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
Vita Bella at Lake Las Vegas Homes For Sale
Nevada's #1 team for Lake Las Vegas real estate. Search Vita Bella single-family homes — $700K–$1.3M resort living on a private lake, Jack Nicklaus golf, and waterfront dining — with live MLS data.
VILLAGE PRICE RANGE
$700K–$1.3M
Community records, June 2026
PRIVATE LAKE
320 acres
Lake Las Vegas master plan
RESORT COMMUNITY
3,592 acres
Lake Las Vegas 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 Vita Bella at Lake Las Vegas at a Glance?
Vita Bella is a luxury village inside Lake Las Vegas — Henderson's 3,592-acre resort master plan around a 320-acre private lake — with full City of Henderson services and homes from $700K to $1.3M. ZIP 89011 shows a $539,900 median list price and 40-day pace per Las Vegas REALTORS. The takeaways below explain what sets this resort address apart.
- The resort setting: Lake Las Vegas is the only 320-acre private lake in Henderson — boating, kayaking, and waterfront dining are built into the lifestyle, not add-ons.
- The village price band: $700K–$1.3M for single-family homes with Mediterranean-inspired architecture and full master-plan amenity access.
- Golf and dining in-community: Reflection Bay Golf Club — Jack Nicklaus Signature Design — and MonteLago Village's waterfront restaurants sit inside the master plan.
- Resort-niche market pace: ZIP 89011 median DOM is 40 days — slower than central Henderson, reflecting the specialized buyer pool for resort-lifestyle properties above $700K.
- Henderson city backbone: Henderson police, fire, and services cover Vita Bella, with the airport 20 minutes away and the Strip about 25 minutes via I-515/US-95.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Vita Bella at Lake Las Vegas Homes for Sale?
The ZIP 89011 area carried 687 active listings in June 2026 per Las Vegas REALTORS MLS data. Vita Bella itself is a luxury single-family village within that ZIP, with homes from $700K to $1.3M — above the broader area median. The newest listings appear below, refreshed daily, and every active 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 Homes Sell in Each Price Range in the Vita Bella Area?
The ZIP 89011 area median list price is $539,900 per Las Vegas REALTORS June 2026 MLS data, but Vita Bella itself occupies the $700K–$1.3M band — luxury resort-lifestyle homes above the broader ZIP midpoint. The bands below show the modeled split of the area's 687 active listings.
Browse Vita Bella Listings
How Can You Find a Vita Bella Home by Type, Lifestyle & Price?
The ZIP 89011 area's 687 active listings span entry-level east Henderson to luxury Lake Las Vegas resort homes, with Vita Bella occupying the $700K–$1.3M band — each link below opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Lake Las Vegas Villages Should You Explore?
Lake Las Vegas contains several distinct single-family and resort-condo villages. Each card below links to the most relevant hub or live search so you can compare current inventory, price positioning, and lifestyle fit.
Single-Family · Mediterranean · Lake Views
Vita Bella
Full Resort · 320-Acre LakeLake Las Vegas (Master Plan)
Ultra-Luxury · DragonRidge GolfMacDonald Highlands
Master Plan · Trails · FamilyAnthem Henderson
All Neighborhoods · All PricesHenderson (Citywide)
Builder Homes · WarrantiesNew Construction Nearby
Gated Luxury · Henderson AreaGuard-Gated Communities
Premium Lifestyle · Valley-WideLuxury Communities
By Property Type
By Price Range
Updated daily · 687 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Vita Bella Listings First?
Custom alerts by price, beds, and resort-lifestyle filters — no spam, unsubscribe anytime. Vita Bella homes in the $700K–$1.3M range draw motivated buyers quickly when they are well-priced and condition-ready. Alert subscribers see new listings within hours of hitting the MLS — before open houses and before word-of-mouth. Set your filter below.
- 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
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EDUCATION
8/10
8/10
9/10
9/10
9/10
How Are the Schools in the Vita Bella Area?
Vita Bella children are zoned to Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle (7/10), and Coronado High (7/10). Private options within 20 minutes include Henderson International School, Bishop Gorman, and Pinecrest Academy St. Rose. Always verify the exact zoning for a specific address with CCSD before making an offer.
Top Rated
8/10
8/10Elise L. Wolff ES
Zoned · Lake Las Vegas area
K-5750 Students18:1
8/10Doral Academy Fire Mesa
Charter · Henderson area (20 min)
K-8900 Students19:1
8/10Somerset Academy Losee
Charter · North Las Vegas (25 min)
K-121100 Students20:1
9/10Henderson International School
Private · Henderson (20 min)
K-12850 Students13:1
9/10Pinecrest Academy St. Rose
Private · Henderson (15 min)
K-8600 Students15:1
9/10Bishop Gorman School (Lower)
Private · Las Vegas (25 min)
PreK-8400 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Vita Bella Families?
According to GreatSchools.org, Vita Bella's primary zone is Elise L. Wolff Elementary (8/10), Bob Miller Middle (7/10), and Coronado High (7/10). Private alternatives — Bishop Gorman (A+), Henderson International (A) — are 20–25 minutes away. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | Las Vegas · 25 min | $700,000+ |
| 2 | Henderson International School | Private | K-12 | 9/10 | Henderson · 20 min | $700,000+ |
| 3 | Pinecrest Academy St. Rose | Private | K-8 | 9/10 | Henderson · 15 min | $700,000+ |
| 4 | Elise L. Wolff ES | Public (zoned) | K-5 | 8/10 | Lake Las Vegas area | $700,000+ |
| 5 | Coronado HS | Public (zoned) | 9-12 | 7/10 | Henderson | $700,000+ |
SAFETY & CRIME
Is Vita Bella at Lake Las Vegas Safe?
Direct Answer
Yes. Vita Bella sits inside Lake Las Vegas, an access-controlled resort community, and is served by the Henderson Police Department. Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The controlled-access entry and resort setting keep Vita Bella's risk profile squarely in the suburban-property category.
- Safest large U.S. cities, Henderson rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services
- Lake Las Vegas resort-community access controlCommunity records
- Violent crime vs national average (citywide)FBI Uniform Crime Reporting
What Buyers Should Know
The resort-community model does quiet security work: Lake Las Vegas is an access-controlled enclave, meaning through-traffic and opportunistic visitors are sharply limited compared to open suburban streets. The Henderson Police Department serves the area, and Henderson consistently benefits from a city that funds public safety well above national per-capita norms.
The resort commercial zone — MonteLago Village's restaurants and shops — sees the property incidents typical of any visitor-facing retail environment: vehicle contents and package theft concentrated at parking. Residential streets a few minutes from the village run at the quiet pace typical of owner-heavy resort neighborhoods.
For buyers wanting maximum security, other Lake Las Vegas villages include hard-gated entry in addition to the resort perimeter. Vita Bella's controlled access is consistent with the broader community standard — realistic precautions cover the profile: motion lighting, locked vehicles, and managed deliveries.
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 Vita Bella at Lake Las Vegas?
The Answer
Vita Bella delivers Henderson's most distinctive resort lifestyle: single-family homes inside Lake Las Vegas's 3,592-acre master plan, built around a 320-acre private lake with boating, waterfront dining, and Jack Nicklaus golf at Reflection Bay. City of Henderson services cover every street, and Nevada's zero income tax makes the resort premium more affordable than comparable California lake communities.
What is Vita Bella known for?
Vita Bella is known as a single-family resort village inside Lake Las Vegas — the Henderson master plan that built a 320-acre private lake in the desert hills east of the city. It combines Mediterranean-inspired architecture, lake and mountain views, and full access to Reflection Bay Golf Club and MonteLago Village.
Who should live in Vita Bella?
It fits resort-lifestyle buyers who want a private lake and championship golf steps from home: executive households, remote workers who value quiet and scenery, retirees seeking an active resort community, and investors targeting the short-term-rental market. Families who prioritize 9/10-rated elementary school zones above resort amenities often look to central Henderson instead.
What is daily life like?
Mornings on the lake — kayaking, paddleboarding, or a loop along the waterfront path. Afternoons at Reflection Bay or MonteLago Village's restaurants. The Strip, the airport, and Henderson's retail corridor all sit within 25 minutes for days when the outside world calls.
Location
Where Is Vita Bella at Lake Las Vegas
Vita Bella sits inside Lake Las Vegas, a 3,592-acre resort master plan in the desert hills of east Henderson, approximately 20 miles from the Las Vegas Strip. The community centers on a 320-acre private lake with gated community access off Lake Las Vegas Parkway.
Henderson downtown
15
Min
Airport
20
Min
Strip
25
Min
Lake Mead
30
Min
Boulder City
25
Min
Vita Bella at Lake Las Vegas
At a Glance$700K–$1.3M
Village Price Range
$539,900
Median List Price (ZIP 89011 area)
$500,774
Median Sold (past 100 days, ZIP area)
40
Days on Market (ZIP area)
- Setting
- Resort master plan, east Henderson
- Community Type
- Single-family resort village
- Parent Community
- Lake Las Vegas (3,592 acres)
- Private Lake
- 320-acre lake
- Established
- 2000s
- Developer
- Various builders
- Golf
- Reflection Bay (Jack Nicklaus design)
- Retail / Dining
- MonteLago Village (waterfront)
- HOA
- $120–$300/mo (master + village)
- Guard-Gated
- Community access-controlled
- Schools
- CCSD + private options
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Vita Bella at Lake Las Vegas Score?
Vita Bella earns top marks for resort amenities, scenic setting, and safety, with honest trade-offs on commute distance and school-zone ratings versus central Henderson. Below is our category-by-category report card — the same six factors our agents walk through with every resort-lifestyle buyer before their 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. Lake Las Vegas adds gated-community access control.
Grade B+: Schools
Elise L. Wolff Elementary 8/10 on GreatSchools; Coronado High 7/10. Solid options — not the 9/10-rated elementary zones found closer to central Henderson.
Grade B: Cost of Living
Village pricing from $700K–$1.3M plus layered HOA dues ($120–$300/mo) run above the Henderson average. Nevada's zero state income tax partially offsets the premium.
Grade A+: Amenities
Reflection Bay Golf Club, 320-acre private lake with boating, MonteLago Village waterfront dining, resort pools, spa, and fitness — unmatched in Henderson.
Grade A+: Outdoor Access
Boating, kayaking, and paddleboarding on the private lake; Cornerstone Park nearby; Lake Mead National Recreation Area 30 minutes east. The outdoor portfolio is the community's calling card.
Grade B: Commute
About 25 minutes to the Strip and 20 minutes to the airport — livable, but longer than central Henderson. The distance is a deliberate trade for the resort setting.
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 Vita Bella at Lake Las Vegas a good place to live?
For resort-lifestyle buyers, it is Henderson's most compelling address. Vita Bella pairs single-family homes from $700K to $1.3M with a 320-acre private lake, Jack Nicklaus golf, and waterfront dining at MonteLago Village — a lifestyle combination unavailable anywhere else in the valley at comparable prices. The honest trade-offs: the commute runs 20–25 minutes to the airport and Strip, school zones are good but not the 9/10-rated campuses found in central Henderson, and the resort-niche buyer pool means longer days on market if you ever sell. Nevada's zero state income tax sweetens every relocation budget.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Vita Bella at Lake Las Vegas?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Lake Las Vegas — the parent city holds 331,857 residents with a median household income of $88,654. Inside Lake Las Vegas, the resort-community demographic skews older and higher-income than Henderson citywide.
The Census does not break Vita Bella or Lake Las Vegas out as separate places, so the figures below reflect Henderson citywide — presented honestly as the statistical backdrop. Inside the resort community, our closing data shows executive households, remote-work professionals, retirees seeking active resort living, and a consistent stream of out-of-state buyers drawn by the private lake and Nevada's tax advantages.
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 (Vita Bella / Lake Las Vegas are not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Lake Las Vegas Area Growing?
Lake Las Vegas itself is a built-out resort community — essentially no new supply within the 3,592-acre plan — while its parent city compounds steadily. Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Lake Las Vegas's finite resort inventory.
331,857Henderson residents (Census)
3,592Acres in Lake Las Vegas
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside Lake Las Vegas, growth means turnover and appreciation, not expansion: the resort community is walled and access-controlled, with no meaningful new supply pipeline inside the 3,592-acre plan. Every new Henderson resident adds demand for a finite stock of resort-location homes. That supply constraint is the long-run investment argument for Vita Bella.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Lake Las Vegas or Vita Bella separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Vita Bella Score for Livability?
Vita Bella earns its highest scores for resort amenities and outdoor access — the private lake and Reflection Bay Golf Club are simply unmatched in Henderson. Safety and schools score well. Commute and overall cost run honestly lower than central Henderson alternatives. The rings below benchmark against Census, FBI, and GreatSchools data.
- 84B+
Overall Livability
- 76B+
Schools (zoned)
- 90A
Safety
- 68C+
Cost of Living
- 97A+
Amenities
- 95A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Vita Bella Area Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89011 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89011 is broader than Vita Bella — it includes all of east Henderson near Lake Las Vegas and Henderson Executive Airport. Read the level and pace as area-wide orientation, not Vita Bella-specific precision.
Median Sold Price
$470K–$505K monthly band; $500,774 median over the last 100 days (ZIP 89011)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38–50 day monthly range; 40-day median — resort-niche pace, slower than central Henderson
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~115/mo recent pace — 687 active ZIP-area listings as of June 2026
vs May 2025
Source: Las Vegas REALTORS
The long view: Vita Bella 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 Vita Bella Market Right Now?
The ZIP 89011 market runs at a 40-day median pace per Las Vegas REALTORS data — slower than central Henderson's 21-day average, reflecting the resort-lifestyle buyer pool and $700K+ price points inside Vita Bella. Well-priced homes in the $700K–$900K band attract motivated buyers; properties above $1M see more negotiation.
48Somewhat Competitive
- 40 daysMedian days on market (sold, 100d, ZIP area)
- 687Active ZIP-area listings (June 2026)
- $500,774Median sold price, past 100 days (ZIP area)
- $265/sqftMedian sold price per sqft (ZIP area)
Is Vita Bella Right for You?
Who Should Buy a Home in Vita Bella at Lake Las Vegas?
Vita Bella is not a fit for every Henderson buyer — it is a resort-lifestyle specialist. The $700K–$1.3M price band, layered HOA dues, and 40-day market pace serve buyers who want the private lake, championship golf, and waterfront dining above all else. Six buyer profiles below identify who thrives here and who may be better served by central Henderson neighborhoods.
Which Buyer Types Fit Vita Bella Best?
Resort-Lifestyle Buyers
- Private lake: boating, kayaking, paddleboarding
- Reflection Bay Golf Club steps from home
- MonteLago Village waterfront dining and events
- Unique Henderson lifestyle unavailable elsewhere
Executive & Remote-Work Households
- Airport 20 minutes, Strip 25 minutes
- Mediterranean-quality setting for client visits
- Home-office productivity in a quiet resort setting
- Las Vegas entertainment access without Strip proximity
Retirees & Active Adults
- Resort amenities without a mandatory club membership
- Walkable waterfront promenade and dining
- Low-maintenance single-family homes
- Warm, dry climate with lake views year-round
Investors & STR Operators
- Resort location supports short-term-rental demand
- Unique lake amenity commands nightly premiums
- Verify STR policy with associations before buying
- Long-term rental at $3,500–$5,500/mo realistic
Luxury Move-Up Buyers
- Step up from central Henderson to true resort living
- Mediterranean architecture and lake views
- Compare MacDonald Highlands for mountain/golf alternative
- Vita Bella unique: no other private-lake address in Henderson
Out-of-State Relocators
- California resort-market buyers: comparable lifestyle at fraction of price
- Nevada zero income tax vs California 13.3%
- Private lake + golf + dining package unmatched locally
- Virtual tours via our relocation team before flying in
Best Fit For
- Resort-lifestyle buyers — a 320-acre private lake, Nicklaus golf, and waterfront dining — Henderson's only address where all three are in-community amenities.
- Executive households and remote workers — a scenic, private resort setting with Strip and airport access inside 25 minutes.
- Active retirees — walkable waterfront, year-round warm climate, and resort activities without a mandatory country-club membership.
- STR investors — resort amenities and Las Vegas proximity that support nightly premiums — subject to association rules.
- Luxury move-up buyers from California — a $700K–$1.3M resort package that would cost $5M–$15M in comparable California lake communities.
- Out-of-state relocators — Nevada's zero state income tax and a private-lake resort lifestyle priced well below comparable mainland alternatives.
Ready to explore Vita Bella homes? Our team knows every village inside Lake Las Vegas, the sub-association nuances, and the resort market pace.
Start Your Home SearchPros
- Henderson's only 320-acre private lake — boating, kayaking, paddleboarding with no public access or crowding
- Jack Nicklaus Signature Reflection Bay Golf Club inside the master plan
- MonteLago Village waterfront dining and boutique shopping steps from home
- Nevada zero state income tax plus a 3% property-tax cap under NRS 361.471
- Henderson city safety — consistently among America's safest large cities per FBI UCR comparisons
- Closed 3,592-acre resort plan with no new supply — scarcity supports values
- Lake Mead National Recreation Area 30 minutes east — 1.5 million acres of additional outdoor recreation
Honest Considerations
- Resort-niche buyer pool — longer days on market (40-day ZIP median) than central Henderson (21 days)
- Layered HOA dues ($120–$300/mo) are higher than most non-resort Henderson communities
- School zones solid but not the 9/10-rated elementaries found closer to central Henderson
- Commute runs 20–25 minutes to airport and Strip — longer than central-valley alternatives
- Jumbo financing required for most Vita Bella purchases — stronger credit and larger reserves needed
- STR income depends on current association policy — verify rules before underwriting nightly income
Village Comparison
How Do Lake Las Vegas Villages Compare to Each Other?
A like-for-like comparison of Lake Las Vegas's main residential segments — indicative price, lifestyle fit, and market position — using ZIP 89011 area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-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 |
|---|---|---|---|---|---|
| Vita Bella | ~$900,000 | ~$300 | 45 | ~55 | Mediterranean SF · Lake views |
| Roma Hills | ~$850,000 | ~$290 | 50 | ~40 | Hillside views · Privacy |
| Torino | ~$1,100,000 | ~$320 | 55 | ~30 | Premium waterfront |
| The Estates at Lake Las Vegas | ~$2,000,000+ | ~$450+ | 90+ | ~15 | Ultra-luxury · Waterfront |
| East Henderson (ZIP 89011 broader) | ~$500,774 | ~$265 | 40 | ~587 | Value · Variety |
| MacDonald Highlands (nearby) | ~$1.08M | ~$318 | 26 | ~45 | Mountain golf · Views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89011) — per-village medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What Is Inside Lake Las Vegas's Top Neighborhoods?
Submarket 1
Vita Bella
Single-family homes with Mediterranean architecture and full master-plan amenity access, priced from $700K to $1.3M. The community's mid-luxury tier — below the custom waterfront estates but well above the broader ZIP area.
Browse Vita Bella homes →~$900KMedian Price
45Days on Market
~55Active Listings
~$300Price / Sq Ft
Submarket 2
Roma Hills
Elevated single-family homes on the desert hillside above the lake, with sweeping views of the water and Spring Mountains. A quieter, more private orientation than lake-level villages.
Browse Roma Hills homes →~$850KMedian Price
50Days on Market
~40Active Listings
~$290Price / Sq Ft
Submarket 3
Torino
A higher-tier Lake Las Vegas village with premium positioning closer to the waterfront and MonteLago Village. Custom and semi-custom homes commanding premiums for lot size and views.
Browse Torino homes →~$1.1MMedian Price
55Days on Market
~30Active Listings
~$320Price / Sq Ft
Submarket 4
The Estates at Lake Las Vegas
The master plan's top-tier custom and semi-custom waterfront estates — direct lake frontage, largest lots, highest per-square-foot prices, and the deepest patience required for resale.
Browse The Estates at Lake Las Vegas homes →~$2M+Median Price
90+Days on Market
~15Active Listings
~$450+Price / Sq Ft
Submarket 5
East Henderson (ZIP 89011 broader)
The broader ZIP 89011 market outside Lake Las Vegas proper — mainstream Henderson resale homes from $300K to $600K. Buyers who want Henderson's fundamentals without the resort premium shop here.
Browse East Henderson (ZIP 89011 broader) homes →~$500KMedian Price
40Days on Market
~587Active Listings
~$265Price / Sq Ft
Submarket 6
MacDonald Highlands (nearby)
Henderson's other luxury resort community — DragonRidge Country Club, mountain views, and a guard-gated enclave about 15 minutes from Lake Las Vegas. A direct competitor for resort-lifestyle buyers weighing lake vs. mountain golf.
Browse MacDonald Highlands (nearby) homes →~$1.08MMedian Price
26Days on Market
~45Active Listings
~$318Price / Sq Ft
Submarket 7
MonteLago Village & Reflection Bay Golf
The amenity engine every Lake Las Vegas resident uses daily: MonteLago Village's waterfront dining, boutique shopping, and resort events, plus Reflection Bay Golf Club's 18-hole Nicklaus Signature Design course. Living anywhere inside the 3,592-acre plan puts both within walking or a short drive.
Browse MonteLago Village & Reflection Bay Golf homes →320Acres of Private Lake
18Holes at Reflection Bay
25Min to Strip
30Min to Lake Mead
#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 your lifestyle?
BY ZIP CODE
What Does the Market Look Like Across ZIP 89011?
Vita Bella sits inside ZIP 89011, covering the east Henderson corridor from Lake Las Vegas to Henderson Executive Airport. The market is broad — blending the $700K–$1.3M resort segment with mainstream resale stock from $300K to $550K. The 687 active listings and $539,900 median reflect the full ZIP, not Vita Bella specifically.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89011 | East Henderson / Lake Las Vegas corridor | $539,900 | ~$265 | 40 | 687 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group analysis. ZIP 89011 covers east Henderson broadly — Vita Bella homes range $700K–$1.3M, well above the ZIP median. *Year-over-year change is intentionally omitted at ZIP level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Vita Bella 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 Vita Bella's market position: a $700K–$1.3M village inside a 3,592-acre resort master plan centered on Henderson's only 320-acre private lake.
$700K–$1.3M
Vita Bella village price range for single-family homes, per community records.
Community records
$539,900
Median list price across ZIP 89011 — broader than Vita Bella's own price band.
Las Vegas REALTORS, June 2026
$500,774
Median sold price across ZIP 89011 over the past hundred days of closings.
LVR / GLVAR, June 2026
40
Median days from list to accepted offer in ZIP 89011 — resort-niche pace.
LVR / GLVAR, June 2026
320
Acres in the Lake Las Vegas private lake — Henderson's only private water-recreation amenity.
Lake Las Vegas master-plan records
3,592
Total acres in the Lake Las Vegas resort master plan containing Vita Bella.
Community records
$265/sqft
Median sold price per square foot in ZIP 89011 — Vita Bella's luxury tier runs higher.
LVR / GLVAR, June 2026
$88,654
Median household income in Henderson — the parent city, about 20% above Clark County median.
U.S. Census QuickFacts
WHY VITA BELLA
Why Does Vita Bella Stand Apart From Other Henderson Communities?
The private lake is the answer no competing Henderson address can give. Five verifiable advantages — each tied to a documented source, including the Nevada Revised Statutes, FBI crime data, Census figures, and City of Henderson records — explain why resort-lifestyle buyers keep landing here.
- Lake Las Vegas community records
The only private lake in Henderson
A 320-acre lake with boating, kayaking, and paddleboarding — a water-recreation amenity unavailable at any other Henderson address at any price.
- Reflection Bay Golf Club
Jack Nicklaus championship golf
Reflection Bay Golf Club brings a Nicklaus Signature Design course with lake and mountain views — resort-caliber golf as a neighborhood amenity, not a membership club 20 miles away.
- 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 meaningfully below comparable California resort markets.
- Community records
Resort scarcity protects values
Lake Las Vegas is a closed 3,592-acre plan — no new villages are being added. Every new Henderson resident who wants a private-lake address competes for fixed supply.
- FBI Uniform Crime Reporting
Henderson city safety and services
Henderson Police and fire cover every street; Henderson consistently ranks among America's safest large cities per FBI UCR comparisons — resort living without sacrificing public-safety infrastructure.
WHY BUY IN VITA BELLA
What Are the Top 10 Reasons to Buy a Home in Vita Bella at Lake Las Vegas?
Vita Bella's case rests on amenity exclusivity: the only private lake in Henderson, Jack Nicklaus golf, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and controlled-access resort living. Ten sourced reasons follow.
A 320-acre private lake
Boating, kayaking, and paddleboarding on Henderson's only private lake — an amenity with no local substitute at any price point.
Lake Las Vegas community records
Jack Nicklaus Signature golf
Reflection Bay Golf Club — a resort-caliber Nicklaus design with lake and mountain views, accessible to Lake Las Vegas residents.
Reflection Bay Golf Club
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for most relocating households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs over multi-decade ownership.
NRS 361.471
MonteLago Village walkability
European-inspired waterfront dining, boutique shopping, and resort services within walking distance of most Vita Bella homes.
Community records
Henderson city safety
Henderson Police and fire coverage; Henderson regularly ranks among the safest large U.S. cities per FBI UCR comparisons.
FBI Uniform Crime Reporting
Resort scarcity supports values
No new Vita Bella-equivalent supply is coming inside the closed 3,592-acre plan — finite inventory in a growing metro.
Community records
Lake Mead at the doorstep
1.5 million acres of national recreation area — full-size boating, hiking, and camping — about 30 minutes away.
National Park Service
Rental income potential
Resort amenities and Las Vegas proximity support short-term and long-term rental demand — verify association rules before underwriting.
Nevada Real Estate Group market analysis
Strip and airport in reach
The Las Vegas Strip in about 25 minutes, Harry Reid International Airport in about 20 via I-515/I-215 — resort living without true isolation.
Community drive-time records
New Construction
Who Builds New Homes in and Around the Vita Bella Area?
Vita Bella and Lake Las Vegas are essentially built out — new construction inside the resort community is limited to occasional infill lots and custom rebuilds. The new-construction pipeline serving east Henderson buyers sits in Cadence and Henderson's southern corridors, roughly 20–30 minutes from Lake Las Vegas, where national builders compete on incentives that change monthly.
Family & Mid-Market
Lennar
High-volume alternative for buyers open to new construction
Move-Up & Luxury
Toll Brothers
Luxury new builds nearest the Lake Las Vegas corridor
Active Adult & Family
Pulte / Del Webb
Active-adult option for resort-adjacent living
Family
Richmond American
Value-oriented Henderson new construction
First-Time & Family
Century Communities
Entry-level new builds within reach of Lake Las Vegas
Outdoor Recreation
What Outdoor Amenities Does Vita Bella at Lake Las Vegas Offer?
Vita Bella offers the most water-focused outdoor portfolio in Henderson: a 320-acre private lake for boating, kayaking, and paddleboarding, plus resort walking paths and Reflection Bay Golf Club — with Lake Mead 30 minutes away. The City of Henderson maintains Cornerstone Park nearby, and the surrounding desert mountains add hiking in multiple directions.
IN-COMMUNITY
Lake Las Vegas Private Lake
320 acresBoating · Kayaking · PaddleboardHOA access
Henderson's only private lake — boating, kayaking, paddleboarding, and waterfront walking paths built into the resort lifestyle. No public access; for residents and guests only.
IN-COMMUNITY
Reflection Bay Golf Club
18 holesChampionship golfResort rates / resident access
A Jack Nicklaus Signature Design course threading along the lake shoreline with desert-mountain backdrops — considered one of the Southwest's finest resort courses.
IN-COMMUNITY
MonteLago Village Waterfront
Village centerWalking · Dining · EventsFree access
European-inspired waterfront promenade with dining, boutique retail, and organized community events — the resort's social living room, steps from Vita Bella homes.
IN-COMMUNITY
Lake Las Vegas Walking Paths
Multi-mile loopWalking · RunningFree / HOA
Paved lakefront walking and running paths threading the resort perimeter — morning runs with lake and mountain views standard.
15 MIN
Cornerstone Park
100 acresTrails · Fishing · PlaygroundFree
Henderson's lakeside park with walking trails, a fishing pond, bird watching, playgrounds, and picnic areas — the everyday outdoor anchor for the east Henderson corridor.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Fishing · HikingNPS fee
America's first national recreation area — full-size lake boating, coves, desert hiking, and camping thirty minutes east via Lake Mead Parkway.
25 MIN
Sloan Canyon National Conservation Area
48,438 acresHiking · Rock artFree
BLM-managed desert canyon with petroglyphs and rugged hiking trails — a dramatic desert escape twenty-five minutes southwest.
30 MIN
Historic Railroad Trail
4 milesHiking · HistoryFree
The old Boulder Dam railroad grade along Lake Mead's shoreline — a uniquely scenic desert hike with lake views and historic infrastructure.
The Vita Bella Lifestyle
What Does a Weekend at Vita Bella at Lake Las Vegas Look Like?
Three resort moods within steps: morning kayaking on the 320-acre private lake, afternoon golf at Reflection Bay, and dinner at MonteLago Village — with the City of Henderson's parks system and Lake Mead 30 minutes out for days that call for something bigger.
320Acres of Private Lake
3,592Resort Community Acres
18Holes at Reflection Bay
25Minutes to the Strip
THIS WEEKEND'S OPEN HOUSES
Can You Tour Vita Bella Homes This Weekend?
Open houses run regularly inside Lake Las Vegas — with 687 active ZIP 89011 listings and a 40-day median pace, sellers show their homes well. Vita Bella tours often include lake-view and golf-course walks. Browse active listings, set alerts, or call (702) 637-1759 and we'll schedule your weekend tour of the best current options.
Quick Answer
What does an HOA cost in Vita Bella at Lake Las Vegas?
Vita Bella HOA dues run $120–$300 per month, layering the Lake Las Vegas master-association fee with the Vita Bella village sub-association. Master dues fund lake access, resort amenity operations, MonteLago Village maintenance, and community-wide infrastructure. Sub-association dues cover neighborhood common areas and standards. Transfer fees, capital contributions, and any pending special assessments vary — always request the full resale disclosure package during escrow and verify there are no pending levies before removing contingencies.
Moving to Vita Bella at Lake Las Vegas
Should I Move to Vita Bella at Lake Las Vegas?
Every month, resort-lifestyle buyers from California, Arizona, and the Pacific Northwest discover that the private-lake community priced out of reach on the coast is attainable at Henderson prices. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item often funds the lifestyle upgrade.
Why Resort-Lifestyle Buyers Are Choosing Vita Bella
The tax math is clear: 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 taxes alone. Vita Bella adds the resort argument coastal California cannot answer at the price: a private 320-acre lake, Jack Nicklaus golf, waterfront dining at MonteLago Village, and an effective property-tax rate of roughly 0.5–0.75% capped at 3% annual growth for primary residences.
At a $1M budget, coastal California buyers are looking at a modest suburban home or a distant commuter property. That same budget in Vita Bella secures a Mediterranean-inspired single-family home inside a resort master plan with a private lake, championship golf, and waterfront dining — with Henderson city services, solid school zones, and the Las Vegas Strip twenty-five minutes away.
According to Las Vegas REALTORS, the median list price across ZIP 89011 is $539,900, while Vita Bella homes range from $700K to $1.3M. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and GreatSchools rates zoned Henderson elementary campuses solidly above state averages.
Vita Bella residents work in Las Vegas's hospitality and entertainment economy, the Henderson medical and professional corridor, and increasingly in remote roles that made the resort lifestyle more attainable. The Strip's employment core and Harry Reid International Airport sit roughly 20–25 minutes away, St. Rose Dominican Hospital and Henderson's municipal campus are about 15 minutes, and MonteLago Village puts dining and services steps from the front door.
Cost of Living Snapshot — Vita Bella vs. Coastal California
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 for resort buyers: a private lake, championship golf, and waterfront dining that would cost $3M–$10M+ in comparable California resort enclaves is attainable from $700K here.
| Metric | Vita Bella, Henderson NV | Comparable CA Resort Markets |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Village Price Range | $700K–$1.3M | $3M–$10M+ (comparable resort) |
| Private Lake Access | Included via HOA | Typically separate club fee |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1% on new purchases |
| Strip / Airport Access | 20–25 min | 45–90+ min (major resort markets) |
Figures are approximate, for illustration. Contact our team for current market data.
Vita Bella Rental Market — Rent vs. Own
Lake Las Vegas resort properties support meaningful short-term-rental income given the private-lake amenity and Las Vegas proximity. Long-term rentals in Vita Bella attract executives and resort-lifestyle renters, with single-family homes in the $3,500–$5,500 monthly range for quality homes. Short-term rental rules are governed by the Lake Las Vegas master association and the City of Henderson — verify current policy in the resale package before underwriting nightly income projections.
Updated June 2026 · Source: Nevada Real Estate Group market analysis & City of Henderson
Already planning a resort-lifestyle move to Lake Las Vegas? Our team specializes in out-of-state relocation — virtual lake-view tours, sub-association document review, jumbo-loan lender referrals, and closing coordination without requiring multiple flights in.
Start Your Lake Las Vegas SearchRELOCATION TIMELINE
How to Relocate to Vita Bella at Lake Las Vegas in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Vita Bella 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.
Clarify your lifestyle priority
Decide if the private lake and resort amenities are the primary draw (Vita Bella is right) or if top-rated public school zones, commute time, or a lower price band matter more (look at central Henderson). Vita Bella is a lifestyle-first purchase — know that going in.
Get pre-approved for jumbo financing
Most Vita Bella homes require jumbo loans ($766,551+ in 2026). Jumbo lenders want 740+ credit scores, 10–20% down, 6–12 months of reserves, and full documentation. Get fully underwritten — not just pre-qualified — before touring.
Hire a Lake Las Vegas specialist
Village-by-village sub-association nuances, resort-community appraisal comparables, and HOA resale-package review are not generalist skills. Work with an agent who knows the specific dynamics of each Lake Las Vegas neighborhood.
Tour in person or via virtual walkthrough
Walk the lake path from MonteLago Village to the Vita Bella neighborhood in one afternoon — the resort setting reads differently in person than in photos. Our team runs virtual lake-view tours for out-of-state buyers who cannot fly in for initial research.
Write and negotiate the offer
Resort-niche properties at 40-day median pace give buyers more leverage than the central-Henderson market. Come with clean terms and a strong jumbo pre-approval letter; avoid lowball offers that alienate resort-oriented sellers.
Request HOA docs and inspection
Pull both the Lake Las Vegas master-association and Vita Bella sub-association resale packages — dues, reserves, CC&Rs, transfer fees, rental rules, and any pending special assessments. Budget inspection time for resort-construction specifics including Mediterranean-style roof tiles and stucco.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. Jumbo appraisals in resort communities can take longer — build buffer time. HOA document delivery adds a few days wherever associations are involved.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV — license within 30 days of establishing residency, vehicle registration within 60. Welcome to Henderson's only private lake address.
ECONOMY & JOBS
What Drives the Economy Near Vita Bella at Lake Las Vegas?
Vita Bella residents work across Las Vegas's hospitality and professional economy. Per the U.S. Bureau of Labor Statistics, the metro labor market remains strong, with healthcare, hospitality, and professional services driving Henderson's $88,654 median household income. The Strip, the Henderson medical corridor, and Lake Las Vegas resort employment all contribute.
$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 Airport and Strip employersVia I-215/I-515
3,592Lake Las Vegas resort acres generating local employmentCommunity records
Top Employers Near Vita Bella at Lake Las Vegas
- Reflection Bay Golf ClubJack Nicklaus Signature course — golf operations, hospitality, and food-and-beverage employment inside Lake Las Vegas
- MonteLago VillageWaterfront retail, dining, and resort-service employment steps from Vita Bella
- Lake Las Vegas ResortResort management, events, marina operations, and spa services — the master plan's employment anchor
- St. Rose Dominican Hospital (San Martín)Henderson's major medical employer, about 20 minutes from Vita Bella
- Las Vegas Strip hospitality (25 min)Hotels, casinos, dining, and entertainment — the metro's largest employment sector, commutable from Lake Las Vegas
- Clark County School DistrictTeaching, administration, and support roles at campuses serving the east Henderson corridor
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Vita Bella Compare to MacDonald Highlands, Anthem & Henderson?
If you're weighing Vita Bella against Henderson's other luxury and family addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Vita Bella wins on resort amenities and water access; MacDonald Highlands on mountain-golf and guard-gated prestige; Anthem on trails and family infrastructure — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Vita Bella | MacDonald Highlands | Anthem | Henderson |
|---|---|---|---|---|
| Village / Area Price | $700K–$1.3M | $1M–$3M+ | $400K–$800K | $548K (citywide) |
| Private Lake | Yes — 320 acres | No | No | No |
| Golf On-Site | Reflection Bay (Nicklaus) | DragonRidge CC (members) | Revere Golf (public) | Multiple courses |
| Days on Market | 40 (ZIP 89011) | 26 (ZIP 89012) | 33 (ZIP 89052) | 21 (citywide) |
| HOA Range | $120–$300/mo | $250–$500/mo | $60–$200/mo | Varies |
| Commute to Strip | ~25 min | ~15 min | ~20 min | ~15–25 min |
| School Zone (elementary) | Elise L. Wolff 8/10 | John C. Vanderburg 9/10 | Elise L. Wolff 8/10 | Varies (7–9/10) |
| Best For | Private lake · Resort living | Ultra-luxury · Mountain golf | Trails · Family · Value | All buyers · All prices |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Vita Bella / Lake Las Vegas figures are village-level and community-record based — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Vita Bella Cost You Each Month?
A $900,000 midpoint Vita Bella purchase runs about $6,895 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment at the village midpoint, compare renting in the Lake Las Vegas area, and budget the layered HOA structure that comes with resort-community ownership.
Payment Estimator
Estimate Your Vita Bella Payment
$5,598
Estimated Monthly Payment
- Principal & Interest$4,790
- Property Tax$458
- 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 Vita Bella right now?
Resort-lifestyle renters pay a premium for the lake access and amenities, and at current rates the monthly ownership gap shrinks quickly once equity buildup and Nevada's tax advantages are counted — for 5+ year holds in a supply-constrained resort community, the math favors owning.
OWN (20% DOWN, 7%)
$5,616 / mo
- Principal & Interest
- $4,791
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $175
- HOA (master + village)
- $200
- PMI (20% down — none)
- $0
5-year net cost:~$205,000
Equity built:~$315,000
RENT (LAKE LAS VEGAS AREA)
$3,800 / mo
- Median Lake Las Vegas Long-Term Rent
- $3,800
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$247,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a Vita Bella home for five years nets out competitive with renting once principal paydown and appreciation are counted — and the owner walks away with roughly $315,000 in equity (including the down payment) while the renter walks away with none. A supply-constrained resort community with no new competing inventory inside the 3,592-acre plan gives that 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, $200/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer — Master + Village
Vita Bella owners pay two associations: the Lake Las Vegas master association and the Vita Bella village sub-association. Verify the exact dues, reserves, CC&Rs, transfer fees, and rental-rule provisions for your specific sub-association during escrow.
Lake Las Vegas Master Association
$80–$180 / mo (estimated)
Master Association Base Dues
$80–$180
Includes:
Private lake access, resort amenity infrastructure, MonteLago Village maintenance, community-wide landscaping
Vita Bella Village Sub-Association
$40–$120 / mo (estimated)
Vita Bella Sub-Association
$40–$120
Includes:
Neighborhood common areas, streetscaping, village-level standards enforcement
Total Combined Estimate
$120–$300 / mo
Combined Master + Village Dues
$120–$300
Includes:
Full amenity access including lake, golf, village dining access rights, and neighborhood maintenance
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Vita Bella at Lake Las Vegas?
Vita Bella runs 20–25 minutes to the Strip and airport via I-515/US-95 — livable, though longer than central Henderson. Henderson commutes average near 25 minutes per U.S. Census ACS data, and Vita Bella buyers consciously trade a slightly longer commute for the private-lake resort lifestyle no closer address can offer.
Drive Times from Vita Bella at Lake Las Vegas
- 2-5 minMonteLago VillageLake Las Vegas Pkwy (in-community)
- 15 minCornerstone ParkLake Mead Pkwy west
- 15 minHenderson (downtown / Water Street)Lake Mead Pkwy west
- 20 minHarry Reid Intl AirportI-215 / I-515 west
- 25 minLas Vegas StripI-515 / US-95 north
- 30 minLake Mead National Recreation AreaLake Mead Pkwy east
- 25 minBoulder CityUS-93 south
- 30 minDowntown Las VegasI-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 home in Vita Bella at Lake Las Vegas?
Most Vita Bella purchases close in 30–45 days from accepted offer — Nevada uses escrow companies, not attorneys. Cash buyers can close in 7–14 days. Jumbo financing adds time because resort appraisals require Lake Las Vegas comparables that can be hard to source quickly. Budget a few extra days for HOA resale-package delivery from both the master and village associations.
Quick Answer
What down payment do you need to buy in Vita Bella at Lake Las Vegas?
Most Vita Bella buyers put down 20% or more, because the $700K–$1.3M price band exceeds the 2026 conventional conforming limit and moves most purchases into jumbo-loan territory. Jumbo lenders typically require 10–20% down, a 740+ credit score, and 6–12 months of cash reserves. On a $900,000 midpoint home, plan $90,000 (10%) to $180,000 (20%) down. VA-eligible buyers can access 0% down jumbo programs through certain lenders — worth exploring before assuming a large down payment is required for every borrower.
Vita Bella at Lake Las Vegas FAQ — 18 Answers
What Do Vita Bella at Lake Las Vegas Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Vita Bella at Lake Las Vegas?
Vita Bella is a luxury single-family village inside Lake Las Vegas where homes typically list from $700K to $1.3M, reflecting the community's resort setting, Mediterranean-inspired architecture, and access to a 320-acre private lake. The broader ZIP 89011 area carries a $539,970 median list price per Las Vegas REALTORS — that figure blends the full Henderson east-side market including entry-level inventory well below Vita Bella's own price band.
Is Vita Bella part of Lake Las Vegas?
Yes — Vita Bella is one of several single-family neighborhoods inside Lake Las Vegas, the 3,592-acre resort master plan built around a 320-acre private lake in the desert hills of east Henderson. Residents pay both the Lake Las Vegas master association dues and a Vita Bella sub-association fee, giving them access to the full amenity portfolio: Reflection Bay Golf Club, MonteLago Village waterfront dining, boating on the private lake, resort pools, and organized community events.
What are HOA fees in Vita Bella?
Budget $120–$300 per month for Vita Bella HOA dues, which layer the Lake Las Vegas master association on top of the village sub-association. The master dues fund lake access, amenity operations, and resort infrastructure; the sub-association covers Vita Bella streetscaping and neighborhood standards. Transfer fees, capital contributions, and any special-assessment history vary, so request the full resale package early in escrow — Nevada escrows typically run 30–45 days, which leaves limited review time. Per the Clark County Assessor, effective property taxes also run roughly 0.5–0.75% of assessed value, so pair both line items when modeling monthly ownership costs.
What amenities does Lake Las Vegas offer residents?
Lake Las Vegas centers on a 320-acre private lake with boating, kayaking, paddleboarding, and a marina — waterfront recreation that no other Henderson address can match. The Jack Nicklaus-designed Reflection Bay Golf Club adds resort-caliber golf with lake and mountain views. MonteLago Village delivers European-inspired waterfront dining, boutique shopping, and resort services within walking distance of most homes. Resort pools, fitness facilities, spa services, and a year-round events calendar round out the portfolio. Lake Mead National Recreation Area — 1.5 million acres of boating, hiking, and camping — sits about 30 minutes away.
How far is Vita Bella from the Las Vegas Strip?
Plan on roughly 25 minutes from Vita Bella to the Las Vegas Strip via I-515/US-95. Harry Reid International Airport runs about 20 minutes via I-215/I-515, downtown Henderson sits roughly 15 minutes west via Lake Mead Parkway, and Lake Mead National Recreation Area is about 30 minutes east. The distance is intentional: Lake Las Vegas trades a slightly longer commute for a private lake, resort amenities, and desert-hill quiet the central valley cannot match — and most Vita Bella buyers consider that trade the whole point.
What is the average days on market in the Vita Bella area?
Homes across the ZIP 89011 market area took a median of about 29 days from list to accepted offer over the past hundred days per Las Vegas REALTORS data — a slower pace than the Henderson citywide average, reflecting the resort-niche buyer pool and higher price points. Inside Vita Bella itself, the $700K–$1.3M price band narrows the buyer audience further, so well-positioned homes attract resort-lifestyle buyers within a few weeks while overpriced listings sit longer.
Can I rent out my home in Vita Bella?
Many Lake Las Vegas properties, Vita Bella included, permit both short-term and long-term rentals, but the controlling rules live with the master and sub-associations — not city ordinance alone. Verify the current rental policy in the resale package before underwriting any income projections. Resort amenities, the private lake, and proximity to the Las Vegas Strip support genuine rental demand, and the City of Henderson requires a business license for short-term rentals. Our team can walk you through the regulations and realistic income potential for this specific village.
What are property taxes like in Vita Bella?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.75% 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 a $900,000 purchase — the approximate Vita Bella midpoint — plan around $4,500–$6,750 per year. Homes that have traded hands recently typically carry current assessed values; long-held properties may carry abated bills that reset at sale, so verify the post-sale tax basis with the Assessor before budgeting.
What schools serve Vita Bella at Lake Las Vegas?
Vita Bella children are zoned to Elise L. Wolff Elementary (8/10 on GreatSchools), Bob Miller Middle School (7/10), and Coronado High School (7/10) through the Clark County School District. Private options within reach include Henderson International School (K-12, rated A), Bishop Gorman High School (9-12, rated A+), and Pinecrest Academy St. Rose (K-8, rated A). Charter alternatives include Doral Academy Fire Mesa (8/10) and Somerset Academy Losee (8/10). School zones can shift — always verify the exact zoning for a specific address before making an offer.
Is Vita Bella a good place for families?
It depends on lifestyle priorities. Families who want resort living — boating on the private lake, golf, waterfront dining, and a scenic mountain setting — will find Vita Bella exceptional. School zones are solid (Elise L. Wolff at 8/10, Coronado High at 7/10) rather than the 9/10-rated elementary districts found in central Henderson. The community is relatively quiet and private, with Cornerstone Park nearby for everyday recreation and Lake Mead about 30 minutes away for weekend outdoor adventures. Families who prioritize top-rated public schools above resort lifestyle often look closer to central Henderson.
How does Vita Bella compare to other Lake Las Vegas villages?
Lake Las Vegas contains several distinct single-family villages — Vita Bella, Roma Hills, Torino, and others — each with its own positioning and sub-association. Vita Bella is a mid-tier luxury village with single-family homes from roughly $700K to $1.3M, Mediterranean-inspired architecture, and full access to the master plan's amenities. Higher-priced custom enclaves within the community command premiums for larger lots and direct waterfront frontage. Our team tracks current inventory across all villages and can compare active listings, recent sales, and sub-association dues side by side.
What is the investment potential for Vita Bella homes?
Lake Las Vegas resort properties carry stronger short-term-rental income potential than most Henderson neighborhoods, given proximity to Las Vegas attractions and the unique private-lake amenity. Long-term rental demand is steady among executives and resort-lifestyle seekers. The supply constraint is real: Lake Las Vegas is a built-out, walled resort community — no new Vita Bella-equivalent villages are coming. That scarcity supports values. Risks include the resort-niche buyer pool limiting liquidity at higher price points and the longer average days on market versus central Henderson.
What is the cost of living in the Vita Bella area?
Vita Bella runs meaningfully above the Henderson citywide median in housing cost: the $700K–$1.3M village price band plus $120–$300 in monthly HOA dues places monthly ownership costs well above the valley average. Day-to-day expenses — groceries, utilities, fuel — track the rest of Clark County, and Nevada's zero state income tax stretches every household's budget. Downtown Henderson dining, healthcare at St. Rose Dominican Hospital, and the Galleria at Sunset corridor all sit within 15 minutes for routine errands.
Is Vita Bella at Lake Las Vegas safe?
Yes. Vita Bella sits inside Lake Las Vegas, a gated resort community with controlled access points, and is served by the Henderson Police Department. Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The resort community's private setting, limited-access entry, and relatively small, owner-heavy population keep typical incidents to the property-crime profile common at resort destinations — vehicle contents and package theft — rather than violent crime.
What should I know before buying in Vita Bella?
Five things move real money here. First, layered dues: budget master-association plus sub-association fees and confirm there are no pending special assessments. Second, rental rules: verify short-term-rental policy with both associations before underwriting income. Third, resort liquidity: the buyer pool for $700K–$1.3M resort niche properties is narrower than central Henderson — understand the resale pace. Fourth, tax-basis reset: post-sale assessed values may jump on long-held homes. Fifth, a specialist matters: Lake Las Vegas has its own HOA structures, resort-amenity fee changes, and village-by-village nuances that a general Henderson agent may not know.
What down payment do you need to buy in Vita Bella?
Most Vita Bella buyers put down 20% or more, because the $700K–$1.3M price band moves most purchases into jumbo-loan territory above the conventional conforming limit. Jumbo lenders typically require 10–20% down with strong credit (740+) and cash reserves. On a $900,000 midpoint purchase, plan roughly $90,000 (10%) to $180,000 (20%) down. VA loans allow 0% down for eligible veterans even on jumbo amounts through certain lenders — worth exploring before assuming a large down payment is required.
What does an HOA cost in Vita Bella?
Vita Bella HOA dues typically run $120–$300 per month, combining the Lake Las Vegas master-association fee with the village sub-association assessment. Master dues fund the private lake operations, resort amenities, MonteLago Village maintenance, and gated-community infrastructure; sub-association dues cover Vita Bella neighborhood common areas and standards enforcement. Always request the complete resale disclosure package — dues, reserves, CC&Rs, transfer fees, and any pending special assessments — before removing inspection contingencies.
How long does it take to close on a home in Vita Bella?
Most Vita Bella purchases close in 30–45 days from accepted offer. Nevada closes through escrow companies, not attorneys, and the timeline is similar to the rest of Henderson. Cash buyers can move in 7–14 days. Jumbo-financed buyers should build in extra time for underwriting: lenders scrutinize resort-property appraisals more carefully, and appraisers must find comparable sales within the Lake Las Vegas resort context, which can extend the review. HOA resale-package delivery adds a few days wherever associations are involved.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Vita Bella at Lake Las Vegas?
These are the eight questions Lake Las Vegas buyers most often type into Google and AI assistants — each answered with verifiable specifics from the City of Henderson, Las Vegas REALTORS MLS pricing data, GreatSchools school ratings, and FBI crime comparisons.
Is Lake Las Vegas part of Henderson or Las Vegas?
Henderson. Lake Las Vegas is a resort community inside the City of Henderson — Henderson police, fire, water, and city services cover the entire 3,592-acre plan. Mailing addresses say Henderson, NV 89011. The name refers to the master plan's private lake, not a separate municipality.
What ZIP code is Vita Bella at Lake Las Vegas?
89011 — the ZIP code covering the east Henderson corridor that includes Lake Las Vegas. The same ZIP also covers mainstream Henderson resale homes well below Vita Bella's $700K–$1.3M price band, so always specify Lake Las Vegas or Vita Bella when searching.
Is Lake Las Vegas gated?
Lake Las Vegas operates as an access-controlled resort community with entry points monitored at the main gates — not a hard 24-hour guard-gated community in the traditional sense, but with controlled access that limits through-traffic and casual visitor entry. Individual villages inside may have additional gates.
What is MonteLago Village?
MonteLago Village is the European-inspired waterfront village at the heart of Lake Las Vegas — restaurants, boutique shops, resort services, and event spaces along the private lake's edge. For Vita Bella residents, it functions as the community's town center, walkable or a short drive from most homes in the plan.
Can I boat on Lake Las Vegas?
Yes — the 320-acre private lake supports non-motorized and electric boating, kayaking, paddleboarding, and sailing. Motorized gas-engine boats are typically restricted per lake management policy to protect water quality and the resort experience. Confirm current vessel rules with the Lake Las Vegas master association before purchasing a boat for the property.
Is Reflection Bay Golf Club open to the public?
Reflection Bay Golf Club operates on a resort-fee model with public access — guests and visitors can book tee times without a membership. Lake Las Vegas residents often access preferred rates or priority booking through their master-association relationship. Contact the club directly for current tee-time availability and resident versus public rate structures.
How far is Vita Bella from Lake Mead?
About 30 minutes east via Lake Mead Parkway. Lake Mead National Recreation Area offers 1.5 million acres of boating, fishing, hiking, and camping — a dramatic outdoor extension of the Lake Las Vegas lifestyle available in a quick drive from Vita Bella.
Is Vita Bella a good investment?
The supply-constraint argument is compelling: Lake Las Vegas is a closed 3,592-acre resort plan with no new comparable villages coming. Demand for the private-lake lifestyle grows as Henderson's population expands. Trade-offs are the resort-niche buyer pool (40-day median DOM versus 21 days for central Henderson), higher HOA drag, and jumbo-loan liquidity constraints. Five-plus year holds in resort real estate historically perform; short-term flips face market-pace headwinds.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct resort-market expertise and 9,061+ verified five-star reviews. Across 6,225+ closings and $4.1B+ in volume since 2009, our agents have represented buyers and sellers throughout Henderson luxury communities — Lake Las Vegas, MacDonald Highlands, Anthem, and beyond. We know the sub-association nuances, jumbo-lender relationships, and resort appraisal comparables that close Vita Bella deals cleanly.
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6,225+ closings and $4.1B+ in total volume since 2009 — including resort and luxury properties across east Henderson. HOA layers, resort appraisals, and jumbo financing require specialist navigation. Call (702) 637-1759 or tell us what you're looking for and we'll find your Vita Bella home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Vita Bella?
Compare Vita Bella with neighboring Henderson luxury addresses and resort communities within a 30-minute drive. Each card pairs drive time with price positioning so you can weigh whether the private-lake resort premium is worth the trade versus more commute-convenient Henderson alternatives like Anthem, Seven Hills, or MacDonald Highlands.
IN-COMMUNITY
Lake Las Vegas (broader)
$539,900 (ZIP 89011)
Same resort community
View Lake Las Vegas (broader) →A–Z INDEX
Which Lake Las Vegas Neighborhoods Can You Explore?
Lake Las Vegas contains multiple named villages and resort segments. Dedicated village pages are rolling out — the entries below are indexed for orientation, and our team can pull current listings, sub-association dues, and comparable sales for any village on request.
L
- Lake Las Vegas (Master Plan)
M
- MonteLago Village (resort center)
- MacDonald Highlands (nearby)
R
- Roma Hills
- Reflection Bay Golf Club
T
- Torino
- The Estates at Lake Las Vegas
V
- Vita Bella
KEEP LEARNING
What Else Should You Read About Lake Las Vegas Real Estate?
These guides extend the research most Vita Bella buyers do next — understanding the broader Henderson market, comparing resort and luxury 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 including the Lake Las Vegas corridor.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Lake Las Vegas's ZIP 89011 numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons — including Lake Las Vegas, MacDonald Highlands, and Anthem.
Read →Sources & Methodology
Where Does This Vita Bella at Lake Las Vegas Data Come From?
Every statistic on this page comes from a primary or government dataset, refreshed monthly. One transparency note: the MLS reports at ZIP level, and ZIP 89011 is broader than Vita Bella itself — it blends the $700K–$1.3M resort segment with mainstream east-Henderson resale stock. Village-level figures are noted as such throughout.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for ZIP 89011 (the area containing Vita Bella at Lake Las Vegas). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Vita Bella and Lake Las Vegas are not separately tabulated). census.gov/quickfacts
- City of Henderson — City services, Henderson Police Department coverage, parks, and short-term-rental regulations. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, and post-sale tax-reset records for the Lake Las Vegas area. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — applicable to all Nevada homeowners including Vita Bella. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates and national safety comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data — context for the Lake Las Vegas area economy. bls.gov
- GreatSchools.org — K-12 school ratings for Elise L. Wolff Elementary, Bob Miller Middle School, Coronado High School, and private alternatives. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for CCSD campuses serving the Lake Las Vegas area. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator — 7.0% 30-year fixed as of June 2026. 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