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Lake Las Vegas

Henderson, NV

Neighborhood Market Analysis

Q3 2025 Report
$787,000 (June 2025 median listing price)
Median Home Price
Low to moderate (most errands require a car, but resort core is walkable).
Walkability Score
Public schools are rated average to above average; many families consider private or charter options.
School Rating

Location Overview

Neighborhood Boundaries

East of Lake Mead Parkway, surrounding the 320-acre man-made Lake Las Vegas, bordered by the Lake Mead National Recreation Area to the east and north.

Zip Codes

89011

Market Data Summary

Price RangeMost homes range from $500,000 to $3M+, with luxury custom estates exceeding $5M.
Price per Sq FtApproximately $340–$400/sq ft for most properties (2025 estimates).
Inventory LevelsRising inventory, especially in 3–5 bedroom homes (up 10–54% MoM in May 2025).

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesLuxury custom estatesTownhomesCondosActive adult (Del Webb)

Architectural Styles

ContemporaryMediterraneanTuscan-inspiredModern desert

Property Details

Typical Lot Sizes0.15–0.5 acres for most homes; custom estates on larger lots.
Home Age RangeNew construction to 20 years old; significant new builds 2023–2025.
Construction QualityHigh; many homes are semi-custom or custom with resort-level amenities.

Community Profile

Demographics & Lifestyle

Demographics

Primarily affluent professionals, retirees, and second-home owners. Diverse mix with a significant 55+ active adult population.

Community Vibe

Resort-style, tranquil, and exclusive with a focus on outdoor living and wellness.

Typical Residents

  • Retirees
  • Affluent families
  • Second-home owners
  • Active adults (55+)

Family Friendly

Yes—gated communities, parks, and recreational amenities attract families and retirees alike.

Amenities & Lifestyle

Parks & Recreation

  • • 320-acre private lake (boating, paddleboarding)
  • • Golf courses (Reflection Bay, SouthShore)
  • • Trails, parks, and fitness centers

Dining Options

  • • Mimi & Coco Bistro
  • • Luna Rossa Ristorante
  • • Sonrisa Grill
  • • Marssa Steak & Sushi

Shopping Centers

  • • The Village at Lake Las Vegas (boutiques, cafes)
  • • Galleria at Sunset (10 min drive)

Local Businesses

  • • Reflection Bay Golf Club
  • • Lake Las Vegas Sports Club
  • • Local boutiques and spas

Education & Schools

Public schools are rated average to above average; many families consider private or charter options.
Overall School Rating

Elementary Schools

  • • Josh Stevens Elementary

Middle Schools

  • • B. Mahlon Brown Academy of International Studies

High Schools

  • • Basic Academy of International Studies

Private Schools

  • • Lake Mead Christian Academy (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Limited RTC bus service; not a major transit hub

Major Roads

  • • Lake Mead Parkway
  • • Galleria Drive

Commute & Walkability

Commute Times20–30 minutes to the Las Vegas Strip; 25 minutes to McCarran International Airport.
WalkabilityResort core is walkable; most residential areas require driving.
ParkingAmple private and guest parking; garages standard in most homes.

Marketing Intelligence

Target Buyer Types

  • Affluent families
  • Retirees/active adults
  • Second-home/vacation buyers
  • Luxury investors

Key Selling Points

  • Private lake access
  • Golf and resort amenities
  • Gated security
  • New construction options

Pricing Considerations

List competitively given increased inventory and longer DOM; be prepared for negotiation below list price.

Common Objections & Response Strategies

Objection: High HOA and resort fees

Response Strategy:

Detail included amenities (security, landscaping, club access) and compare to similar luxury communities.

Objection: Distance from Las Vegas Strip and airport

Response Strategy:

Emphasize tranquility, exclusivity, and easy access via Lake Mead Parkway (20–30 min drive).

Objection: Limited walkability/shopping

Response Strategy:

Showcase The Village’s dining/retail and proximity to Henderson shopping centers.

Objection: Longer days on market

Response Strategy:

Highlight buyer leverage, negotiation opportunities, and market stability.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; recent price growth (12.5% YoY listing price) but some sale price softening. Long-term upside tied to continued development and luxury demand.[1][4]

Rental Demand

Strong for luxury vacation rentals and executive housing; limited for long-term standard rentals.

Buyer Competition

Moderate; increased inventory gives buyers more options, but luxury segment remains competitive.

Best For

  • Luxury buyers
  • Retirees
  • Second-home seekers
  • Investors targeting high-end rentals

Potential Concerns

  • Longer days on market
  • HOA and resort fees
  • Distance from urban core

Professional Recommendations

1

Leverage professional staging and high-end photography to showcase lifestyle.

2

Educate buyers on HOA/resort fees and included amenities.

3

Target out-of-state buyers with digital marketing and relocation packages.

4

Stay updated on new developments and builder incentives.

5

Highlight unique lake and golf amenities in all marketing materials.

Competitive Analysis

Comparable Markets

  • Anthem Country Club
  • MacDonald Highlands
  • Summerlin (The Ridges)

Market Positioning

Luxury resort-style enclave with unique waterfront living in the Las Vegas Valley.

Competitive Advantages

  • Private lake and resort amenities
  • Newer construction and customization
  • Guard-gated security

Price Comparison

Priced above Henderson average, but below ultra-luxury enclaves like The Ridges.

Investment Metrics

2.5–4% for luxury vacation rentals (2025 estimates)
Cap Rates
3–5% gross on short-term luxury rentals; lower for long-term leases.
Rental Yields
High (indicative of owner-occupant and second-home market)
Price-to-Rent
Best for high-end furnished rentals; limited for standard long-term rentals due to high purchase prices and fees.
Cash Flow
Stable to modest growth, with upside tied to continued luxury demand and new development.
Appreciation

Buyer Journey Insights

First-Time Buyers

Less common due to price point; may be attracted by new townhomes or condos.

Move-Up Buyers

Drawn by resort amenities, larger homes, and exclusivity.

Downsizers

Active adult and luxury condo/townhome options appeal to downsizers seeking low-maintenance living.

Investors

Focus on luxury vacation rental potential and new construction appreciation.

Relocators

Appealing for those seeking a resort lifestyle, especially from California and other high-cost states.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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