landscaping, building insurance on shared elements, water, trash, and the guard-gated entry infrastructure. Townhomes and condos may carry different fee structures within the same community. Always pull the full resale package — current dues, reserve fund balance, pending special assessments, and CC&Rs — during the inspection period before committing. The reserve fund balance is especially important at a lakefront building where deferred exterior maintenance can trigger large assessments.
Moving to The V at Lake Las Vegas
Should I Move to The V at Lake Las Vegas?
Every month, households from coastal California discover that the resort-lakefront lifestyle they priced out of reach in Malibu or Tahoe is attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that annual savings often covers the entire HOA at The V.
Why Out-of-State Buyers Are Choosing The V 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 $250,000 saves roughly $20,000 per year in state income taxes alone. The V adds the resort argument coastal buyers understand immediately: lakefront-view condos and townhomes in a guard-gated community, with a pool and fitness center included, at a price point that would buy a dated inland condo in most California metros.
At a $700,000 budget, a California buyer is looking at a small condo far from the water in most coastal markets. That same budget at The V secures a guard-gated lakefront residence with resort amenities, mountain or lake views, and 25 minutes to Henderson's Water Street district — with Nevada's zero income tax and an effective property-tax rate near 0.6% cutting the carrying cost below what comparable California properties impose.
According to Las Vegas REALTORS, the ZIP-area median list price across 89011 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 The V adds guard-gated security on top of that baseline.
The V at Lake Las Vegas draws retirees, remote workers, and second-home buyers who value the resort-lake setting over proximity to the Strip employment core. The Village at Lake Las Vegas provides walkable dining and retail on the waterfront, while downtown Henderson on Water Street — about fifteen minutes west — handles daily errands. Harry Reid International Airport sits roughly twenty-five minutes away, making The V viable for frequent travelers who want a lock-and-leave home base.
Cost of Living Snapshot — The V at Lake Las Vegas vs. California Resort Markets
Day-to-day costs run significantly lower than comparable California resort-adjacent markets. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category where The V most undercuts California is the headline number: lakefront-view residences in a guard-gated resort community at prices that start where modest California condos top out.
| Metric | The V at Lake Las Vegas, NV | California Resort Markets |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Price (lakefront gated) | From $510K | $1M+ in most coastal resort markets |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| HOA (lakefront condo) | $300–$650/mo | $500–$1,200+/mo typical |
| Airport Commute | 25 min (Harry Reid) | 45–90+ min (LAX/SFO) |
Figures are approximate, for illustration. Contact our team for current market data.
The V at Lake Las Vegas — Rental Market Overview
The lakefront setting and guard-gated resort character attract seasonal and corporate renters willing to pay premiums for the Lake Las Vegas experience. Lease terms at The V are governed by HOA bylaws — minimum lease lengths apply. Annual rentals in the Lake Las Vegas enclave can range from $3,000 to $5,500+ per month depending on view and size. Confirm the current rental cap and minimum lease requirements with the HOA before underwriting any rental income scenario.
Updated June 2026 · Source: NREG agent experience + Las Vegas REALTORS rental tracking
Already planning a move to The V at Lake Las Vegas? Our team specializes in out-of-state relocation — virtual tours of specific units, view-tier comparisons, HOA reserve analysis, and closing coordination without repeated flights.
Start Your Lake Las Vegas SearchRELOCATION TIMELINE
How to relocate to The V at Lake Las Vegas in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most V 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.
Define your view priority and unit type
Decide which product you're buying: a lake-view condo (peak pricing, highest demand), a mountain-view unit (same amenities, lower entry), or a larger townhome (more space, highest absolute price). The view tier shapes everything downstream.
Get pre-approved for condo/jumbo financing
Most V units require jumbo financing — confirm your lender has condo-project approval experience. FHA eligibility depends on the HOA's FHA-approval status. Get fully underwritten before touring lake-view units, which move quickly.
Hire a Lake Las Vegas specialist
View-tier premiums, HOA reserve health, rental-policy nuances, and building-specific financing quirks separate The V from a typical Henderson condo purchase. Work with an agent who has closed in this community before.
Tour units with multiple exposures
Walk a lake-facing unit and a mountain-facing unit back to back in one afternoon — the price delta is significant and the experience difference is real. Virtual tours work for long-distance buyers but miss the sensory value of the lake view.
Write and negotiate the offer
Lake-view units in move-in condition draw competition; mountain-view and courtyard-facing units give more negotiating room. Your agent's read on recent comp closings by view tier sets the strategy.
Review HOA documents and reserve study
This is the most important due-diligence step at The V: pull the reserve fund balance, meeting minutes, any pending special assessments, rental cap status, and the full CC&Rs. A thin reserve at a lakefront building is a red flag.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 35–45 days from acceptance to funding for a financed purchase. HOA resale-package delivery adds 5–10 business days — factor that into your timeline.
Close, move, and register
Transfer utilities (NV Energy, Henderson water), set up concierge and parking access with the HOA, then handle the DMV — license within 30 days of Nevada residency, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near The V at Lake Las Vegas?
The V sits inside the Henderson and Las Vegas metro economy. According to the U.S. Bureau of Labor Statistics, the metro labor market is historically strong and Henderson incomes exceed the county median at $88,654. The Lake Las Vegas resort area employs hospitality and golf workers; most V residents commute to Strip-corridor employers or work remotely.
$88,654Median household income, HendersonU.S. Census QuickFacts
~0.6%Effective property-tax rate, HendersonClark County Assessor
25 minTo Harry Reid International AirportVia I-215
0%Nevada state income taxNevada Department of Taxation
Top Employers Accessible from The V at Lake Las Vegas
- Westin Lake Las Vegas Resort & SpaThe resort community's primary employer — hospitality, food-and-beverage, spa, and conference operations within the Lake Las Vegas enclave
- Reflection Bay Golf ClubGolf operations, grounds, and clubhouse staffing within the Lake Las Vegas resort area
- City of Henderson (municipal campus)Henderson city government and services — major employer accessible via Lake Mead Pkwy in 15 minutes
- St. Rose Dominican Hospital (Henderson)Healthcare employment hub in western Henderson, 20–25 minutes from The V via Lake Mead Pkwy
- Las Vegas Strip (casino-hospitality-entertainment)The valley's largest employment corridor — approximately 30 minutes from The V via Lake Mead Pkwy and I-15
- Harry Reid International Airport (logistics)Major freight, airline, and ground-operations employment hub 25 minutes west via I-215
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does The V at Lake Las Vegas Compare to Henderson, Las Vegas & Summerlin?
Weighing The V against the valley's other established addresses? This side-by-side covers the metrics buyers ask about most, updated June 2026. The V wins on lakefront lifestyle and guard-gated scarcity; Henderson wins on school zones and price variety; Summerlin on trails and new construction — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The V at LLV | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $510K–$1.4M (community) | $548K | $476K | $728K |
| Active Listings | ~15 (community est.) | 2,460 | 8,606 | 1,253 |
| Days on Market | 40–55 (community est.) | 21 | 20 | 21 |
| Population | ~272 units (community records) | 331,857 | 656,274 | ~127,000 |
| Median Household Income | $88,654 (Henderson citywide) | $88,654 | $66,820 | $95,200 |
| HOA | $300–$650/mo | $0–$300+ varies | $0–$250+ varies | $50–$300+ varies |
| Guard-Gated | Yes | Some communities | Some communities | Some communities |
| Lakefront | Yes — 320-acre Lake Las Vegas | No | No | No |
| Best For | Resort · Lock-and-leave · Scarcity | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The V community-level figures are NREG estimates; ZIP-area figures reflect 89011 broadly. Last updated June 2026.
Cost of Ownership
What Will The V at Lake Las Vegas Cost You Each Month?
A $700,000 purchase at The V at Lake Las Vegas — approximately mid-range for the community — runs about $5,325 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the Lake Las Vegas area, and budget The V's HOA tiers.
Payment Estimator
Estimate Your V at Lake Las Vegas Payment
$4,432
Estimated Monthly Payment
- Principal & Interest$3,726
- Property Tax$356
- 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 V at Lake Las Vegas right now?
Lakefront scarcity keeps The V's rental market firm, and a finite supply of roughly 272 units means renters compete for the same limited pool as buyers. For 5+ year holds, buying captures equity upside from a community where no new supply is possible.
OWN (20% DOWN, 7%)
$5,145 / mo
- Principal & Interest
- $4,190
- Property Tax (~0.6%)
- $350
- Homeowners Insurance
- $130
- HOA (mid-range)
- $475
- PMI (20% down: none)
- $0
5-year net cost:~$195,000
Equity built:~$215,000
RENT (LAKE LAS VEGAS MEDIAN)
$3,200 / mo
- Median Lake Las Vegas Rent
- $3,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$208,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $700,000 V unit for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner builds roughly $215,000 in equity (including the down payment) while the renter retains none. A boutique lakefront community with no new supply gives the appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $475/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Unit Tier at The V at Lake Las Vegas
The V's HOA structure runs $300–$650 monthly depending on unit type and sub-association. Unlike many Henderson communities, these dues cover building-insurance and exterior-maintenance items that single-family owners pay separately — so the all-in carrying cost comparison requires adjusting for those line items. Always confirm exact dues and the reserve fund balance during escrow.
Standard Condo Units
$300–$450 / mo
Mountain- and courtyard-view condos
$300–$420
Includes:
Pool, fitness center, common-area landscaping, building insurance, water, trash, guard-gated entry
Entry-level lake-view condos
$380–$450
Includes:
Same as above plus lake-view corridor premium
Premium Lake-View Units
$420–$550 / mo
Direct lake-facing condos
$420–$520
Includes:
Full amenity package plus premium-view sub-association assessment
Upper-floor lake-view units
$480–$550
Includes:
Same as above with floor-level premium
Townhomes
$500–$650 / mo
Lakefront townhomes (largest units)
$500–$650
Includes:
Full building coverage, private entry, additional sub-association dues for attached-garage and patio maintenance
Sub-association premium for end units
$550–$650
Includes:
Maximum tier, includes all above plus end-unit common-element coverage
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The V at Lake Las Vegas?
The V sits about 20 miles from the Strip in eastern Henderson. Lake Mead Parkway connects west to I-515 and the broader network — nearly all destinations require a 15–30 minute drive. Henderson commutes average near 25 minutes per U.S. Census ACS data; V residents in the eastern enclave typically run 5–10 minutes longer.
Drive Times from The V at Lake Las Vegas
- 3 minVillage at Lake Las VegasWithin Lake Las Vegas resort area
- 5 minReflection Bay Golf ClubWithin Lake Las Vegas resort area
- 15 minDowntown Henderson (Water Street)Lake Mead Pkwy west
- 20 minLake Mead NRA (Boulder Beach)Lake Mead Pkwy east
- 25 minGalleria at SunsetLake Mead Pkwy → I-515 → Sunset Rd
- 25 minHarry Reid Intl AirportLake Mead Pkwy → I-215 west
- 30 minLas Vegas StripLake Mead Pkwy → I-515 → I-15
- 30 minDowntown Las VegasLake Mead Pkwy → I-515 north
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 unit at The V at Lake Las Vegas?
Most V purchases close in 35–45 days — Nevada uses escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed condo purchases add HOA resale-package delivery (5–10 business days, required by Nevada law) plus jumbo underwriting, which runs about a week longer than conforming loans. Confirm document delivery timing with the escrow officer early.
Quick Answer
What down payment do you need to buy at The V at Lake Las Vegas?
Most V buyers put down 15–25%. Conventional loans work across the $510K–$1.4M range, but most units exceed the conforming loan limit, making jumbo financing the standard path — jumbo lenders typically require 15–20% down for well-qualified buyers. FHA financing is available only if the HOA carries active FHA project approval, which varies by year; verify before budgeting a 3.5% down payment. On a $700,000 purchase, plan roughly $105,000 (15%) to $140,000 (20%) plus closing costs. Call (702) 637-1759 and our team will connect you with a lender who has closed multiple Lake Las Vegas condo deals.
The V at Lake Las Vegas FAQ — 18 Answers
What Do The V at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes at The V at Lake Las Vegas?
Residences at The V at Lake Las Vegas range from $510,000 to $1.4M — a spread driven by unit size, floor level, and view orientation. Lake-facing condos and larger townhomes command the top of the range, while mountain- or courtyard-facing units offer entry points near $510K. The ZIP-area median across 89011 is approximately $539,970 per Las Vegas REALTORS, but The V trades well above that median given its lakefront guard-gated position. Call (702) 637-1759 for current active units.
What are the HOA fees at The V at Lake Las Vegas?
HOA dues at The V at Lake Las Vegas run $300 to $650 per month — among the higher ranges for Henderson condos, but those fees cover building exterior maintenance, the pool, fitness center, landscaping, common-area insurance, water, trash, and the secured-entry infrastructure of a guard-gated community. Condos and townhomes within the community may carry different sub-association charges. Always request the full resale package, including reserve study and meeting minutes, to understand what your specific unit pays and whether any special assessments are pending.
Can I rent out my unit at The V at Lake Las Vegas?
Rental activity is generally permitted at The V at Lake Las Vegas, subject to the HOA bylaws — including minimum lease terms and, in some periods, caps on total rental units permitted. The Lake Las Vegas setting attracts second-home buyers who lease seasonally, which makes confirming the current rental policy directly with the HOA before you close essential. Our team verifies the policy with the association for every buyer; call (702) 637-1759 if rental flexibility is part of your investment underwriting.
What amenities does The V at Lake Las Vegas offer residents?
Inside The V, residents enjoy a pool, fitness center, secured underground or covered parking, concierge services, and landscaped common areas. The broader Lake Las Vegas setting layers in the real draw: direct lake access, the Reflection Bay Trail along the waterfront, the Lake Las Vegas Sports Club with tennis courts, and the Village at Lake Las Vegas with restaurants and boutique retail. Lake Mead National Recreation Area — full-size boating, kayaking, and desert hiking — sits roughly twenty minutes east.
What views are available from The V at Lake Las Vegas?
The V at Lake Las Vegas offers three primary view orientations: lake-facing units look directly onto the 320-acre Lake Las Vegas reservoir, with water and the surrounding resort landscape filling the sightline; mountain-facing units frame the Spring Mountains and McCullough Range; courtyard-facing units are the quietest and typically price below the lake- and mountain-facing tiers. Direct lake views carry the steepest premiums within the $510K–$1.4M range, so walk multiple exposures with our team before choosing.
Is The V at Lake Las Vegas a good investment?
The V at Lake Las Vegas can be a strong lifestyle-plus-investment hold: lakefront product is genuinely scarce in Southern Nevada, and roughly 272 guard-gated units in an established resort community is a finite supply that benefits from every new household drawn to the Las Vegas metro. Nevada's zero state income tax and an effective property tax rate of roughly 0.5–0.75% keep carrying costs low per the Clark County Assessor. Confirm HOA reserve health and current rental rules first, then benchmark recent lake-view versus non-lake-view closings to understand where your unit sits on the value curve.
How far is The V at Lake Las Vegas from the Strip?
The V at Lake Las Vegas sits approximately 25–30 miles from the Las Vegas Strip via Lake Mead Parkway and I-515 — plan roughly 30 minutes without traffic and 40–45 minutes during peak hours. Harry Reid International Airport is about 25 minutes. The trade-off is intentional: residents choose The V for the resort-lake setting, not proximity to the casino corridor. Downtown Henderson on Water Street is about fifteen minutes west, which handles daily errands without the full drive to the Strip.
What is the commute like from The V at Lake Las Vegas?
Commuting from The V requires accepting some distance: Lake Mead Parkway to I-515 covers the 25-minute run to downtown Henderson and the 30-minute run to the Strip job corridor. Harry Reid International Airport is roughly 25 minutes via I-215. Most residents who choose The V are either remote workers, retirees, or professionals willing to trade commute length for the resort-lake lifestyle. RTC transit service to the Lake Las Vegas area is limited, so plan a car-first household.
What are property taxes like at The V at Lake Las Vegas?
Property taxes in Henderson run low by national standards. The Clark County Assessor's effective rate is roughly 0.5–0.7% of assessed value, and Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $700,000 purchase at The V, plan roughly $3,500–$4,900 per year in property taxes. One note specific to higher-end condos: assessed value at purchase resets to market value, so verify the post-sale tax figure with the Assessor rather than relying on the seller's current bill.
What is the difference between The V and other Lake Las Vegas communities?
The V at Lake Las Vegas is a guard-gated low-rise condo and townhome community of roughly 272 units, established in 2006 — distinct from the mid-rise Viera (183 condos, some units under $200K) and single-family communities like The Falls, Verona, and The Cliffs that also sit within the Lake Las Vegas master resort area. The V occupies a particularly lakefront-adjacent position and carries higher HOA dues that include building insurance and exterior maintenance, making it the closest Lake Las Vegas product to a full lock-and-leave resort lifestyle.
What schools serve The V at Lake Las Vegas?
The V at Lake Las Vegas falls within the Clark County School District zone served by John C. Fremont Elementary (6/10 on GreatSchools), Fremont Middle School (5/10), and Clark High School (6/10). Charter options accessible from the Lake Las Vegas area include Coral Academy of Science (8/10, K–12) and Nevada State High School (7/10). Private alternatives include Bishop Gorman High School and The Meadows School, both rated A+ and accessible within 30–35 minutes. Given the community's resort character, many households include retirees and second-home owners for whom school zoning is secondary.
Is The V at Lake Las Vegas safe?
Yes. The V is a guard-gated community with secured entry, surveillance, and controlled-access parking — adding a meaningful physical security layer on top of the Henderson Police Department coverage that serves all of ZIP 89011. Henderson consistently ranks among the safest large U.S. cities in FBI Uniform Crime Reporting-based comparisons, and the Lake Las Vegas enclave character — resort guests and owner-residents rather than arterial traffic — keeps the immediate environment quieter than most Henderson neighborhoods.
How does The V at Lake Las Vegas compare to buying a single-family home in Henderson?
The V trades the single-family home's private outdoor space and typically lighter HOA dues for a lock-and-leave resort lifestyle: no yard maintenance, building insurance in the HOA, resort-amenity access, and lake views from the front door. On a dollar-for-dollar comparison, The V's $510K–$1.4M range overlaps Henderson's move-up and luxury single-family tier — but the HOA at $300–$650 per month is two to five times heavier than most Henderson house associations. The tradeoff makes most sense for second-home buyers, remote workers who value the resort setting daily, and investors targeting the short-stay or seasonal rental market.
What is the Lake Las Vegas area like as a neighborhood?
Lake Las Vegas is a 3,592-acre master resort community built around a 320-acre man-made lake roughly twenty miles east of the Strip. The Village shopping and dining area, two former casino-hotel properties (now the Westin Lake Las Vegas Resort and the Lake Las Vegas Club), the Reflection Bay Golf Club, and the Lake Las Vegas Sports Club anchor the amenity core. The setting is quieter and more resort-paced than Henderson's western neighborhoods — morning paddleboards on the lake, dinner at the Village, and weekends at Lake Mead define the lifestyle rhythm.
What should I know before buying at The V at Lake Las Vegas?
Four things move real money here. First, the HOA reserve: a $300–$650 monthly dues structure means large reserves are essential — a thin reserve at a lakefront building signals deferred maintenance risk. Second, rental rules: verify the current rental cap and minimum-lease term before underwriting any lease income. Third, view premium: lake-facing units command significantly more than mountain- or courtyard-facing units at identical sizes, so know which view you're paying for. Fourth, tax reset: long-held units re-assess to market value on sale — budget the post-close property tax with the Assessor, not the seller's current bill. Our team handles all four in every transaction; call (702) 637-1759.
What down payment do you need to buy at The V at Lake Las Vegas?
Most buyers at The V at Lake Las Vegas put down 10% to 25%. Conventional loans work throughout the $510K–$1.4M range with as little as 10% down for well-qualified buyers; jumbo financing (loans above the conforming limit) enters the picture for most units and typically requires 15–20% down. FHA financing is generally not available in condo communities unless the HOA carries FHA approval — verify FHA eligibility for the specific building before budgeting 3.5% down. On a $700,000 purchase, plan roughly $70,000 (10%) to $140,000 (20%) plus closing costs. Call (702) 637-1759 and our team will connect you with a lender who knows the Lake Las Vegas condo market.
What does an HOA cost at The V at Lake Las Vegas?
HOA dues at The V run $300 to $650 per month depending on unit type and sub-association. Those fees cover exterior building maintenance, the pool and fitness center, common-area landscaping, community insurance on shared elements, water, trash, and the guard-gated entry infrastructure. Townhomes and condos may carry different fee structures within the same community. Always pull the full resale package — current dues, reserve fund balance, any special assessments, and CC&Rs — during the inspection period before committing.
How long does it take to close on a unit at The V at Lake Las Vegas?
Most purchases at The V close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Condo purchases add a step: the HOA resale package delivery, which Nevada law requires and typically takes 5–10 business days. Jumbo-loan underwriting can add another week beyond a conventional timeline. Budget 35–45 days for a financed purchase and confirm HOA document timing with the escrow officer early.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The V at Lake Las Vegas?
Eight questions buyers type into Google and AI assistants about The V — answered with verifiable specifics from City of Henderson, Las Vegas REALTORS price data, and Clark County Assessor tax records.
Is Lake Las Vegas part of Henderson?
Yes. Lake Las Vegas is a master resort community within the City of Henderson, served by Henderson police, fire, and city services. Mailing addresses say Henderson, NV 89011 — "Lake Las Vegas" is the resort development's name, not a separate municipality.
What ZIP code is The V at Lake Las Vegas?
ZIP 89011. The Las Vegas REALTORS MLS reports market statistics at this ZIP level — and 89011 is broader than The V itself, including all Lake Las Vegas communities and adjacent eastern Henderson neighborhoods.
Is The V at Lake Las Vegas guard-gated?
Yes. The V at Lake Las Vegas is a guard-gated community with controlled vehicle entry, surveillance, and secured parking — one of its primary lifestyle and security differentiators among Lake Las Vegas residential options.
Can I get FHA financing at The V at Lake Las Vegas?
Only if the HOA carries active FHA project approval, which changes over time. Verify the current approval status directly with the HOA or your lender before budgeting a 3.5% down payment. Most V buyers use conventional or jumbo financing.
Is Lake Las Vegas worth it?
For the right buyer — yes. Lakefront scarcity, guard-gated security, zero Nevada income tax, and a resort lifestyle unavailable elsewhere in the Las Vegas Valley make The V a distinctive hold. The trade-offs are real: HOA at $300–$650/mo, modest zoned schools, and a 30-minute commute to the Strip.
What is the Reflection Bay Golf Club?
Reflection Bay is the Jack Nicklaus-designed public 18-hole golf course within the Lake Las Vegas resort area, minutes from The V. It hosted Ryder Cup practice rounds and PGA events in the late 1990s and 2000s; it now operates as a daily-fee course accessible to V residents and the public.
How far is Lake Las Vegas from the Las Vegas Strip?
About 20 miles — plan 25–35 minutes via Lake Mead Parkway and I-515/I-15, depending on time of day. Harry Reid International Airport is slightly closer at approximately 25 minutes.
Is The V at Lake Las Vegas a good investment?
The fundamentals support it: lakefront scarcity, guard-gated position, zero Nevada income tax, and roughly 272 units with no new supply possible. Confirm HOA reserves, rental-policy flexibility, and view-tier pricing before committing. A lake-view unit in strong reserve condition tends to hold and appreciate; a courtyard unit in a community with a thin reserve carries more risk.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, 150+ agents, and 9,061+ verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our team has represented buyers and sellers at The V, The Falls, The Cliffs, and throughout the Lake Las Vegas resort area — that depth ranks us #1 in Nevada.
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6,225+ closed transactions and $4.1B+ in volume since 2009. At The V — roughly 272 guard-gated lakefront units where view tiers and HOA reserve health move real money — knowing the buildings is everything. Call (702) 637-1759 or tell us your priorities and we'll find your unit.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The V at Lake Las Vegas?
Compare The V with its Lake Las Vegas sister communities and nearby Henderson master plans. Each card pairs the approximate drive time with price positioning, so you can judge whether trading The V's lakefront position for a different product type actually buys you more for the money.
5 MIN
The Falls at Lake Las Vegas
$640K (community est.)
5 min from The V
View The Falls at Lake Las Vegas →8 MIN
The Cliffs at Lake Las Vegas
$1M+ (community est.)
8 min from The V
View The Cliffs at Lake Las Vegas →A–Z INDEX
Which Lake Las Vegas Communities Can You Explore A–Z?
The Lake Las Vegas resort area spans guard-gated condos, lakefront single-family homes, and mid-rise towers — each community at a different price point and lifestyle fit. Dedicated pages cover The V, The Falls, The Cliffs, Tremezzo, Verona, and Viera; the entries below are indexed alphabetically for quick orientation.
T
- The Cliffs at Lake Las Vegas
- The Falls at Lake Las Vegas
- The V at Lake Las Vegas
- Tremezzo at Lake Las Vegas
KEEP LEARNING
What Else Should You Read About The V at Lake Las Vegas?
These guides extend the research most V buyers do next — understanding the broader Henderson market, comparing luxury master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The V at Lake Las Vegas Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP 89011, which is broader than The V — area statistics are labeled as such, and community-specific figures are modeled estimates from active-listing review. Follow any link to verify.
- 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 V at Lake Las Vegas 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. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. 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