Buying a Home

Moving to Lake Las Vegas, NV: Condos, Villas, Custom Lots, Prices, Taxes and Fees (2026)

Mike Roland

Nov 14, 2026 • 31 min read

Moving to Lake Las Vegas, NV: Condos, Villas, Custom Lots, Prices, Taxes and Fees (2026)

Chapters

Short answer: Moving to Lake Las Vegas means buying in a gated-resort style master plan on the east end of Henderson, with a 320-acre man-made lake, two Jack Nicklaus golf courses and two resort hotels. On the day I pulled the numbers, the median asking price across the listings I could read was $799,000, but that single number hides a market with two very different halves: unit-number condos at a median of $399,400 and standalone homes at a median of $907,495.

The rest of this guide is built around one idea. At Lake Las Vegas the type of home you buy (condo, townhome, villa, single-family, or custom lot) changes the price, the lot, the association layers and the monthly cost more than the street address does. I walk through each type with numbers, then cover taxes, fees, set-up and how I would tour the place in person. Numbers are dated and sourced in every caption.

Verdict box. Median asking price: $799,000 (275 of 298 active listings parsed, November 14, 2026). Condo-style (unit number) listings: 47, median $399,400, median 1,503 square feet. Standalone listings: 228, median $907,495, median 2,557 square feet. Property tax rate: 2.9613 per $100 of assessed value for City of Henderson districts (Clark County Treasurer, FY 2026-27). 30-year fixed rate: 7.11% (Freddie Mac, November 12, 2026). Biggest decision: condo, villa, single-family or custom lot, because each carries different association layers.

Key takeaways

The listings split cleanly by type. About 17% carry a unit number in the address (condo-style) and 83% are standalone, and the median ask for standalone homes is more than double the condo median.
Lot size drives price faster than home size. Standalone homes on lots of 0.25 acre or more have a median ask of $2,595,000, while homes on 0.16 to 0.25 acre have a median ask of $995,000.
Property tax for City of Henderson parcels is 2.9613 per $100 of assessed value, which works out to about $691 a month on an $800,000 taxable value before any abatement cap or special assessment.
Lake Las Vegas has layered associations (a master association plus village sub-associations). I could not source a current dues figure from an association document, so this guide does not print one. Section 8 tells you exactly which documents to request.
New homes are still being built. Builders named on the developer site include Taylor Morrison, Beazer Homes, Pulte, Richmond American, Lennar, Toll Brothers, Blue Heron and Tri Pointe.
Mortgage rates matter more here than in lower-priced communities. At 7.11% and 20% down, principal and interest alone on the median ask is about $4,300 a month.

On this page

What is Lake Las Vegas and where does it sit?

Lake Las Vegas is a master-planned community in the City of Henderson, on the east end of the valley. Mail goes to ZIP 89011 and the listings carry Henderson addresses. The master plan is built around a man-made lake of about 320 acres held back by an earthen dam, and the planned area is about 3,592 acres according to our Lake Las Vegas real estate page. The developer's own site describes it as a 3,600-acre master plan.

I want to be plain about what kind of place this is, because the label "resort community" can mean anything. In objective terms: it has a lake with a public-facing village of shops and restaurants, two resort hotels (The Westin Resort and Spa and The Hilton Resort and Spa), and two Jack Nicklaus golf courses, Reflection Bay and SouthShore Country Club. A third course, The Falls, closed in 2009 and has not reopened. It also has more building types in one master plan than almost any other community I work in, from one-bedroom condos to custom lots priced in the millions.

Table 1. Lake Las Vegas at a glance. Sources: therolandteam.com Lake Las Vegas page and lakelasvegas.com (facts as published, reviewed November 14, 2026); Clark County Treasurer, FY 2026-27 rates; therolandteam.com listing feed, November 14, 2026.

Item	What the sources say
City and ZIP	Henderson, NV 89011
Master plan size	About 3,592 acres (our community page); 3,600 acres (lakelasvegas.com)
Lake	About 320 acres, man-made, behind an earthen dam 192 feet tall and 4,800 feet long (our community page)
Golf	Reflection Bay Golf Club and SouthShore Country Club, both Nicklaus designs; The Falls closed in 2009
Hotels	The Westin Resort and Spa; The Hilton Resort and Spa
Property tax rate	2.9613 per $100 assessed value for City of Henderson districts (FY 2026-27)
Active listings on the site feed	298 on November 14, 2026 (275 had a readable price, bedroom count and square footage)
Association structure	Master association plus village sub-associations; dollar amounts vary by village and are set in each resale package

If you are comparing this part of Henderson with others, the closest neighbors in terms of master-plan scale are Anthem and MacDonald Highlands, and for a different kind of small-city option on the same side of the valley there is Boulder City. I compare Henderson's overall tax and cost structure against Boulder City in Boulder City vs Henderson: Taxes, Utilities, Growth Cap and Prices.

One housekeeping note about how I got the numbers. My MLS system login had expired when this post was written, so I did not run a closed-sales pull and this guide does not quote a closed-sales median. Every price in this post is an asking price from the live listing feed on our Lake Las Vegas page, read on November 14, 2026, page by page. Asking prices are not what homes sell for, and I say so again in the sections where it matters.

How much do homes cost in Lake Las Vegas right now?

The site feed showed 298 properties for sale on November 14, 2026. I could read price, bedrooms, bathrooms and square footage on 275 of them. The other 23 are mostly vacant lots or listings without a building size, and I left them out of the tables rather than guess. Of the 275, 274 were Active and one was Coming Soon.

The overall median asking price was $799,000. The middle half of listings sat between $548,000 and $1,379,950, and asking prices ran from $150,000 to $8,880,000. That spread is the first thing a person moving here should absorb: a single "median home price" for Lake Las Vegas describes almost nobody's actual search. A buyer at $450,000 and a buyer at $2,000,000 are looking at different products, different lots and different association layers.

Table 2. Asking prices by tier. Source: therolandteam.com Lake Las Vegas feed, 275 listings with readable price, bedrooms and square footage, November 14, 2026. Medians of asking price per square foot are calculated listing by listing. Asking prices, not closed sales.

Asking price tier	Listings	Median home size (sq ft)	Median ask per sq ft	Median bedrooms
Under $400,000	25	981	$329	2
$400,000 to $599,999	64	1,724	$282	3
$600,000 to $799,999	49	2,370	$307	3
$800,000 to $999,999	44	2,544	$357	3
$1,000,000 to $1,499,999	35	3,204	$402	4
$1,500,000 to $2,999,999	40	3,926	$526	4
$3,000,000 and up	18	6,089	$746	4 to 5

Read the table from the top. Under $400,000 you are shopping smaller condo-style units, with a median size under 1,000 square feet. Between $400,000 and $600,000 the median home reaches 1,724 square feet and 3 bedrooms, and this is the tier with the most listings (64 of 275, or 23%). The cheapest price per square foot in the whole market is also in that tier, at $282. From $800,000 upward the price per square foot climbs steadily, from $357 to $746, and that climb is the market charging for lot, view and frontage rather than for the building.

Two things are missing from this table on purpose. First, I have no sale prices, so I cannot tell you how far below ask homes close. Second, the feed does not carry days on market on the listing card, so I cannot tell you how long a given home has sat. If you want both, ask me for a current pull on the specific tier you care about; I will run it in the MLS and send it with the comparable closed sales attached. The home value side of the same question lives on our home value page if you are also selling something to move here.

For context on the wider valley, the Las Vegas REALTORS October 2026 report put the existing single-family median across the valley at $475,000, which means the median ask at Lake Las Vegas is about 68% above that valley closed-sale figure (an ask compared with a sale, so treat it as a rough scale and not a like-for-like gap). That gap is not a reason to avoid the place, but it is a reason to expect different carrying costs, and I price those in section 6.

Should I buy a condo, a villa, or a standalone home at Lake Las Vegas?

This is the question I would answer first for anyone relocating here, because it decides almost everything else. The listing cards do not carry a property-type field, so I used a rule I can defend: a listing whose street address includes a unit number (for example "#510") is condo-style, and a listing without one is standalone. That rule is a proxy. A few townhome and villa products may be listed without unit numbers, and a few attached homes may be listed with them. It is good enough to show the shape of the market, and I would verify type on any specific listing.

Table 3. Condo-style (unit number in address) versus standalone listings. Source: therolandteam.com Lake Las Vegas feed, 275 listings, November 14, 2026. Asking prices, not closed sales. Type is inferred from the address, not from an MLS property-type field.

Measure	Condo-style (unit number)	Standalone (no unit number)
Listings	47 (17%)	228 (83%)
Median asking price	$399,400	$907,495
Median size (sq ft)	1,503	2,557
Median ask per sq ft	$289	$350
Lot size reported	Not applicable	212 of 228 list an acreage; 16 do not

The median condo-style home asks $289 a square foot and the median standalone home asks $350, a premium of about 21% per square foot. Put another way, the land and the lack of shared walls cost roughly $61 more per square foot at the median, before you account for the fact that standalone homes are also much larger. A buyer moving here at around $400,000 is mostly choosing between a larger condo-style unit and a smaller standalone home. A buyer at $900,000 and above is almost always choosing between standalone homes of different sizes and lots.

Condo-style homes

The lowest asks in the feed are unit-number listings such as the 967-square-foot, two-bedroom units in the Strada Di Villaggio building, which asked $339,000 and $349,000 on the day I read the feed, and a 1,265-square-foot two-bedroom listed at $349,000. The upper end of the condo-style group reaches a four-bedroom, 3,204-square-foot unit asking $1,000,000. In a condo-style purchase you are buying a share of building systems and a building association on top of the Lake Las Vegas master association. The resale package will show whether the building association carries a reserve study and what it covers. Ask for it before you make an offer, not after.

Villas, townhomes and small-lot homes

Below 0.12 acre the feed shows 46 standalone listings with a median ask of $499,000 to $574,990 depending on the lot band, and median sizes of 1,515 to 2,451 square feet. These are the small-lot villas and townhome-style homes, many of them in newer enclaves. They are the most direct way into a standalone address at Lake Las Vegas, and they usually come with a village sub-association that handles exterior landscaping and sometimes more.

Single-family homes on larger lots

Standalone homes on 0.16 to 0.25 acre are the biggest group in the feed (91 listings) and have a median ask of $995,000 at a median 2,638 square feet. Above 0.25 acre the market changes character. The 28 listings on 0.25 to 0.5 acre have a median ask of $2,595,000, and the eight listings above half an acre have a median ask of $5,542,500. At those levels the buyer is paying for the lot, and often for a lakefront or golf frontage position, more than for the house.

If you want a cleaner view of how new homes and resale compare at a given price in a different Henderson master plan, I did the same exercise for Cadence in Moving to Cadence, Henderson NV: New Homes vs Resale, Prices, Buildout and Costs. Lake Las Vegas is a more varied place than Cadence, so the type decision matters more here.

How big are the lots and homes in each price band?

Square footage tells you how much house you get. Lot size tells you how much land and how much separation you get, and at Lake Las Vegas it is the variable that separates a $575,000 home from a $2,600,000 one more than any other. Table 4 sorts the 212 standalone listings that report an acreage into lot bands.

Table 4. Standalone listings by lot size. Source: therolandteam.com Lake Las Vegas feed, 212 standalone listings with a reported lot size (16 standalone listings show none), November 14, 2026. Asking prices, not closed sales.

Lot size	Listings	Median asking price	Median home size (sq ft)
Under 0.08 acre	13	$499,000	1,515
0.08 to under 0.12 acre	33	$574,990	2,451
0.12 to under 0.16 acre	39	$670,000	2,237
0.16 to under 0.25 acre	91	$995,000	2,638
0.25 to under 0.50 acre	28	$2,595,000	5,286
0.50 acre and up	8	$5,542,500	6,041

Three patterns stand out. The first is that the 0.08 to 0.12 acre band has a larger median home (2,451 square feet) than the 0.12 to 0.16 acre band (2,237 square feet). Smaller lots at Lake Las Vegas are often newer, taller homes built to fill the lot, while the slightly larger lots hold more single-story or older plans. If you are comparing two homes with the same asking price, the one on the smaller lot may be the newer and larger house, and you should compare the year built and the roof, not just the acreage.

The second pattern is the cliff between 0.16 to 0.25 acre and 0.25 acre and up. The median ask more than doubles, from $995,000 to $2,595,000, while the median home size doubles from 2,638 to 5,286 square feet. Part of that jump is simply bigger houses. Part of it is what the land touches, which could be the lake, a golf fairway, a hillside view or a gated enclave. The feed does not tell me which, so I would never use the lot band alone as a pricing tool. For a particular address I would pull comparable closed sales that match on frontage.

The third is the size of the biggest group. Ninety-one of 212 standalone listings with a reported lot (43%) sit in the 0.16 to 0.25 acre band. If you want the broadest selection of standalone homes at one lot size, that band is where to look, and the median ask of $995,000 is the number to carry into a budget conversation.

Table 5. Standalone listings by home size. Source: therolandteam.com Lake Las Vegas feed, 228 standalone listings, November 14, 2026. Asking prices, not closed sales.

Home size	Listings	Median asking price
1,000 to 1,499 sq ft	10	$464,000
1,500 to 1,999 sq ft	27	$555,000
2,000 to 2,499 sq ft	57	$729,900
2,500 to 2,999 sq ft	51	$899,000
3,000 to 3,999 sq ft	43	$1,449,000
4,000 sq ft and up	40	$2,522,500

Home size behaves the way you would expect until 3,000 square feet and then the slope steepens. Moving from the 2,000 to 2,499 band to the 2,500 to 2,999 band adds about $169,000 to the median ask. Moving from 2,500 to 2,999 up to 3,000 to 3,999 adds about $550,000. Homes of 4,000 square feet and up (40 listings, 18% of standalone homes) ask a median of $2,522,500.

By bedroom count, the 275 readable listings break down as follows: 11 one-bedroom units at a median ask of $255,000, 39 two-bedroom homes at $475,000, 123 three-bedroom homes at $799,000, 73 four-bedroom homes at $1,089,990, and 29 homes with five or more bedrooms at $2,299,000. Three bedrooms is the center of the market, with 45% of all readable listings, and the median three-bedroom ask matches the market-wide median ask of $799,000.

One caution about all of this. The numbers describe what sellers are asking today. A buyer who has seen a few listings sit for weeks learns quickly that asking price and sale price are different things, and the gap varies by price tier and by how well a home is presented. I run a custom closed-sales comparison for any buyer who wants to make an offer, and the mortgage pre-approval page is the right first step before touring, since the monthly figures in section 6 depend on your loan terms.

Who is building at Lake Las Vegas, and what are the villages called?

Lake Las Vegas is not built out. New homes are still going up in several enclaves at the same time, which is unusual for a master plan whose lake began filling in 1991 and which went through a bankruptcy filing in 2008 (our community page records a Chapter 11 filing in 2008 and an emergence in 2010). The developer's site lists these villages and enclaves in its navigation: The Island (custom lots), The Trails, The Village, Shoreline, Portofino, Velaris, Arvada, Lago Del Sol, Incanta Lago, Piazza Paradiso, Lakeview Ridge, Salerno Summit and Westlight. Our community page adds SouthShore and MonteLago Village.

Table 6. Builders and communities named in public sources. Sources: lakelasvegas.com (reviewed November 14, 2026); Toll Brothers announcement dated July 25, 2025; Las Vegas Review-Journal advertising feature on Tri Pointe Lakeview Ridge (undated). Prices are "from" figures as published at the time and may have changed. Verify with the builder.

Builder	Community or enclave	What the source says
Toll Brothers	Incanta Lago; Bella Strada	Incanta Lago: 2,488 to 3,293 sq ft, 3 to 4 bedrooms, from the low $900,000s at the July 2025 opening, some home sites with direct lake access
Tri Pointe Homes	Lakeview Ridge (NorthShore enclave)	53 homesites; three plans from 2,579 to 3,991 sq ft; from the high $800,000s; opening expected early 2026
Taylor Morrison	Verona	Developer site says the community nears sell-out
Beazer Homes	Verona	Listed on the developer site
Pulte	Westlight	Described on the developer site as the only new townhome community currently selling
Lennar	Riviera Vista	Named on the developer site builder list
Richmond American	Marble Mesa	Named on the developer site builder list
Blue Heron	Blue Heron Landing	Named on the developer site builder list

A reasonable question is how this supports the numbers in section 2. Our Lake Las Vegas community page puts new-construction pricing at roughly $940,000 and up in 2026, which lines up with the Toll Brothers and Tri Pointe starting prices above and with the standalone median ask of $907,495 in the feed. If you are shopping under $600,000, you are almost certainly looking at resale condos, townhomes or small-lot resale homes, not new construction. If you are above $900,000, you have a genuine choice between new and resale.

New construction brings its own set of questions that a resale does not: the builder's closing cost incentive and whether it requires use of a preferred lender, the estimated completion date, whether the village sub-association is still under developer control, and whether any improvement district assessment is attached to the lot. I walk through the questions for new homes in the Henderson master plan of Inspirada in Moving to Inspirada, Henderson NV: LID Balance, HOA Dues and Rules to Read Before Closing, and most of that checklist applies here as well.

The other new-construction option on this side of Henderson is Cadence, which I covered in a separate guide. Lake Las Vegas and Cadence do not compete on price or on type of home, but a buyer in the $700,000 to $1,000,000 range often looks at both, and our guard-gated communities in Henderson page is a good place to compare entry controls.

What does a month of owning here cost at today's rate?

Freddie Mac's Primary Mortgage Market Survey put the average 30-year fixed rate at 7.11% on November 12, 2026, down from 7.18% the week before and up from 6.24% a year earlier. The 15-year average was 6.45%. I use 7.11% in every payment figure below. Your actual rate depends on your credit, loan type, points and lender, so treat these as a scale model and not a quote. The lender lane belongs to your loan officer.

Table 7. Estimated monthly principal and interest plus property tax at selected prices. Assumptions: 30-year fixed at 7.11% (Freddie Mac, November 12, 2026); 20% down; property tax at 2.9613 per $100 of assessed value with assessed value at 35% of an assumed taxable value equal to the price. Excludes HOA dues, insurance, mortgage insurance, utilities and any special assessment.

Price	Down payment (20%)	Principal and interest	Property tax (estimate)	Subtotal per month
$400,000	$80,000	$2,153	$345	$2,498
$600,000	$120,000	$3,229	$518	$3,747
$799,000 (median ask)	$159,800	$4,300	$690	$4,990
$1,000,000	$200,000	$5,382	$864	$6,246
$1,500,000	$300,000	$8,072	$1,296	$9,368

Two pieces of arithmetic are worth noticing. The first is that the monthly subtotal at the median ask, about $4,990, is roughly twice the subtotal at $400,000. A buyer who moves from the condo-style group to the standalone group is not paying double the home price for double the house; they are paying more than double the price for about 70% more square feet (2,557 versus 1,503 at the medians). The second is that property tax adds about 16% on top of principal and interest at every price in the table. Tax is a smaller piece of the monthly cost than the loan, but it never drops to zero and it is not optional.

Change the down payment and the picture moves quickly. With 10% down on the median ask, the loan is $719,100 and principal and interest rises to about $4,837 a month, before mortgage insurance, which your lender prices. The down payment is the largest single lever in the table, and it is worth modeling with a lender before you tour. The payment calculator on our site lets you change the rate, the down payment and the tax.

What the table leaves out is the association layer. At a Lake Las Vegas condo or villa the HOA line can be a material part of the total, and it varies by village. I do not print a dues figure here because I could not source one from an association document, and a wrong dues number is worse than none. The way to get the real figure is the resale package, which I describe in section 8. When you have it, add it to the subtotal.

What is the property tax rate at Lake Las Vegas?

Lake Las Vegas sits inside the City of Henderson, and the Clark County Treasurer's FY 2026-27 rate table lists every Henderson tax district at the same total rate: 2.9613 per $100 of assessed value. That includes district 500 (Henderson City) and the Henderson redevelopment, artesian basin and library debt districts numbered 503 through 529. The table does not list a district named Lake Las Vegas, so I cannot tell you which of those numbers a specific parcel carries, and I would not guess. The Treasurer's parcel lookup shows the district for any address in a few seconds, and I run it on every property a buyer is serious about.

Nevada assesses at 35% of taxable value, and taxable value is set by the Clark County Assessor on a cost basis, not by your purchase price. In practice that means your bill can differ from a price-times-rate estimate. For a rough scale, the convention I use in these guides is to assume taxable value equals price. The rate is applied to the assessed value, so the annual tax is price times 0.35 times 2.9613 divided by 100.

Table 8. Estimated annual and monthly property tax at selected taxable values. Source: Clark County Treasurer FY 2026-27 rate for City of Henderson districts, 2.9613 per $100 of assessed value; assessment ratio 35% (Nevada Department of Taxation). Assumes taxable value equals price. Excludes abatement caps, exemptions and special assessments.

Assumed taxable value	Assessed value (35%)	Estimated annual tax	Estimated monthly tax
$400,000	$140,000	$4,146	$345
$600,000	$210,000	$6,219	$518
$800,000	$280,000	$8,292	$691
$1,000,000	$350,000	$10,365	$864
$1,500,000	$525,000	$15,547	$1,296
$3,000,000	$1,050,000	$31,094	$2,591

Nevada limits how fast the tax bill can rise from one year to the next. The cap is 3% a year on an owner-occupied primary residence and up to 8% on other property, according to the Nevada Department of Taxation. On the $800,000 example, a 3% cap means the next year's bill cannot exceed about $8,540. Buyers who plan to rent the home rather than live in it are in the 8% category, and that difference matters over several years. You claim the owner-occupied status; it does not apply automatically.

Two other facts belong in the tax conversation. First, special assessments (improvement districts) appear as separate lines on the tax bill and are not part of the 2.9613 rate. Our community page notes that Lake Las Vegas can carry them, and the parcel lookup shows whether an address has one. Second, Nevada has no state personal income tax, which is relevant for out-of-state movers weighing the full cost picture, and it is one of several reasons I recommend building the whole budget before choosing a price. For a fuller treatment of Henderson costs and the first ninety days after you arrive, see Moving to Henderson, NV in 2026: Move-In Costs, Taxes and Your First 90 Days.

For comparison, the same Treasurer table shows unincorporated Enterprise districts between 2.7081 and 2.9328, and Spring Valley Town at 2.9328. A buyer weighing Lake Las Vegas against communities such as Southern Highlands or Rhodes Ranch is comparing a Henderson rate of 2.9613 with an unincorporated rate that depends on the parcel. On an $800,000 taxable value, the gap is only about $7 a month at 2.9328 and about $59 a month at 2.7081. I wrote the same comparison out in dollars for two of those communities in Southern Highlands vs Mountain's Edge.

How do the associations and lake rules work?

Lake Las Vegas uses a layered association structure. A master association handles the shared elements of the plan, and each village or enclave typically has its own sub-association with its own budget, rules and management company. Condo buildings add a third layer. Our community page also notes transfer fees at closing and the possibility of improvement district assessments on some parcels. Which layers apply to a given home, and what they cost, are facts in that home's resale package and nowhere else.

I want to be direct about a gap in this guide. I could not source a current dollar figure for the master association or for any village from an association budget or a management company document. Several third-party sites print dues ranges for Lake Las Vegas villages, but they cite listing data or give no source at all, and the ranges conflict with each other. A guide that prints an unverified dues number invites you to underbudget, so I would rather give you the checklist that produces the real number.

Under Nevada law, a seller of a home in a common-interest community must provide the buyer a resale package, and NRS Chapter 116 sets out what it contains, including the current assessments and any unpaid or special assessments. Ask for it the day your offer is accepted. Here is what I would pull from it and read before the end of the inspection period:

Current assessments for every layer (master, village, and building if it is a condo), and how often they are billed.
The annual budget and the reserve study. Compare the reserve balance with the study's recommended balance. A large gap can lead to a special assessment later.
Special assessments and improvement districts, whether paid, assumed or pending, plus the Clark County Treasurer parcel lookup to confirm.
Transfer, capital contribution and move-in fees due at closing, and who pays them.
Governing documents (CC&Rs, bylaws, rules). Read the sections on architectural review, landscaping, rentals, vehicles and parking, solar, and exterior paint.
Lake and dock rules, if the home is on the water. Boating registration, size limits, insurance requirements, and dock rights are set by association documents. The only public copy of boating rules I found was a dated third-party copy, so I am not printing size or speed limits here. Ask the association for the current version.
Meeting minutes for the last 12 months, which show pending disputes, repairs and planned increases.
Insurance and litigation disclosures, particularly for condo-style buildings.

Rental rules deserve their own sentence. If you may rent the home in the future, ask for the minimum lease length, whether short-term rentals are permitted, and whether the association or the city requires a license. Rules differ between villages, and they can change by board vote. I cover the same questions for another master plan in Moving to Mountain's Edge, NV: First-Year Costs, HOA Dues, Taxes and Fees, and the approach is the same here.

What golf, hotels, lake and shopping are on site?

The amenity list at Lake Las Vegas is long, and it is also unusual because most of it is public-facing. Here is what the sources I reviewed on November 14, 2026 list, kept to objective attributes.

Golf

Reflection Bay Golf Club is a Jack Nicklaus design that opened in 1998, and SouthShore Country Club is also a Nicklaus course. Confirm current public play, rates and membership terms directly with each club, because access rules and prices are set by the clubs and change; none of it comes with the purchase of a home. A third course, The Falls, closed in 2009 and has not reopened. The Falls closure matters if you are looking at a home that once backed to its fairways: ask what the lot backs onto today, since the answer can be open land, a planned residential parcel or a hillside. For a wider look at golf-oriented options, see our golf communities in Las Vegas page.

Hotels and the village

The Westin Resort and Spa and The Hilton Resort and Spa both operate on the lake, and MonteLago Village is the public gathering area with shops, restaurants and condos above them. The developer's site also lists Seasons Grocery and Deli among on-site services, a Lake Las Vegas Sports Club and a calendar of events, including a free Dragon Boat Festival. The practical effect for an owner is that the lakefront has visitors at some times of year and some days of the week, which is worth observing in person before you commit to a home within sight of the village.

Lake and trails

The lake is the organizing feature of the plan. It has an earthen dam, and our community page records that lake filling began in 1991. Boating on the lake is governed by association rules and registration, so living near the water and having boating or dock rights are separate questions. Confirm both with the association for the address you are considering. Trails are part of the master plan, and the developer's navigation includes a village called The Trails. I did not find an official trail mileage figure in a primary source, so I am not quoting one.

Getting around, from sources I can name

The developer site describes waterfront custom lots as about 25 minutes from the Las Vegas Strip and describes the community as minutes from the airport. Those are marketing statements from lakelasvegas.com, not a mapping source, and drive times at rush hour will differ. I recommend you drive the route you would actually take at the hour you would take it, which is the first item in my visit plan in section 11. For a hospital, airport or workplace commute, use the mapping tool of your choice for your own address and time of day.

If the combination of a resort setting and a Henderson address appeals to you, two nearby options are worth a look for contrast: MacDonald Highlands, a hillside guard-gated master plan, and Seven Hills, which has a different mix of home types and prices.

What do utilities, the DMV and move-in set-up involve?

Every relocation guide I write includes a section on set-up, because the first month after closing is where unplanned costs show up. For Lake Las Vegas I can give you the official rules and links, and I am deliberately leaving out utility dollar amounts that I could not confirm for this address.

Table 9. New-resident set-up checklist with official sources. Sources linked in the Sources list; DMV rule from dmv.nv.gov (reviewed November 14, 2026). Utility amounts are not printed because they depend on provider, meter size and usage at your address.

Task	What to know	When
Driver license and vehicle registration	Nevada DMV says new residents must obtain a driver license and vehicle registration within 30 days. A VIN inspection is required before registration, and out-of-state insurance is not accepted.	Within 30 days of becoming a resident
Electric service	NV Energy serves Henderson. Open the account before your closing date.	Before closing
Water and sewer	Confirm the water and sewer provider for your exact address with the seller or the City of Henderson Utility Services before closing. Southern Nevada also has water-use ordinances (SNWA) that affect landscaping.	Before closing
Trash and recycling	Confirm service and the billing method with the city or the association; some associations arrange it.	Before closing
Schools	Zoning is address-specific. Use the CCSD Zoning Search and confirm directly with the district.	Before you choose a home
Property tax district	Look up the parcel with the Clark County Treasurer to see the district and any special assessment.	During the inspection period
Association move-in	Ask the management company about move-in fees, elevator reservation for buildings, gate access and vehicle registration for gates.	After contract, before move day

Two of these deserve a comment. The 30-day DMV rule is the one that catches people. A VIN inspection happens at a DMV office, and the DMV states that out-of-state insurance is not accepted, so you need a Nevada policy in place before you register. Build the appointment into the first week after you arrive.

The second is water. Because I could not confirm the water provider for Lake Las Vegas parcels from a primary source, I am not quoting a rate table. For context only, the Las Vegas Valley Water District's published residential schedule for a 5/8-inch meter shows a $13.88 service charge per 30 days and volume tiers of $1.61, $2.87, $4.27 and $6.33 per 1,000 gallons, but that applies to LVVWD customers, and your address may be served by a different provider. Confirm before you budget.

For schools, the facts I can state are limited to how assignment works. Clark County School District zones by address, and the district's Zoning Search is the authority. Boundaries and programs change, so check the CCSD tool on the day you choose a home and confirm with the school directly.

What should I see in person, and in what order?

If you are visiting before you move, the order of your day matters, because the questions that decide a purchase at Lake Las Vegas are not answered by the listing photos. This is the plan I give buyers, and it is built around the type decision from section 3.

Drive the route first, at the hour you would use it. Start at the Lake Las Vegas entrance and drive to your workplace, the airport or whatever you will use most, at the time of day you would go. This is your real distance, and it costs nothing.
Walk MonteLago Village and the lakefront on a weekday and on a weekend. The village is public-facing, so its activity level changes. Note what you would see from a window if you bought a unit or a home facing it.
Tour one condo-style home and one standalone home on the same day. The type decision is easier when you stand in both. Note ceiling heights, storage, parking, and what you hear from the hallway or the street.
Stand on the lot and look in every direction. Ask what each boundary touches today and what it could touch later. For homes that once backed to The Falls course, ask for the planning status of the adjacent land.
Read the resale package at a table with a coffee, not in the driveway. Use the checklist in section 8. If the reserve study shows a large gap, price that into your offer.
Visit one new-construction model and one resale at the same price. The comparison shows the real trade between a builder's incentives and the resale's finishes and landscaping already in place.
Ask for a closed-sales pull on the exact enclave. Asking prices do not tell you what homes sell for. I run this for buyers and send it with the comparable sales attached.

A second thing I tell people is to limit the number of villages on a first visit. Lake Las Vegas has more than a dozen named villages and enclaves on the developer's site, and trying to see all of them in a day leaves you comparing impressions instead of facts. Pick two types and two price points, and see those. I would rather you tour four homes carefully than twelve in a blur.

Featured community: what is Lake Las Vegas, in detail?

Every guide in this series features one community in depth. This is Lake Las Vegas, with the live inventory and the full community profile on our Lake Las Vegas real estate page.

Location, size and ZIP

Lake Las Vegas is in the City of Henderson, ZIP 89011, on the east end of the valley. The master plan covers about 3,592 acres and is organized around a lake of about 320 acres. Our community page records the earthen dam at 192 feet tall and 4,800 feet long, lake filling beginning in 1991 and Reflection Bay opening in 1998.

Price range, home types and builders

On November 14, 2026, asking prices ran from $150,000 to $8,880,000, with a median ask of $799,000. Home types include condo-style units (median ask $399,400), villas and townhomes on lots under 0.12 acre (median ask $499,000 to $574,990), standalone homes on 0.16 to 0.25 acre (median ask $995,000), and estates on 0.25 acre or more (median ask $2,595,000 and up). Builders named by the developer include Toll Brothers, Tri Pointe, Taylor Morrison, Beazer Homes, Pulte, Lennar, Richmond American and Blue Heron. New-construction pricing on our community page is roughly $940,000 and up in 2026.

HOA structure

Master association plus village sub-associations, with a building association for condos. Dollar amounts are in each resale package, and the checklist in section 8 shows how to read it.

Parks, golf and amenities

The lake, trails, MonteLago Village, two resort hotels (Westin and Hilton), and two Nicklaus courses (Reflection Bay and SouthShore Country Club). The Falls course closed in 2009. See the developer's site, lakelasvegas.com, for current events and services.

Market context, third-party figures as listed on our community page

Our community page cites a Zillow home value index of about $693,000 on June 30, 2026, down about 3.2% year over year, and about 70 days to pending in June 2026. It cites a Henderson-wide median sale price of about $495,000 in August 2026 (Redfin) and a valley existing single-family median of $475,000 in August 2026 (Las Vegas REALTORS). These are third-party estimates with different dates and definitions. I use them for context, not for pricing a specific home.

Taxes, schools and distances

Property tax rate for City of Henderson districts: 2.9613 per $100 (FY 2026-27). Schools are assigned by address through the CCSD Zoning Search. The developer site describes waterfront custom lots as about 25 minutes from the Strip; verify with your own drive.

To compare this with the other Henderson master plans I have featured in this series, start with Moving to Henderson, Moving to Inspirada, Moving to Cadence and Anthem vs Southern Highlands. If you are still deciding between cities, Moving to Las Vegas is the broadest guide on the site, and Moving to Las Vegas in 2026: What Nobody Tells You Before You Relocate covers the relocation basics.

Frequently asked questions about moving to Lake Las Vegas

Is Lake Las Vegas part of Henderson or Las Vegas?

Lake Las Vegas is part of the City of Henderson, not the City of Las Vegas. The listings carry Henderson addresses with ZIP 89011, and the Clark County Treasurer lists Henderson tax districts at 2.9613 per $100 of assessed value for FY 2026-27. The parcel lookup on the Treasurer's site shows the exact tax district for any address, and the City of Henderson handles planning and permits for the area.

How much does a house cost at Lake Las Vegas right now?

On November 14, 2026, the median asking price across 275 readable listings was $799,000. Condo-style units with a unit number in the address had a median ask of $399,400, and standalone homes had a median ask of $907,495. The full range ran from $150,000 to $8,880,000. These are asking prices from the live listing feed, not closed sales, so ask for a closed-sales pull before you set an offer price.

What is the property tax rate in Lake Las Vegas?

The City of Henderson rate for FY 2026-27 is 2.9613 per $100 of assessed value, according to the Clark County Treasurer. Nevada assesses at 35% of taxable value, so a home with an $800,000 taxable value would owe about $8,292 a year, or about $691 a month, before caps, exemptions or special assessments. Annual increases on an owner-occupied primary residence are capped at 3%, and up to 8% applies to other property.

Is new construction still available at Lake Las Vegas?

Yes, several builders are active. The developer's site names Taylor Morrison and Beazer Homes at Verona, Pulte at Westlight, Toll Brothers at Incanta Lago and Bella Strada, and Lennar, Richmond American and Blue Heron in other enclaves. Tri Pointe announced 53 homesites at Lakeview Ridge. Our community page puts new-construction pricing at roughly $940,000 and up in 2026. Prices and availability change, so confirm with each builder directly.

What is the cheapest way to own a home at Lake Las Vegas?

The lowest asking prices in the feed on November 14, 2026 were condo-style units. Two-bedroom, 967-square-foot units in one building asked $339,000 and $349,000, and a 1,265-square-foot two-bedroom asked $349,000. The 25 listings under $400,000 had a median size of 981 square feet. Condo-style purchases carry a building association on top of the master association, so compare the full monthly cost, not just the price.

How do I find the HOA dues for a specific Lake Las Vegas home?

Request the resale package from the seller as soon as the offer is accepted. Under NRS Chapter 116 it includes the current assessments, and you should also ask for the annual budget, the reserve study, any special assessments and the last 12 months of meeting minutes. Layers can include a master association, a village association and a building association. I could not source current dollar amounts from an association document for this guide, so I do not print any.

How long do I have to register my car after moving to Nevada?

The Nevada DMV says new residents must obtain a driver license and vehicle registration within 30 days. A VIN inspection at a DMV office is required before registration, and the DMV states that out-of-state insurance is not accepted, so you need a Nevada policy first. Use the DMV's fee estimator for the registration cost, and apply any tax exemption at the time of registration, since it cannot be added afterward.

What is the mortgage payment on a $799,000 home at Lake Las Vegas?

At a 7.11% 30-year fixed rate (Freddie Mac, November 12, 2026) and 20% down, principal and interest on $799,000 is about $4,300 a month. Property tax at the Henderson rate adds about $690 a month on an assumed taxable value equal to the price, for a subtotal near $4,990 before HOA dues, insurance and utilities. Your lender sets the actual rate, so use this as a scale model and get a real quote.

How can The Roland Team help you decide?

Here is the short version of the trade-offs. Lake Las Vegas gives you the widest range of home types in one Henderson master plan, from condo-style units asking a median of about $400,000 to estates on half an acre or more asking millions, and it gives you a lake, two Nicklaus courses and two resort hotels as part of the setting. The cost of that variety is complexity. The association layers differ by village, new construction is still being delivered, and the property tax rate (2.9613 per $100) is Henderson's, so the carrying cost at the median ask is about $4,990 a month before HOA dues, insurance and utilities. The decision that changes the most is the type of home.

What this guide cannot show you: closed-sales prices and how far below ask homes sell, days on market, current association dues, the water provider for a given parcel, and what any specific lot backs onto. Those require an MLS pull and the resale package for the address you are considering. That is the work I do for buyers.

I am #6 in Nevada by units sold (RealTrends Verified) and #1 individual agent in Henderson by homes sold in 2025 (RealTrends Verified). The Roland Team at LPT Realty is a Top 1% team with 1,000+ homes sold and 800+ five-star reviews, with dedicated buyer and seller specialists. If you want to walk Lake Las Vegas with someone who will read the resale package alongside you, call or text (702) 830-9366, use the consultation scheduler, or send a note through our contact page. If you are selling to move here, start with the home value tool and the seller page.

About this article

Author: Mike Roland, Nevada real estate license S.0177048, The Roland Team, LPT Realty. MLS membership: Greater Las Vegas Association of REALTORS (GLVAR) MLS. Data date: listing figures read from the live feed on therolandteam.com on November 14, 2026; mortgage rate from Freddie Mac, November 12, 2026; tax rates from the Clark County Treasurer, FY 2026-27. Last updated: November 14, 2026. Phone: (702) 830-9366. This article describes places by objective attributes and does not suggest who should or should not live anywhere. The Roland Team follows the Fair Housing Act. Information is believed accurate but is not guaranteed and should be verified by the buyer. This is general information, not tax, legal or lending advice.