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
Tremezzo at Lake Las Vegas Condos For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search Tremezzo condominiums — resort lake access, Reflection Bay Golf, and MonteLago Village dining — with live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89011)
$540K
LVR / GLVAR, June 2026
TREMEZZO CONDO RANGE
$600K–$1M
Community records
LAKE LAS VEGAS PRIVATE LAKE
320 acres
Lake Las Vegas resort 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 Tremezzo at Lake Las Vegas at a Glance?
Tremezzo is a condominium village inside Lake Las Vegas — a 3,592-acre resort built around a 320-acre private lake east of Henderson, served by the City of Henderson — and the ZIP 89011 area shows a $539,900 median list price and 40-day market pace per Las Vegas REALTORS. The takeaways below unpack this resort address.
- The setting: a condominium village inside Lake Las Vegas — a 3,592-acre Mediterranean-inspired resort built around a 320-acre private lake in Henderson's desert hills.
- The price ladder: $600K–$1M Tremezzo condos, with pricing driven by unit size, floor level, lake-view orientation, and building tier within the village.
- Dues stack: Tremezzo's sub-association layers on the Lake Las Vegas master association — combined monthly HOA can reach $400–$700+; pull the resale package in escrow.
- Resort access: Reflection Bay Golf Club (Jack Nicklaus design), MonteLago Village waterfront dining, private lake boating and kayaking — all included in the lifestyle.
- Commute reality: Strip 25 minutes via I-515, airport 20 minutes via I-215/I-515, downtown Henderson 15 minutes — deliberate resort seclusion, not suburban proximity.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Tremezzo Condos for Sale?
The ZIP 89011 area covering Lake Las Vegas carried 687 active listings in June 2026 according to Las Vegas REALTORS MLS data, with Tremezzo condos typically priced $600K–$1M based on unit size, floor level, and lake-view orientation. 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?
Median list price across ZIP 89011 sits at $539,900 per Las Vegas REALTORS June 2026 MLS data, but Tremezzo condos start above that floor at $600K and reach $1M+ for premium lake-view units. The bands below show the modeled split of the area's 687 active listings.
Browse Lake Las Vegas Listings
How Can You Find a Lake Las Vegas Home by Type, Lifestyle & Price?
The ZIP 89011 area carries 687 active listings in a range from under $400K to $1M+ — Tremezzo condos, single-family lake villages, and resort-adjacent homes priced above the $539,900 area median, all searchable via Las Vegas REALTORS MLS data. Each filter link below opens our live Henderson search with counts refreshed daily.
Which Lake Las Vegas Villages Should You Explore?
Lake Las Vegas contains multiple distinct villages within its 3,592-acre perimeter. Each card links to the most relevant hub or live search so you can compare inventory, price positioning, and lifestyle fit across the resort.
Condos · Lake Village · Lock-and-Leave
Tremezzo
Single-Family · Lakefront · 2016+The Falls at Lake Las Vegas
Single-Family · Resort · 2000sVerona at Lake Las Vegas
Luxury · Single-Family · ViewsThe Cliffs at Lake Las Vegas
Mid-Rise Condos · LakefrontViera at Lake Las Vegas
Guard-Gated · Condos & TownhomesThe V at Lake Las Vegas
Ultra-Luxury · DragonRidge CCMacDonald Highlands
All Henderson communitiesHenderson (citywide)
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, and property type — no spam, unsubscribe anytime. Resort condos and lake-view units at Tremezzo move on resort-buyer timing, not weekend-open-house timing — set up alerts to see new inventory within hours of listing, not after a Zillow email delay.
- 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
9/10
How Are the Schools Near Lake Las Vegas?
Tremezzo residents are zoned into Clark County School District campuses in eastern Henderson — Elise L. Wolff Elementary (8/10 GreatSchools), Bob Miller Middle (7/10), and Coronado High (7/10). Charter and private options sit 15–20 minutes west in central Henderson. Verify zone assignments with CCSD before any offer.
Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · eastern Henderson
K-5750 Students18:1
8/10Doral Academy Fire Mesa
Charter · Henderson area (20 min)
K-8900 Students19:1
8/10Somerset Academy Losee
Charter · Henderson area (20 min)
K-121100 Students21:1
8/10Pinecrest Academy St. Rose
Private · south Henderson (15 min)
K-8600 Students16:1
8/10Henderson International School (Lower)
Private · Henderson (20 min)
PreK-5400 Students14:1
9/10Bishop Gorman (Lower School)
Private · Las Vegas (30 min)
PreK-8800 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Lake Las Vegas Families?
According to GreatSchools.org, Lake Las Vegas zoned campuses include Elise L. Wolff Elementary (8/10), Bob Miller Middle (7/10), and Coronado High (7/10). Many Lake Las Vegas families supplement with Bishop Gorman, Henderson International, or Pinecrest within a 15–30 minute drive. 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 | PreK-12 | 9/10 | Las Vegas · 30 min | $600,000+ |
| 2 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | Eastern Henderson | $400,000+ |
| 3 | Doral Academy Fire Mesa | Public charter | K-8 | 8/10 | Henderson · 20 min | $400,000+ |
| 4 | Bob Miller MS | Public (zoned) | 6-8 | 7/10 | South Henderson | $400,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | South Henderson | $400,000+ |
SAFETY & CRIME
Is Lake Las Vegas Safe?
Direct Answer
Yes. Lake Las Vegas falls under Henderson Police Department jurisdiction, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The resort's geographic separation from Henderson's commercial corridors — set in the desert hills east of the urban core — contributes to very low incident levels.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Resort acres, physically separated from commercial corridorsLake Las Vegas resort records
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
The resort geography does quiet work: Lake Las Vegas sits east of Henderson's commercial corridors in desert hills accessed by Lake Mead Parkway, reducing the through-traffic and transient incidents typical of urban retail zones. The resort's perimeter and private road network create physical separation from the broader urban environment.
Within the resort, controlled-access entry points, active resort security operations, and an owner-dominated residential population keep incident levels very low. MonteLago Village's waterfront dining and boutique shopping sees typical visitor-area property incidents at rates consistent with any restaurant-and-retail concentration.
For buyers wanting additional security layers, The V at Lake Las Vegas is a guard-gated community within the resort. Most Tremezzo buyers find standard resort precautions — secured parking, building access control, and personal property awareness — address the realistic risk picture effectively.
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 Lake Las Vegas?
The Answer
Lake Las Vegas delivers resort living unlike anything else in the valley: 3,592 master-planned acres, a 320-acre private lake, Jack Nicklaus golf, MonteLago Village waterfront dining, and Tremezzo's Mediterranean condo design — all inside Henderson with full City of Henderson city services and Nevada's zero state income tax.
What is Lake Las Vegas known for?
Lake Las Vegas is known as the Las Vegas Valley's only private-lake resort community — 3,592 acres built around a 320-acre man-made lake, with Jack Nicklaus-designed championship golf, MonteLago Village European waterfront dining, and a resident lifestyle that cannot be found anywhere else in the desert Southwest at this price point.
Who should live in Tremezzo?
It fits resort lifestyle seekers, lock-and-leave second-home buyers, remote professionals who value serenity over proximity, retirees wanting amenity-rich low-maintenance living, and investors targeting vacation-rental demand driven by Las Vegas resort visitors and leisure travelers.
What is daily life like?
Mornings launch kayaks or tee off at Reflection Bay, lunch happens at MonteLago Village waterfront, afternoons run hiking trails with lake and mountain views, and evenings return to the Strip or Henderson dining in about 20 minutes.
Location
Where Is Tremezzo at Lake Las Vegas
Tremezzo sits inside the Lake Las Vegas resort community in eastern Henderson, ZIP 89011, approximately 20 miles east of the Las Vegas Strip. The resort occupies 3,592 acres of desert hills with the 320-acre private lake at its center, bordered by Lake Mead National Recreation Area to the east.
Henderson downtown
15
Min
Harry Reid Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Downtown Las Vegas
30
Min
Tremezzo at Lake Las Vegas
At a Glance$539,900
Median List Price (ZIP 89011 area)
$500,774
Median Sold (past 100 days, ZIP area)
687
Active Listings (ZIP area)
40
Days on Market (ZIP area)
- Setting
- Resort condo village, eastern Henderson
- Type
- Condominiums
- Price Range
- $600K–$1M
- Established
- 2000s
- Developer
- Various
- HOA Range
- $150–$350/mo (sub-assoc)
- Master Plan
- Lake Las Vegas (3,592 acres)
- Private Lake
- 320 acres
- Golf
- Reflection Bay GC (Jack Nicklaus)
- Village Dining
- MonteLago Village
- Guard-Gated
- No (resort perimeter)
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Tremezzo at Lake Las Vegas Score?
Tremezzo earns top marks for resort amenities, safety, and scenic setting, with honest trade-offs on school access, commute distance, and total monthly carrying costs. Below is our category-by-category report card — the same six factors our agents walk through with every resort and relocation buyer before a first tour of Lake Las Vegas.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Resort perimeter and controlled access add structural separation.
Grade B: Schools
Zoned Elise L. Wolff Elementary (8/10 GreatSchools), Bob Miller Middle (7/10), Coronado High (7/10). Solid public options; many families supplement with private or charter schools in central Henderson.
Grade B: Cost of Living
$600K–$1M condo range plus $150–$350/mo sub-HOA and master association dues; Nevada zero state income tax offsets the premium meaningfully vs California.
Grade A+: Amenities
320-acre private lake, Jack Nicklaus Reflection Bay Golf Club, MonteLago Village waterfront dining, resort pools, spa, fitness — a lifestyle package unavailable elsewhere in the valley.
Grade A+: Outdoor Access
On-site lake boating, kayaking, and paddleboarding; resort walking paths; Lake Mead National Recreation Area 30 minutes east; Cornerstone Park 20 minutes west.
Grade B-: Commute
Strip 25 minutes, airport 20 minutes, Henderson 15 minutes — practical but longer than central Henderson. Resort buyers choose seclusion deliberately; plan accordingly.
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 Lake Las Vegas a good place to live?
For the right buyer, yes — emphatically. Lake Las Vegas delivers resort living that has no parallel in the Las Vegas Valley: a 320-acre private lake, Jack Nicklaus championship golf, MonteLago Village waterfront dining, and desert-hill views from condo terraces at Tremezzo. The honest trade-offs are real: commutes run 20–25 minutes longer than central Henderson, school zones are solid but not the valley's strongest, and combined HOA dues of $400–$700+ monthly raise the ownership cost floor significantly. For remote professionals, retirees, investors, and lifestyle-first buyers, those trade-offs are willingly accepted. Nevada's zero state income tax makes every budget run further.
Source: City of Henderson
DEMOGRAPHICS
Who Lives at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city containing Lake Las Vegas — the parent city holds 331,857 residents with a median household income of $88,654. Community records and demographic surveys suggest Lake Las Vegas skews meaningfully wealthier and older than the Henderson average, with a notable share of second-home and part-time residents.
The Census does not tabulate Lake Las Vegas separately, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the resort, our team's experience shows a mix of retired professionals, remote-work transplants from California and the Pacific Northwest, vacation-home investors, and year-round residents who chose lifestyle over commute convenience.
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 (Lake Las Vegas is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Lake Las Vegas itself is largely built out within its 3,592-acre resort perimeter, while its parent city Henderson compounds steadily: the city has added roughly 74,000 residents since 2010 per U.S. Census counts. That citywide demand keeps pressure on Lake Las Vegas resale inventory, which is finite by design — no new lake frontage can be created.
331,857Henderson residents (Census)
3,592Lake Las Vegas resort acres
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the resort, growth means turnover, not expansion: 687 ZIP 89011 active listings in June 2026 prove the market stays liquid. That is the investor logic of a resort community with a fixed perimeter — no new private-lake inventory can dilute it, while every new Henderson resident and Las Vegas visitor adds demand for the lifestyle Lake Las Vegas uniquely supplies.
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 Tremezzo at Lake Las Vegas Score for Livability?
Tremezzo earns A+ marks for resort amenities and outdoor access, A for safety, and honest B grades for schools and commute — reflecting the deliberate lifestyle trade-off Lake Las Vegas buyers make. The rings below break the composite into six categories benchmarked against Census, FBI, and GreatSchools data.
- 82B+
Overall Livability
- 72B
Schools (zoned)
- 90A
Safety
- 70B-
Cost of Living
- 97A+
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 ZIP 89011 area (Lake Las Vegas corridor) from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than the Tremezzo village — read the level and the pace, not single-month wiggles. Monthly points are indicative values anchored to the probed 100-day medians.
Median Sold Price
$475K–$508K monthly band; $500,774 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
36–50 day monthly range; 40 median over the last 100 days — slower than central Henderson, typical for resort markets
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~120/mo recent pace across ZIP 89011 — resort market with deliberate pace
vs May 2025
Source: Las Vegas REALTORS
The long view: Tremezzo 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 MARKET
Get matched with a
Lake Las Vegas specialist.
Market Competitiveness
How competitive is the Lake Las Vegas market right now?
The ZIP 89011 area averaged 40 median days on market over the past hundred days per Las Vegas REALTORS data, on a deep sample — a measured pace reflecting the resort-buyer profile. Well-positioned lake-view units can draw competing interest quickly; dated or high-dues listings sit longer. Buyers have more negotiating room here than in central Henderson's school-zone markets.
48Somewhat Competitive
- 40 daysMedian days on market (sold, 100d)
- 687Active listings, ZIP area (June 2026)
- $500,774Median sold price, ZIP area (100d)
- ~120/moTypical closings per month
Is Tremezzo Right for You?
Who Should Buy a Condo in Tremezzo at Lake Las Vegas?
Tremezzo is not for everyone — it is for buyers who have decided that resort lifestyle outweighs commute proximity and want a lock-and-leave condominium beside a private lake. Six buyer profiles below match lifestyles to the right Lake Las Vegas village, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Lake Las Vegas Villages Fit Your Buyer Type?
Resort Lifestyle Seekers
- Private lake access, Jack Nicklaus golf, waterfront dining
- Tremezzo condos $600K–$1M based on view and size
- Lock-and-leave exterior maintenance bundled in HOA
- Accept 20–25 min commute as the price of resort living
Second-Home / Vacation Buyers
- Lock-and-leave condo ownership ideal for part-time residents
- Resort amenities available year-round without full-time upkeep
- Rental income potential — verify HOA rental rules first
- Close to Strip entertainment for frequent Las Vegas visits
Remote Professionals
- Zero commute to office = resort living with no penalty
- Nevada zero state income tax vs California 13.3%
- Fast fiber internet infrastructure in Henderson
- Airport 20 minutes for frequent travel
Retirees
- Low-maintenance condo lifestyle with resort amenities
- Golf, spa, waterfront dining within the resort perimeter
- Henderson safety rated among safest large U.S. cities
- Zero state income tax on retirement income in Nevada
Investors
- Resort setting supports vacation and long-term rental demand
- Fixed supply inside 3,592-acre perimeter — no new lake lots
- Verify sub-HOA rental rules before underwriting any income
- Combined HOA dues of $400–$700+ narrow cash-flow window
Luxury Buyers Comparing
- Lake Las Vegas: private lake, resort village, golf on-site
- MacDonald Highlands: DragonRidge CC, ultra-luxury single-family
- Both offer Henderson safety and Nevada tax advantages
- Tremezzo: condo lifestyle; Highlands: estate ownership
Best Fit For
- California relocators — a resort lifestyle unavailable on the coast at this price, zero state income tax, and a 3% property-tax cap on primary residences.
- Remote professionals — Nevada's zero state income tax plus resort living — morning kayaks and no commute are the same calendar slot.
- Second-home buyers — lock-and-leave condo ownership beside a private lake, 25 minutes from the Strip.
- Retirees — resort amenities, Henderson safety, zero state income tax on retirement income, and low-maintenance condo living.
- Investors — resort positioning and Las Vegas proximity drive vacation-rental demand — verify HOA rules and model dues carefully.
- Luxury lifestyle seekers — a private lake, Jack Nicklaus golf, and waterfront dining in one address — no equivalent exists in the valley.
Ready to explore Tremezzo condos? Our team knows every village, view orientation, and HOA tier in Lake Las Vegas.
Start Your Home SearchPros
- Only private-lake resort community in the Las Vegas Valley — 320-acre lake no other address can replicate
- Jack Nicklaus-designed Reflection Bay Golf Club on-site
- MonteLago Village European waterfront dining and boutiques steps from Tremezzo
- Henderson Police Department coverage and Henderson's top-10 safest large U.S. city ranking
- Zero state income tax and a 3% property-tax cap under NRS 361.471
- Lock-and-leave condo exterior maintenance bundled in HOA
- Fixed supply inside a finished 3,592-acre resort perimeter — structural scarcity
Honest Considerations
- Combined HOA dues (sub-association + master) can reach $400–$700+ monthly — significantly higher than central Henderson
- Commute to Strip (25 min), airport (20 min), Henderson downtown (15 min) — longer than central Henderson addresses
- School zones are solid (Elise L. Wolff 8/10, Bob Miller 7/10) but not the valley's top-rated campuses
- Condo financing complexity — resort-heavy buildings sometimes fall into non-warrantable territory; confirm with lender
- More measured market pace (40 median days) than central Henderson — exit liquidity is slower than school-zone markets
- Extreme summer heat — 105°F+ stretches July through September, amplified by desert-hill setting with less tree cover
Village Comparison
How Do Lake Las Vegas's Top Villages Compare?
A side-by-side of Lake Las Vegas's most-searched villages — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP 89011 listing data via Las Vegas REALTORS. Per-village figures are NREG-modeled slices of the ZIP-area market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Tremezzo | ~$800,000 | ~$310 | 42 | ~60 | Condos · Lock-and-leave |
| The Falls at Lake Las Vegas | ~$650,000 | ~$290 | 40 | ~80 | Single-family · Newer |
| Verona at Lake Las Vegas | ~$700,000 | ~$295 | 40 | ~70 | Single-family · Resort |
| The Cliffs at Lake Las Vegas | ~$1,100,000 | ~$330 | 48 | ~45 | Luxury · Views |
| Viera at Lake Las Vegas | ~$450,000 | ~$255 | 38 | ~55 | Mid-rise condos · Value |
| The V at Lake Las Vegas | ~$900,000 | ~$320 | 44 | ~40 | Guard-gated · Low-rise |
Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. The MLS reports at ZIP level (89011) — per-village medians are our 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
Tremezzo
Mediterranean condominium village inside Lake Las Vegas — the lock-and-leave entry into resort lake living, with exterior maintenance bundled in HOA and full access to lake recreation and village dining.
Browse Tremezzo homes →~$800KMedian Price
42Days on Market
~60Active Listings
~$310Price / Sq Ft
Submarket 2
The Falls at Lake Las Vegas
2016-era William Lyon single-family homes with lakefront and lake-adjacent positioning — newer construction than most Lake Las Vegas inventory, appealing to buyers who want resort living with more recent systems.
Browse The Falls at Lake Las Vegas homes →~$650KMedian Price
40Days on Market
~80Active Listings
~$290Price / Sq Ft
Submarket 3
Verona at Lake Las Vegas
2000s single-family resort homes on the lake perimeter — established resort stock with mature landscaping and full Lake Las Vegas amenity access.
Browse Verona at Lake Las Vegas homes →~$700KMedian Price
40Days on Market
~70Active Listings
~$295Price / Sq Ft
Submarket 4
The Cliffs at Lake Las Vegas
Elevated luxury single-family homes on the resort's upper terrain — panoramic lake and mountain views, larger lots, and premium construction in the $800K–$1.5M range.
Browse The Cliffs at Lake Las Vegas homes →~$1.1MMedian Price
48Days on Market
~45Active Listings
~$330Price / Sq Ft
Submarket 5
Viera at Lake Las Vegas
183 mid-rise lakefront condos in a broad $165K–$995K range — the widest price spread in the resort, making it the most accessible Lake Las Vegas entry point for condo buyers.
Browse Viera at Lake Las Vegas homes →~$450KMedian Price
38Days on Market
~55Active Listings
~$255Price / Sq Ft
Submarket 6
The V at Lake Las Vegas
Guard-gated low-rise condos and townhomes in the $510K–$1.4M range — the only guard-gated village in Lake Las Vegas, with higher HOA dues ($300–$650/mo) and the most controlled-access environment.
Browse The V at Lake Las Vegas homes →~$900KMedian Price
44Days on Market
~40Active Listings
~$320Price / Sq Ft
Submarket 7
MonteLago Village & The Private Lake
The amenity engine residents use daily: the 320-acre private lake for morning kayaks and afternoon sails, MonteLago Village's waterfront restaurants and boutiques for evening dining, and Reflection Bay Golf Club for weekend rounds. Every Lake Las Vegas village address — including Tremezzo — puts these within walking distance or a short cart ride.
Browse MonteLago Village & The Private Lake homes →320Private Lake Acres
3,592Total Resort Acres
18Holes at Reflection Bay GC
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 inside ZIP 89011, which the MLS reports as a single area. The corridor data below reflects the entire ZIP — broader than the resort itself — with Lake Las Vegas resort properties commanding a premium above the ZIP-area median given their private-lake access and resort amenities.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | Lake Las Vegas corridor — resort villages, single-family, condos | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. ZIP 89011 includes resort and non-resort inventory east of Henderson. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Tremezzo at Lake Las Vegas?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or resort records — capture Tremezzo at Lake Las Vegas faster than any brochure: a $539,900 ZIP-area median, 40 median days on market, a 320-acre private lake, and a 3,592-acre resort master plan with no equivalent in the Las Vegas Valley.
$539,900
Median list price across ZIP 89011 (Lake Las Vegas corridor), June 2026.
Las Vegas REALTORS
$500,774
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer — a measured resort-market pace, not a frenzied suburban one.
LVR / GLVAR, June 2026
687
Active listings in ZIP 89011 in June 2026 — solid depth for a resort market.
Las Vegas REALTORS
320
Acres in the Lake Las Vegas private lake — the resort's irreplaceable asset.
Resort records
3,592
Master plan acres in the Lake Las Vegas resort — a finished perimeter with no new lake frontage possible.
Resort records
$600K–$1M
Typical Tremezzo condo price range, above the ZIP-area floor given lake access and resort amenities.
Community records / LVR
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY LAKE LAS VEGAS
Why Does Tremezzo at Lake Las Vegas Stand Apart From Its Peers?
Tremezzo occupies ground that no amount of money can replicate elsewhere in the Las Vegas Valley: a private lake. 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 only private-lake resort community in the valley
A 320-acre man-made private lake inside a 3,592-acre resort — no other address in the Las Vegas Valley offers resident lake access, Jack Nicklaus golf, and waterfront village dining in one master plan.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for California and Pacific Northwest relocators who fund the lifestyle upgrade with what they stop paying Sacramento.
- NRS 361.471
Property-tax cap on primary residences
Annual increases on a primary residence are capped at 3% per NRS 361.471 — a predictable carrying cost that resort-lifestyle markets in Arizona and California cannot offer.
- FBI Uniform Crime Reporting
Henderson safety and city services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR — resort seclusion without sacrificing municipal competence.
- Community records / U.S. Census
Fixed supply, growing demand
No new lake frontage can be created inside a finished 3,592-acre perimeter — every new Henderson resident and Las Vegas visitor adds demand to inventory that cannot expand.
WHY BUY IN LAKE LAS VEGAS
What Are the Top 10 Reasons to Buy a Condo in Tremezzo at Lake Las Vegas?
Tremezzo's case rests on a lifestyle asset that cannot be replicated: a private lake, resort golf, and a waterfront village — with property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471 and zero state income tax on top. Ten sourced reasons follow.
The only private-lake address in the valley
A 320-acre private lake inside a 3,592-acre resort — an irreplaceable physical asset unavailable anywhere else in Las Vegas.
Resort records
Zero state income tax
Nevada levies no personal income tax — typically five-figure annual savings for California relocators.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable long-run ownership costs.
NRS 361.471
Jack Nicklaus championship golf
Reflection Bay Golf Club on-site — resort golf without a mandatory club membership separate from HOA.
Resort records
MonteLago Village waterfront dining
European-inspired waterfront village with restaurants, boutiques, and resort services walkable from Tremezzo.
Resort records
Henderson safety and services
Henderson PD, city fire, and Henderson regularly ranking among the safest large U.S. cities.
FBI Uniform Crime Reporting
Lock-and-leave condo ownership
Exterior maintenance bundled into HOA — ideal for second-home buyers and frequent travelers.
Community records
Rental income potential
Resort setting and Las Vegas proximity support vacation-rental demand — verify HOA rules before underwriting.
NREG analysis
Fixed supply perimeter
No new lake frontage can be built inside a 3,592-acre resort — inventory is structurally constrained.
Resort records / community records
Airport and Strip access
Harry Reid Airport 20 minutes, the Strip 25 minutes — resort seclusion without real isolation.
NREG drive-time analysis
New Construction
Who Builds New Homes Near Lake Las Vegas?
Tremezzo and Lake Las Vegas are largely built out — the resort's 3,592-acre perimeter has been developed for two decades, making available inventory almost entirely resale. New construction in Henderson sits 15–25 minutes west in Cadence and Inspirada, where national builders compete on incentives that change monthly. Verify current communities and offers before you write anything.
Family & Mid-Market
Lennar
High-volume alternative with resort-adjacent pricing
Move-Up & Luxury
Toll Brothers
Luxury production near the Henderson corridor
First-Time & Family
KB Home
Personalized new builds in west Henderson
55+ Active Adult
Pulte / Del Webb
Active adult options for Lake Las Vegas age-demographic overlap
Family
Richmond American
Value-oriented new construction nearby
Outdoor Recreation
What Outdoor Amenities Does Lake Las Vegas Offer?
Lake Las Vegas is the Las Vegas Valley's most distinctive outdoor setting: a 320-acre private lake, resort walking paths, and Jack Nicklaus golf in the desert hills east of Henderson, with Lake Mead National Recreation Area about 30 minutes east. City of Henderson parks add Cornerstone Park's trails and bird-watching 20 minutes west.
IN-COMMUNITY
Lake Las Vegas (320-acre private lake)
320 acresBoating · Kayaking · PaddleboardingResident access
The resort's defining asset — residents boat, kayak, and paddleboard on a private lake that cannot be found anywhere else in the Las Vegas Valley.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golf · Lake viewsFee / Membership
Jack Nicklaus-designed championship course wrapping around the lake with stunning mountain and water views — one of Nevada's most scenic resort courses.
IN-COMMUNITY
MonteLago Village waterfront walk
Village promenadeWalking · Dining · ShoppingFree
The European-inspired lakefront village promenade — waterfront restaurants, boutiques, and resort services connected by walking paths.
IN-COMMUNITY
Resort pools and fitness
Resort facilitiesPool · Fitness · SpaHOA / Resort fee
Resort-quality pools, fitness center, and spa services included in the Lake Las Vegas lifestyle — amenities that would cost separate club memberships in other markets.
20 MIN
Cornerstone Park
100 acresWalking · Birding · FishingFree
Henderson's 100-acre park with walking trails, a fishing pond, bird-watching, and playground — the closest full-scale Henderson city park from the resort.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · CampingNPS fee
America's first national recreation area — full-size boating, canyon hikes, and desert swimming 30 minutes east via Lake Mead Parkway. The scale switch from private lake to national lake is dramatic.
5-15 MIN
Desert hiking trails (east Henderson)
Multiple trailsHiking · Mountain bikingFree
The desert hills surrounding Lake Las Vegas offer immediate trail access for early-morning hikes and mountain bike rides with panoramic valley views.
25 MIN
Las Vegas Bay (Lake Mead)
National parkBoating · Swimming · CampingNPS fee
Lake Mead boat launch and swim beach 25 minutes east — the closest open-water boating and swimming destination beyond the private lake.
The Lake Las Vegas Lifestyle
What Does a Weekend at Lake Las Vegas Look Like?
Three everyday resort moods within steps of home: morning kayak on the private lake, eighteen holes at Reflection Bay, and waterfront dinner at MonteLago Village — with Henderson's parks system per the City of Henderson and Lake Mead's big water 30 minutes east for adventure days.
320Private Lake Acres
3,592Resort Master Plan Acres
18Holes at Reflection Bay GC
25Minutes to the Strip
THIS WEEKEND'S OPEN HOUSES
Can You Tour Lake Las Vegas Homes This Weekend?
Most weekends bring open houses across Lake Las Vegas villages — Viera mid-rise condos, Tremezzo Mediterranean units, and luxury estates at The Cliffs. Resort properties move on a 40-day median pace. Call (702) 637-1759 and we'll plan your village tour, or browse every active listing below.
Quick Answer
What does an HOA cost in Tremezzo at Lake Las Vegas?
Tremezzo HOA dues run roughly $150–$350 per month at the sub-association level, stacked on top of the Lake Las Vegas master association fee. Combined, total monthly assessments can reach $400–$700+ depending on the specific building and unit tier — significantly higher than most Henderson neighborhoods. Dues typically cover condo exterior maintenance, resort common areas, and master-plan amenity access including the private lake. Always pull the full resale package during escrow: current dues, reserve fund balance, any pending special assessments, and rental restrictions. Nevada escrow periods of 30–45 days leave limited review time.
Moving to Lake Las Vegas
Should I Move to Lake Las Vegas?
Every year, professionals from California and the Pacific Northwest discover that the resort lifestyle priced above $2M on the coast 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 single line item funds most Lake Las Vegas relocations.
Why Coastal Buyers Are Choosing Lake Las Vegas
The tax math is compelling: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $24,000 per year in state income taxes alone. Lake Las Vegas adds the resort argument that coastal markets cannot match at any price: a 320-acre private lake, Jack Nicklaus-designed championship golf, and a European-inspired waterfront village, all inside a single master-planned resort community 20 minutes from an international airport.
At a $900,000 budget, California buyers are looking at a mid-tier condo in a dense urban market. That same budget in Tremezzo secures a resort condominium beside a private lake with golf, waterfront dining, and spa amenities included in the lifestyle — with zero state income tax, Henderson city services, and the Las Vegas Strip about 25 minutes from the driveway.
According to Las Vegas REALTORS, the ZIP 89011 area (Lake Las Vegas corridor) shows a $539,900 median list price across 687 active listings. 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 Lake Las Vegas delivers resort recreation unavailable anywhere else in the valley.
Lake Las Vegas runs on resort hospitality, remote-work professionals, and retirees with investment income. MonteLago Village's restaurants, spa, and boutique services create local employment. Henderson's commercial and healthcare core sits 15 minutes west, the Strip's employer base about 25 minutes, and Harry Reid International Airport roughly 20 minutes via I-215/I-515 — keeping the resort practical for buyers who still work.
Cost of Living Snapshot — Lake Las Vegas vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the resort lifestyle category: a private lake, championship golf, and a Mediterranean village that costs $3M+ on the California coast is available here for $600K–$1M.
| Metric | Lake Las Vegas, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Tremezzo Condo Entry | $600K (resort lake community) | $900K+ (comparable coastal condo) |
| Resort Lake Access | Included (320-acre private lake) | Marina fees $500–$1,500/mo extra |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Lake Las Vegas Rental Market — Rent vs. Own
Tremezzo condos generate meaningful rental interest given the resort setting and Las Vegas proximity — short-term vacation rental demand is real, and long-term renters seeking resort amenities without ownership duties create steady income potential. Total monthly dues of $400–$700+ narrow the cash-flow window for investors, so model carefully. Verify current rental allowances with the sub-association before underwriting any income: policies vary by building and can change with owner votes.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG analysis
Already planning a move to Lake Las Vegas? Our team specializes in resort and out-of-state relocation — virtual property tours, HOA document review guidance, lake-village comparisons, and closing coordination without repeated flights to Nevada.
Start Your Lake Las Vegas SearchRELOCATION TIMELINE
How to relocate to Lake Las Vegas in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Lake Las Vegas 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.
Pick your village and lifestyle
Decide which Lake Las Vegas village fits: Tremezzo condos ($600K–$1M) for lock-and-leave resort living, The Falls for newer single-family, Viera for accessible mid-rise lakefront, The V for gated condos, The Cliffs for luxury elevations. Each has distinct HOA structures.
Confirm condo financing eligibility
Resort-heavy condo projects sometimes fall outside standard warrantable guidelines — lenders must approve the specific building. Get lender confirmation before writing an offer and consider specialty resort-condo lenders if needed.
Get pre-approved — resort-aware
Tremezzo pricing starts at $600K, so jumbo and high-balance conforming products both apply. Account for combined HOA dues of $400–$700+ in your DTI ratio — they affect how much home you can finance.
Hire a Lake Las Vegas specialist
Village-by-village pricing, HOA layer complexity, rental-rule differences, and building-level financing eligibility vary significantly — work with an agent who has closed inside the resort, not just nearby.
Tour multiple villages in one day
Tremezzo, Viera, The V, The Falls, and The Cliffs can all be toured in a single afternoon — the contrast between condo and single-family villages, and between view tiers within Tremezzo, is best felt in person.
Request HOA docs at offer acceptance
Nevada gives buyers a review period for HOA resale packages; request the package the day the contract is accepted. Review dues, reserve fund balance, meeting minutes, CC&Rs, and rental policy before removing contingencies.
Condo appraisal and insurance
Resort condo appraisals sometimes come in conservative — budget time for a potential appraisal gap or reorder. Condo insurance covers the interior only; confirm master policy covers the building exterior before closing.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Lake Las Vegas Economy?
Lake Las Vegas runs on resort hospitality, real estate investment, and remote-work professionals. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong, and Henderson incomes run well above the county median. MonteLago Village dining and resort operations anchor direct local employment within the perimeter.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
20 minTo Harry Reid International AirportVia I-215/I-515
25 minTo Las Vegas Strip employersVia I-515/US-95
Top Lake Las Vegas and Henderson-Area Employers
- MonteLago Village resort operationsWaterfront dining, boutiques, spa, and resort services — the employment core inside the resort perimeter
- Reflection Bay Golf ClubGolf operations, instruction, food and beverage, and resort hospitality
- Henderson city campus (15 min)Municipal services, police, fire, and city government — Henderson's largest public-sector employer
- St. Rose Dominican Hospital (20 min)Healthcare anchor in south Henderson — major regional employer accessible via I-215
- Las Vegas Strip (25 min)Hotels, casinos, entertainment, and hospitality — the valley's largest employment cluster
- Harry Reid International Airport (20 min)Aviation, logistics, and transportation employment hub directly accessible via I-215/I-515
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Lake Las Vegas Compare to Henderson, Las Vegas & MacDonald Highlands?
Weighing Tremezzo against the valley's other resort and premium addresses? This side-by-side covers the metrics buyers ask about most, updated June 2026. Lake Las Vegas wins on lifestyle uniqueness and outdoor recreation; MacDonald Highlands on ultra-luxury estate scale; central Henderson on schools and commute — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Lake Las Vegas | Henderson | Las Vegas | MacDonald Highlands |
|---|---|---|---|---|
| Median List Price | $539,900 (ZIP 89011) | $548K | $476K | $1.08M (ZIP area) |
| Tremezzo Condo Range | $600K–$1M | N/A (few condos) | $300K–$1M+ | N/A (estates only) |
| Days on Market | 40 (ZIP area) | 21 | 20 | 55+ |
| Private Lake | Yes — 320 acres | No | No | No |
| Golf On-Site | Yes (Reflection Bay, Jack Nicklaus) | Multiple nearby | Multiple nearby | Yes (DragonRidge CC) |
| Median Household Income | $88,654 (Henderson citywide) | $88,654 | $66,820 | $120K+ (est.) |
| Crime Index (lower=safer) | 62 (Henderson) | 62 | 100 | 62 (Henderson) |
| Best For | Resort lifestyle · Lock-and-leave · Lake access | Families · Safety · Schools | Investors · Urban · Value | Ultra-luxury · Estates · Golf club |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Lake Las Vegas income and crime figures are Henderson citywide — the Census and FBI do not tabulate the resort separately. Last updated June 2026.
Cost of Ownership
What Will Tremezzo at Lake Las Vegas Cost You Each Month?
An $800,000 Tremezzo condo purchase runs about $5,860 monthly with 20% down at 7% — plus $400–$700+ in combined HOA dues — per Freddie Mac's rate survey. The tabs below model your payment, compare renting across the area, and break down the HOA layering unique to Lake Las Vegas resort ownership.
Payment Estimator
Estimate Your Tremezzo Payment
$5,015
Estimated Monthly Payment
- Principal & Interest$4,258
- Property Tax$407
- 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 in Lake Las Vegas right now?
Resort rental 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, fixed resort supply with no new lake frontage tilts the math toward owning for lifestyle buyers.
OWN (20% DOWN, 7%)
$5,341 / mo
- Principal & Interest
- $4,261
- Property Tax (~0.6%)
- $400
- Homeowners Insurance (interior)
- $130
- HOA (sub + master, typical)
- $550
- PMI (20% down)
- $0
5-year net cost:~$225,000
Equity built:~$210,000
RENT (RESORT-AREA MEDIAN)
$3,200 / mo
- Median Resort-Area 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 an $800,000 Tremezzo condo for five years begins to close the gap versus renting once principal paydown and appreciation are counted — and the owner holds a resort asset with fixed supply while the renter holds nothing. HOA dues make the monthly ownership cost higher than typical suburban alternatives; the investment thesis depends on resort appreciation and lifestyle value, not pure cash-flow arithmetic.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $550/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer — Tremezzo at Lake Las Vegas
Tremezzo ownership layers two association fees: the sub-association for the building/village and the Lake Las Vegas master association for resort-wide amenities. Combined dues are among the higher monthly ownership costs in Henderson — verify both components in the resale package during escrow.
Tremezzo Sub-Association
$150–$350 / mo
Sub-association dues
$150–$350
Includes:
Building exterior maintenance, condo insurance contribution, common-area landscaping within Tremezzo
Unit interior costs
Owner responsibility
Includes:
Interior maintenance, contents insurance, and any improvements are owner-borne
Lake Las Vegas Master Association
Included in combined estimate
Master association fee
Varies by unit tier
Includes:
Access to private lake recreation, resort common areas, MonteLago Village amenities, resort security and operations
Reflection Bay Golf Club
Separate greens fees
Includes:
Golf club access requires separate greens fees or membership — not bundled in HOA dues
Combined Monthly Estimate
$400–$700+ / mo
Lower-tier units
$400–$500
Includes:
Smaller units or lower-floor positions with standard lake-access amenities
Premium units
$600–$700+
Includes:
Larger or higher-floor units with premium views; special assessments can add temporarily
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Lake Las Vegas?
Lake Las Vegas is east of Henderson's urban core, so every commute involves Lake Mead Parkway as the primary corridor. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data — Lake Las Vegas buyers typically run 30–40 minutes to the Strip, accepting the commute as the price of resort seclusion.
Drive Times from Tremezzo at Lake Las Vegas
- 2 minMonteLago VillageWithin resort
- 15 minHenderson downtown / Water StreetLake Mead Pkwy west
- 18 minGalleria at SunsetLake Mead Pkwy west to Sunset Rd
- 20 minHarry Reid Intl AirportI-215/I-515
- 25 minLas Vegas StripI-515/US-95
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
- 30 minDowntown Las VegasI-515 north
- 25 minBoulder CityUS-93 south
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 Tremezzo condo?
Most Tremezzo purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash closes in 10–14 days. Financed buyers add time for condo project warrantability review, HOA document delivery, and the appraisal. Budget 45 days minimum and confirm building warrantable status with your lender before writing an offer.
Quick Answer
What down payment do you need to buy a Tremezzo condo?
Most Tremezzo buyers put down 10% to 25%. Conventional condo financing typically requires 10% minimum, and lenders may require 20–25% down on resort-heavy condo projects depending on the HOA owner-occupancy ratio. On an $800,000 condo, plan roughly $80,000 (10%) to $200,000 (25%). VA loans are available for eligible veterans. Confirm with your lender whether the specific Tremezzo building qualifies for standard condo financing — resort-heavy projects sometimes fall into non-warrantable territory requiring portfolio or specialty loan products.
Tremezzo at Lake Las Vegas FAQ — 18 Answers
What Do Tremezzo at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Tremezzo at Lake Las Vegas?
Tremezzo condominiums typically list and sell in the $600K–$1M range, reflecting the Lake Las Vegas resort premium: a 320-acre private lake, Jack Nicklaus-designed golf, and Mediterranean village dining in the desert hills east of Henderson. The broader ZIP 89011 area shows a $539,900 median list and a $500,774 closed median over the past hundred days per Las Vegas REALTORS — Tremezzo itself sits above that floor given its lakefront positioning and resort amenities. Expect price variation by unit size, floor level, and lake-view orientation.
Is Tremezzo part of Lake Las Vegas?
Yes. Tremezzo is a condominium village inside Lake Las Vegas, a 3,592-acre Mediterranean-inspired resort community built around a 320-acre private lake in the desert hills east of Henderson (ZIP 89011). Ownership in Tremezzo layers a sub-association on top of the Lake Las Vegas master association, so residents enjoy the full resort amenity portfolio — private lake recreation, Reflection Bay Golf Club, and MonteLago Village dining — while paying dues at both levels. Our team can compare Tremezzo against neighboring Lake Las Vegas villages so you land in the right pocket of the resort.
What are the HOA fees in Tremezzo?
Budget $150–$350 per month for Tremezzo sub-association dues, which typically layer on top of the Lake Las Vegas master association fee. Combined assessments cover condo exterior maintenance, resort amenity access, and common-area upkeep. Inclusions, transfer fees, and any outstanding capital levies vary by building and sub-association, so request the full resale package early in escrow. Pair the dues with Nevada's roughly 0.5–0.7% effective property-tax rate when you model total monthly ownership costs.
What amenities does Lake Las Vegas offer residents?
The headline is the 320-acre private lake where residents boat, kayak, and paddleboard. Beyond the water, the resort offers the Jack Nicklaus-designed Reflection Bay Golf Club, MonteLago Village with waterfront dining and boutique shopping, resort-style pools, fitness facilities, spa services, and a full calendar of community events. Cornerstone Park and the Lake Mead National Recreation Area sit within twenty to thirty minutes for bigger-scale outdoor recreation. Tour the village before you tour any unit — the lifestyle context changes the buy decision.
How far is Tremezzo from the Las Vegas Strip?
About 25 minutes via I-515/US-95 puts Tremezzo residents on 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 National Recreation Area about 30 minutes east. The resort's desert-hill setting delivers genuine seclusion without isolating working professionals or frequent flyers — the ZIP 89011 area's 29-day market pace shows that buyers accept the commute in exchange for a lifestyle unavailable anywhere else in the valley.
Can I rent out a Tremezzo condo?
Many Lake Las Vegas units, including Tremezzo condos, permit both short-term and long-term rentals, but the controlling rules sit with the master and sub-associations — not the city. Verify the current rental policy in the resale package before underwriting any income projection. Resort amenities, the private lake, and Las Vegas proximity support consistent rental demand. Our team can advise on current regulations and realistic income modeling; call Nevada Real Estate Group at (702) 637-1759 for a current read on the rental landscape.
What schools serve Tremezzo at Lake Las Vegas?
Tremezzo residents are zoned to Elise L. Wolff Elementary (rated 8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10) through Clark County School District. Private options within a reasonable commute include Henderson International School and Bishop Gorman High School. Charter options include Doral Academy Fire Mesa (8/10) and Somerset Academy Losee (8/10). Because Lake Las Vegas sits in a less densely served school corridor than central Henderson, many families with school-age children factor private or charter options into their housing budget.
What is the commute like from Lake Las Vegas?
Lake Las Vegas sits east of Henderson's urban core, so every commute involves Lake Mead Parkway or I-215. The Strip runs about 25 minutes via I-515/US-95, Harry Reid Airport roughly 20 minutes, and downtown Henderson about 15 minutes. Morning peak traffic on Lake Mead Parkway can extend those times by 5–10 minutes. The honest trade-off is deliberate: buyers choose Lake Las Vegas for resort seclusion, not proximity — the commute is the price of living beside a private lake in the desert hills.
Is Lake Las Vegas a good investment?
The fundamentals are distinctive: fixed supply inside a 3,592-acre resort perimeter, no new lake-access land to build, and a lifestyle product (320-acre private lake, Jack Nicklaus golf, Mediterranean village) that cannot be replicated elsewhere in the valley. The ZIP 89011 area posted 687 active listings and a $500,774 closed median over the past hundred days per Las Vegas REALTORS — depth that confirms liquidity. Rental income potential is genuine given resort positioning and Las Vegas visitor demand, but verify current HOA rental rules before underwriting any short-term income.
What makes Tremezzo different from other Lake Las Vegas villages?
Tremezzo is a condominium village — a lock-and-leave lifestyle that differs from the single-family villages like Verona or The Falls. Condo ownership bundles exterior maintenance and resort access into the HOA, reducing the individual upkeep burden that can challenge second-home or investor owners. The tradeoff is that combined master and sub-association dues run higher than comparable Henderson neighborhoods. Within Lake Las Vegas, position — proximity to MonteLago Village, lake-view orientation, and building tier — drives individual unit pricing from the low $600Ks to above $1M.
What is the cost of living in Lake Las Vegas?
Higher than the Henderson average, with purpose. The ZIP 89011 area median of $539,900 understates Tremezzo pricing — the $600K–$1M condo range adds HOA dues of $150–$350 monthly and Nevada's roughly 0.5–0.7% effective property-tax rate. Day-to-day costs track the rest of Clark County for groceries and utilities, but dining and recreation tend to stay in the resort or require a 15-minute drive to Henderson's retail core. Nevada's zero state income tax remains the single biggest cost-of-living advantage versus coastal California — it funds most relocations.
Are there new condos being built in Lake Las Vegas?
The Lake Las Vegas master plan is largely built out — the 3,592-acre resort footprint has been developed for two decades, and available sites are limited. Occasional new-phase announcements have emerged at Lake Las Vegas over the years, but Tremezzo inventory is essentially resale. Buyers who want resort-lakefront living in a finished, landscaped setting are the natural audience. For buyers wanting new construction in Henderson specifically, Cadence and Inspirada offer builder competition about 15–25 minutes west.
What are property taxes like in Tremezzo?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On an $800,000 Tremezzo condo, plan approximately $4,000–$5,600 per year in property taxes. Note that long-held units often carry abated assessments; the taxable value resets to current market value after sale. Verify the post-sale reset with the Clark County Assessor before finalizing your budget.
Is Lake Las Vegas safe?
Yes. Lake Las Vegas falls under Henderson Police Department jurisdiction, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The resort's geographic separation from Henderson's commercial corridors — set in the desert hills east of downtown — means the community sees very low incident levels. The resort perimeter, private roads, and controlled-access entry points at many Lake Las Vegas neighborhoods add a structural layer of separation from regional traffic.
What should I know before buying in Tremezzo?
Four things matter most. First, dues stack: Tremezzo's sub-association fee layers on the Lake Las Vegas master association, so total monthly dues can reach $350+ before estimating property taxes. Second, condo documents take time: request the full resale package — financials, reserve study, minutes, CC&Rs — as early as possible in escrow. Third, rental rules: verify current short-term and long-term rental allowances with the sub-association before underwriting income. Fourth, the commute: Lake Las Vegas is deliberate seclusion — plan your commute to the airport, Strip, or Henderson before committing.
What down payment do you need to buy in Tremezzo?
Most Tremezzo buyers put down 10% to 25%. Conventional condo financing requires 10% minimum; resort-heavy projects may demand 20–25% based on HOA owner-occupancy ratios. On an $800,000 condo that is $80,000 to $200,000. VA loans are available for veterans. Confirm warrantable building status with your lender before writing an offer.
What does an HOA cost in Tremezzo at Lake Las Vegas?
Tremezzo HOA dues run roughly $150–$350 per month at the sub-association level, layered on top of the Lake Las Vegas master association fee. Combined, total monthly assessments can reach $400–$700+ depending on the specific building and unit tier. Dues typically cover condo exterior maintenance, resort common areas, and master-plan amenity access. Always pull the full resale package — current dues, reserve fund balance, any pending special assessments, and rental restrictions — during escrow. Nevada escrow periods of 30–45 days leave limited review time, so request documents at contract acceptance.
How long does it take to close on a Tremezzo condo?
Most Tremezzo condo purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10–14 days. Financed buyers add time for condo project approval (lenders must confirm the building is warrantable), HOA document delivery, and the appraisal. Resort and vacation-condo projects sometimes require specialized lender approval that adds a week or two. Budget 45 days minimum for a financed purchase and confirm warrantable status with your lender before writing an offer.
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 Tremezzo at Lake Las Vegas?
These are the eight queries Lake Las Vegas buyers actually type into Google and AI assistants — answered with specifics you can verify: resort facts from community records, prices from City of Henderson and Las Vegas REALTORS, and school ratings from GreatSchools.
Is Lake Las Vegas part of Henderson?
Yes. Lake Las Vegas is inside the City of Henderson, with Henderson police, fire, water, and city services. The mailing address is Henderson, NV 89011 — "Lake Las Vegas" is the resort master plan's name, not a separate municipality. Henderson city services are a key advantage over unincorporated Clark County alternatives.
What ZIP code is Lake Las Vegas?
ZIP 89011 covers the Lake Las Vegas resort corridor east of Henderson. The ZIP is broader than the resort itself — it includes surrounding residential and commercial development east of the urban core. All Tremezzo condos carry the Henderson, NV 89011 mailing address.
Is the Lake Las Vegas lake open to the public?
No — the 320-acre lake is private, for residents and guests of the resort only. Members of the public can access MonteLago Village's restaurants and boutiques without a resort guest or resident credential, but watercraft and beach access require residency or a resort stay reservation.
Does Lake Las Vegas have its own golf course?
Yes — Reflection Bay Golf Club, a Jack Nicklaus-designed championship course, sits inside the resort perimeter with lake and mountain views from most holes. Daily greens fees apply; the course is not bundled into HOA dues, though some resort hotel packages include rounds. It is the primary golf asset that differentiates Lake Las Vegas from other Henderson communities.
Can you swim in Lake Las Vegas?
Yes, with appropriate watercraft and beach access as a resident or resort guest. The private lake supports boating, kayaking, paddleboarding, and in designated areas, swimming. Public swimming beaches are not available to non-residents — the lake's private status is a core part of the resort's residential value proposition.
How far is Lake Las Vegas from Henderson?
About 15 minutes from Henderson's downtown Water Street district via Lake Mead Parkway — far enough for resort seclusion, close enough for practical city access. The Galleria at Sunset and Henderson's retail core are roughly 18 minutes, and Harry Reid Airport is about 20 minutes via I-215/I-515.
What restaurants are at Lake Las Vegas?
MonteLago Village anchors the resort's dining with multiple waterfront restaurants and cafes in the European-inspired village setting. Options include casual lakeside dining and more formal waterfront dinner service. The village also supports boutique retail and resort services. For expanded dining options, Henderson's restaurant corridors are 15–20 minutes west on Lake Mead Parkway.
Is Lake Las Vegas a good place to retire?
For many retirees, yes. The combination of resort amenities (golf, lake, waterfront dining), low-maintenance condo ownership, Henderson safety, Nevada zero state income tax on retirement income, and a 3% property-tax cap under NRS 361.471 makes Lake Las Vegas a compelling retirement address. The 20-minute airport access keeps it practical for snowbird travelers. The trade-off is higher monthly costs due to stacked HOA dues — model total carrying costs carefully.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Across 6,225+ closed transactions and $4.1B+ in volume since 2009, Nevada Real Estate Group agents have closed inside Lake Las Vegas villages and Henderson resort enclaves where HOA complexity and condo warrantability trap unprepared buyers. That resort-specific depth — backed by 9,061+ five-star reviews — is what ranks the team #1 in Nevada.
#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 volume since 2009. In a resort market where layered HOA dues, condo warrantability, and village-by-village pricing require genuine local depth, the Nevada Real Estate Group team delivers it. Call (702) 637-1759 or tell us what you're looking for and we'll find your Tremezzo condo.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Lake Las Vegas?
Compare Tremezzo and Lake Las Vegas with neighboring Henderson communities and nearby cities. Each card pairs the commute time with price positioning so you can judge whether trading the private lake for a shorter commute or newer construction makes sense for your priorities.
5 MIN
The Falls at Lake Las Vegas
$650K (ZIP area)
5 min within resort
View The Falls at Lake Las Vegas →A–Z INDEX
Which Lake Las Vegas Villages Can You Explore A–Z?
Lake Las Vegas contains multiple distinct villages within its 3,592-acre resort perimeter. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and financing notes for any of them on request.
M
- MonteLago Village (resort center)
R
- Reflection Bay Golf Club
KEEP LEARNING
What Else Should You Read About Lake Las Vegas?
These guides extend the research most Lake Las Vegas buyers do next — understanding the Henderson market, comparing resort communities, 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 all of 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 Lake Las Vegas Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level — ZIP 89011 is broader than the resort perimeter — so area figures are labeled as such and Tremezzo-specific numbers are community-record estimates. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89011 (Lake Las Vegas corridor). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Lake Las Vegas is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental rules. 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