Lake Las Vegas

The Lake Las Vegas nobody puts on the brochure

For years, Lake Las Vegas meant one thing to most people in the valley: big houses on the water, a couple of resort hotels, and a golf course with Jack Nicklaus’s name on it. That version still exists. It’s just not the whole picture anymore.

Matt puts it simply: “They’re building a lot of production houses out there now. They’re not all castles anymore.”

Since the community came back from the recession in the mid-2010s, builders like Lennar, Taylor Morrison, Beazer and Del Webb have filled the hills with regular floor plans at regular prices. As of September 2026, the developer’s own new-homes list shows Del Webb from the mid $400,000s, Taylor Morrison’s and Beazer’s Verona neighborhoods from the high $400,000s, Taylor Morrison’s Portofino from the mid $500,000s and Lennar’s Lago Del Sol from the high $500,000s. Add the condos around the Village, and there’s a real market here for someone with $400,000 to $650,000 to spend.

That’s who this page is for. If you’re shopping the $2 million lakefront estates, there are agents who specialize in that, and we’re happy to point you to them.

Christina on Lake Las Vegas

Christina grew up in Minnesota. Lakes are a whole personality up there. She’s been doing open houses at Lake Las Vegas and touring the new builds, and here’s how she described it on our planning call, in her own words:

“I’m from Minnesota and I love the lakes. I miss the lake. So I love Lake Las Vegas. It’s quiet, it’s like a small town.”

And: “I’d like to live out there.”

That’s the pitch, honestly. It’s quiet. It’s a little removed from the rest of the valley. The drive home ends at water instead of a strip mall. If that sounds good to you, keep reading. If you want to walk to a Target, this probably isn’t your place, and we’ll tell you so.

What homes cost at Lake Las Vegas

Data as of the dates shown. Lake Las Vegas has a small number of sales each month, so figures move around.

Sources: kallanlvre.com citing Las Vegas MLS (May 2026); Homes.com Lake Las Vegas neighborhood page (retrieved Sept 2026); lakelasvegas.com new-homes list (Sept 2026).

Two sources, two medians. That’s normal for a community this size, where one lakefront sale can drag the number up. The takeaway is the same either way.

Homes sit a while. About 133 days on average in May 2026, and eight months of supply is a buyer’s market by any definition. You have room to negotiate on price, ask for closing costs, or push a builder for a rate buydown. Taylor Morrison, for example, was advertising a 4.5% conventional rate on select Verona homes through Oct. 15, 2026, while the Freddie Mac 30-year average sat at 7.03% on Sept. 24, 2026.

The median hides the regular houses. The single-family median is pulled up by SouthShore and the lakefront estates. The homes we’d actually show you mostly sit between $400,000 and $650,000.

Where the under-$650K homes are

Here’s the part of Lake Las Vegas we work in. Each one has its own page.

• MonteLago Village condos: condos in and around the Village on the north shore, with a median around $420,000 in June 2026 (Nevada Real Estate Group). The closest thing to lock-and-leave out here, and the most common second-home buy.
• Lennar at Lake Las Vegas: Lago Del Sol is actively selling single-story homes from $556,785 (Ridges collection, Sept 2026). Riviera Vista is sold out, and The Outlook opened back in 2018, so both are resale only now.
• Del Webb at Lake Las Vegas: the 55+ neighborhood, with single-story new homes listed from $434,990 in Sept 2026.
• Verona: two-story homes from Taylor Morrison (from $490,990) and Beazer (from $499,990) near the Sports Club. Taylor Morrison expects to sell out by the end of 2026.

The rest of Lake Las Vegas, one line each, since it’s outside what we focus on:

• SouthShore: guard-gated, with its own country club and golf course. Median around $2.5 million (June 2026).
• The Island: custom homesites, priced on request.
• Blue Heron (Shoreline, Velaris, Arvada): modern semi-custom homes from the low $1 millions.
• Incanta Lago by Toll Brothers: from the mid $900,000s.
• Lakeview Ridge by Tri Pointe: from the high $900,000s.
• Salerno Summit by Richmond American: from the low $1 millions.

The real monthly cost: master HOA, sub HOA and LID

This is where Lake Las Vegas surprises California buyers, and it’s why we built a whole page on it. Almost every home here pays at least two association fees, and many newer homes pay a third charge on the tax bill.

1. The Lake Las Vegas master association: about $459 a quarter, or roughly $153 a month (reported Oct 2024 and Feb 2026 by two local teams). It covers the community’s shared roads, common landscaping, street lighting and the lake itself.
2. Your neighborhood’s sub-association: about $85 to $185 a month for most gated single-family neighborhoods. Del Webb runs higher because of its clubhouse. Condos run much higher because the dues cover the building, its insurance and exterior upkeep: often $300 to $900 a month including the master (Team Carver; Nevada Real Estate Group).
3. An LID (local improvement district) assessment: many newer lots carry one. It’s a bond for roads and utilities, billed on your property taxes twice a year, and averages about $85 a month but varies by parcel (kallanlvre.com, Feb 2026). The City of Henderson’s billing agent, AMG, can give you the exact balance for any parcel.

So a regular single-family home here often runs about $240 to $420 a month in fees before property tax, and a condo can run more than that. Matt’s usual line to Californians who want no HOA (“Your neighbors might paint their house purple”) doesn’t really apply here. At Lake Las Vegas, the HOA isn’t optional, and nobody’s painting anything purple.

We lay out a sample monthly budget for a $500,000 home, line by line, on our Lake Las Vegas HOA and SID fees page. The valley-wide picture is in our Las Vegas HOA fees guide.

The lake: what you can actually do on it

Most Californians have never heard of this lake. It’s man-made, private and 320 acres. Here’s how it works.

• Boats are electric or human-powered. No gas engines. You’ll see Duffy electric boats, kayaks, paddleboards and rowing shells. Rental boats top out around 10 mph (kallanlvre.com).
• Anyone can rent. You don’t have to live here to get on the water. Lake Las Vegas Water Sports rents paddleboards and kayaks (about $40 to $60 an hour in 2026) and electric boats, and runs a floating aqua park in summer. Call 702-600-9860.
• Clubs use it too. The Lake Las Vegas Rowing Club and the Paddle Vegas dragon boat club both practice here.
• Swimming is limited to designated areas. You can’t just wade in off any shoreline. Swimming happens at the hotel beaches for guests and at designated resident areas, depending on your property’s lake rights.
• Sailing is more of a Lake Mead thing. If you want to sail a real sailboat, most people head to Lake Mead, about 15 to 20 minutes away. Whether a private sailboat is allowed on Lake Las Vegas is a question for the lake rules.

The lake has its own Lake Rules and Regulations, separate from and in addition to the master association rules. If you plan to keep a boat or kayak here, ask for the current lake rules before you buy. The master association’s office is at 1600 Lake Las Vegas Parkway (702-568-7948).

Golf and the Sports Club

Reflection Bay Golf Club is the one to know. It’s a Jack Nicklaus design, built in 1998, open to the public, and Golf Digest has ranked it among America’s 100 Greatest Public Courses. You don’t have to buy a house to play it, and you don’t have to play it to buy a house.

SouthShore Country Club is the SouthShore neighborhood’s own club and course.

The Lake Las Vegas Sports Club (101 Via Vin Santo) is for residents only: lap and family pools, tennis and pickleball courts, a fitness center, steam rooms and a teen space. Membership is separate from your HOA. Call 702-568-1963 for current pricing, since what you’ll see quoted online varies.

MonteLago Village: what’s there now

Matt’s honest read, from our call: “In three to five years the Village at Lake Las Vegas is going to be a happening spot. Right now it’s a bunch of empty stores.”

That matches what we see. The Village went up in 2003, emptied out after the crash (the Review-Journal described its “empty storefronts” back in 2016), and has been filling back in slowly since. Here’s what the developer’s dining page lists today:

1. Luna Rossa Ristorante: Italian.
2. The Pub: the casual one.
3. Mimi’ and Coco’ Bistro: a bistro.
4. Bellalinda Gelateria Italiana: gelato.
5. Vino del Lago: wine bar.
6. One5 Lakeside: lakeside dining.
7. Seasons Grocery and Deli: the small grocery with a coffee counter and wine tasting. It’s where you go for milk, not a full week of groceries.
8. Da Remo: an Italian cafe for breakfast and lunch, which opened in 2023.

Over at the hotels, the Westin has Marssa and Rick’s Cafe, and the Hilton has Firenze Lounge and a Starbucks.

For a big grocery run, Costco and the everyday stores are 15 to 20 minutes back toward Henderson. Plan on it.

Matt’s bet (we’ll keep it to prediction, not promise): all these new production homes bring people, and people bring businesses. If you buy near the Village now, you’re buying before that happens.

California second-home buyers

Matt’s other observation: “There are a lot of second-home people from California out there.” Nevada Real Estate Group says the same thing, calling second homes “a defining share of Lake Las Vegas ownership.”

It makes sense. From Southern California it’s a drive, not a flight. A condo in the Village or a townhome-sized house in Verona is easy to lock up and leave.

Two things to know before you buy one for part-time use.

Short-term rentals are regulated. The City of Henderson requires every short-term vacation rental to register with the city every year, with a certification class and an $848 annual fee (as of Sept 2026). Your HOA’s CC&Rs can restrict rentals further, or ban them. Some Village condo buildings allow short stays and some don’t. Read the CC&Rs before you count on any rental income.

Second homes don’t get the 3% tax cap. Nevada caps yearly property tax increases at 3% on a primary residence. A second home or rental can go up by as much as 8% a year. More on that in our Nevada vs California taxes guide.

City of Henderson services

Lake Las Vegas is inside the City of Henderson, not unincorporated Clark County. Your mailing address says Henderson, NV 89011.

Source: City of Henderson utilities page, Sept 2026.

The Clark County Treasurer lists the City of Henderson rate (district 500) at $2.9613 per $100 of assessed value for fiscal 2026-27; some Lake Las Vegas parcels sit in other tax districts, so we check the exact rate on each address. Nevada assesses at 35% of taxable value, not market price, and LID assessments are billed separately. If you want to look at neighborhood crime data, the Henderson Police Department publishes crime maps on the City of Henderson website.

Schools

Clark County School District zones by address. Lake Las Vegas addresses are zoned for Josh Stevens Elementary (550 Dave Wood Circle). Middle and high school assignments vary by address, and the sources we checked disagree on them.

Charter options within about 15 minutes include Pinecrest Academy (Cadence and Horizon campuses) and Coral Academy’s Cadence campus. Lake Mead Christian Academy is the closest private school.

Check any address on the CCSD zoning lookup and each school’s star rating on the Nevada Report Card. We’ll pull both for every house you’re serious about.

Getting around

Drive times are off-peak. Sources: Nevada Real Estate Group; The Stark Team.

One thing the table doesn’t show: Lake Las Vegas is big, and some neighborhoods sit 10 minutes inside the gates from Lake Mead Parkway. If you’re coming from the 405, 35 minutes to the Strip with no traffic will feel like a vacation. If you work on the west side of the valley, it’s a real commute.

What we’d tell a friend buying here

Get the full fee stack before you fall for the view. Master, sub-association, LID, and Sports Club if you want it. We ask for every number in writing before you offer.

New or resale, bring your own agent. The builder’s sales team works for the builder. We cover why in our new construction under $500K guide.

Look at the Village at night. Matt tells every buyer to drive the street at 10 o’clock at night before they buy. Out here you’ll learn how quiet quiet really is.

Compare it before you commit. If the fees scare you off, Green Valley, closer in toward the middle of Henderson, has older homes and lower HOAs. The wider city is on our Henderson page, and all our area guides are on the communities page. Our What $500K buys in Las Vegas guide puts the numbers side by side.

Buying at Lake Las Vegas with us

Tell us your budget, whether this is a full-time move or a second home, and how you feel about stairs. We’ll send you the neighborhoods that fit, the real monthly cost for each one, and what’s actually for sale. Christina has been doing open houses down here and knows the new builds. Either of us can walk a home with you on video from California.

Matt: 702-324-8685 · Christina: 702-827-6146 · Send us a note

Frequently asked questions about Lake Las Vegas