Top Rated
7/10
7/10Helen Jydstrup ES
Zoned · The Lakes area (5 min)
K-5600 Students17:1
The Lakes, Las Vegas
The Lakes Homes For Sale
Nevada's #1 team for The Lakes real estate. Search lakefront homes, lake-view streets, Canyon Gate Country Club, and established neighborhoods around the west valley's original man-made lake.
MEDIAN LIST (ZIP AREA 89117/89128)
$454K
LVR / GLVAR, June 2026
PLAN PRICE RANGE
$400K–$1.2M
Community record
MAN-MADE LAKE
~30 acres
Community record
DAYS ON MARKET
28
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 The Lakes at a Glance?
The Lakes is central-west Las Vegas’ original waterfront master plan — 3,500+ homes on roughly 1,000 acres around a ~30-acre man-made lake, inside the City of Las Vegas — where the surrounding two-ZIP area (89117/89128) shows a $454,450 median list and 28-day market time per Las Vegas REALTORS. The takeaways below unpack it.
- The water: a ~30-acre man-made lake — among the largest private lakes in the valley — ringed by walking trails, parks, and lakefront homes since 1989.
- The two framings: plan-proper homes run $400K–$1.2M per the community record; the broader 89117/89128 ZIP area medians $454,450 on 516 active listings.
- The location: about 10 minutes to Downtown Summerlin, 15 to the Strip, 15 to Red Rock Canyon — central-west position few master plans match.
- The vintage: built late 1980s–2000s by The Collins Brothers — mature trees and established character, but inspections and renovation budgets matter.
- The luxury tier: Canyon Gate Country Club adds guard-gated golf living around a Ted Robinson course within the area.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find The Lakes Homes for Sale?
The two Lakes-area ZIP codes (89117/89128) carried 516 active listings in June 2026 according to Las Vegas REALTORS MLS data — a broader canvas than the 3,500-home plan itself, spanning area condos to $3M+ custom lakefront. The eight newest listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Lakes-Area Homes Sell in Each Price Range?
The two-ZIP area median list price sits near $454,450 per Las Vegas REALTORS June 2026 MLS data, but inventory splits sharply: surrounding-corridor condos stack the under-$400K band while plan-proper homes cluster from $400K to $1.2M and custom lakefront reaches past $3M. The bands below show actual active counts.
Browse The Lakes Listings
How Can You Find a Lakes-Area Home by Type, Lifestyle & Price?
The Lakes area’s 516 active listings break down into two ZIP corridors, three property types, six price bands, and the filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Which Lakes-Area Segments Should You Explore?
The Lakes’ named enclaves — Lakefront Estates, Canyon Gate Country Club, The Lakes Village, Lake Park Townhomes — don’t map one-to-one onto MLS filters, so the cards below slice the two-ZIP area by the segments we can count precisely. Price anchors for the named enclaves come from the community record; every card links to a live search or hub.
Lakefront · Canyon Gate · Established
The Lakes Core — ZIP 89117
Lake-Adjacent · Value EntryNorthern Corridor — ZIP 89128
Detached · All TiersSingle-Family Homes (two-ZIP area)
Lock-and-LeaveCondos & Lofts (two-ZIP area)
Attached · EntryTownhomes (two-ZIP area)
Custom · Lakefront · Canyon GateLuxury $1M+ (two-ZIP area)
Entry · Mostly CondosUnder $400K (two-ZIP area)
Lake-View · Golf · Custom$600K+ Move-Up (two-ZIP area)
By Property Type
By Price Range
Updated daily · 516 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Lakes Listings First?
Custom alerts by enclave, price, beds, and lakefront or golf frontage — no spam, unsubscribe anytime. Lakefront streets inside the 3,500-home plan turn over slowly even though the broader two-ZIP area closes roughly 100 homes a month per Las Vegas REALTORS data; alert subscribers see the rare water positions within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
9/10
How Are the Schools for The Lakes?
The Lakes runs a solid zoned ladder per GreatSchools — Helen Jydstrup Elementary (7/10), Walter Johnson Middle (6/10), and Palo Verde High (7/10) — plus a deep choice bench: Doral Academy Red Rock and Somerset Academy charters, with The Meadows School, Bishop Gorman, and Faith Lutheran a short drive away.
9/10Doral Academy Red Rock
Charter · west valley (10 min)
K-122500 Students20:1
8/10Somerset Academy
Charter · west valley (12 min)
K-81000 Students19:1
9/10The Meadows School (Lower)
Private · Summerlin-adjacent (8 min)
PreK-5900 Students10:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for The Lakes Families?
According to GreatSchools.org, The Lakes families get a solid zoned ladder — Jydstrup ES and Palo Verde HS both rate 7/10 — plus a standout choice bench: Doral Academy Red Rock (9/10), Somerset Academy (8/10), and the Meadows–Gorman–Faith Lutheran private trio nearby. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | West valley · 10 min | $400,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Summerlin-adjacent · 8 min | $400,000+ |
| 3 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 12 min | $400,000+ |
| 4 | Somerset Academy | Public charter | K-8 | 8/10 | West valley · 12 min | $400,000+ |
| 5 | Palo Verde HS | Public (zoned) | 9-12 | 7/10 | West valley · 10 min | $400,000+ |
SAFETY & CRIME
Is The Lakes Safe?
Direct Answer
The Lakes carries a typical established west-valley suburban profile, served by the Las Vegas Metropolitan Police Department. Context matters: FBI Uniform Crime Reporting figures for Las Vegas are skewed by the tourist corridor, while residential west-side neighborhoods read like any American suburb. Canyon Gate adds a 24-hour staffed gate, and roughly 68% owner-occupancy supports stability.
- Las Vegas Metropolitan Police coverageCity of Las Vegas service area
- Staffed gate at Canyon Gate Country ClubCommunity association security
- Owner-occupancy in The LakesCommunity record — settled, long-hold streets
- Residential west-valley incident profileFBI UCR context — tourist corridor skews citywide stats
What Buyers Should Know
Geography does quiet work here: The Lakes is a residential master plan tucked between arterials, not a through-route — traffic on its internal loops is overwhelmingly residents, and the lakeside streets dead-end at the water. The 1989 street grid, mature landscaping, and owner-heavy occupancy give the community the settled rhythm of a neighborhood where people stay for decades.
Typical incidents are low-level suburban property matters — package theft, the occasional vehicle break-in along the busier Sahara and Durango edges — consistent with the broader established west side. Standard suburban precautions cover most of it.
For buyers who want a formal security layer, Canyon Gate Country Club inside the area offers a 24-hour staffed gate, patrols, and private streets — the strongest security posture in the immediate corridor — while gated sub-sections elsewhere in the plan add card-access entries.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Last updated June 2026.
Living In
What's It Like Living in The Lakes, NV?
The Answer
The Lakes delivers established lakeside living at the center of the west valley: a ~30-acre lake ringed by walking trails, mature trees on 1989-vintage streets, guard-gated Canyon Gate Country Club next door, and Sahara–Durango errands minutes away. City of Las Vegas services cover the community, and Nevada’s zero income tax sweetens relocations.
What is The Lakes known for?
The Lakes is known for its ~30-acre man-made lake — among the largest private lakes in the Las Vegas Valley — plus lakeside walking trails, mature landscaping, Canyon Gate Country Club, and a central-west location near Sahara and Durango.
Who should live in The Lakes?
It fits families who want lake trails and a deep charter-school bench, established-home buyers who value mature trees over builder newness, golfers eyeing Canyon Gate, and commuters who want Summerlin, the Strip, and Red Rock all within 15 minutes.
What is daily life like?
Mornings start on the lakeside jogging path, errands run minutes down Sahara or Durango, and evenings end with Red Rock sunsets, Downtown Summerlin dining ten minutes west, or a quiet walk around the water.
Location
Where Is The Lakes
The Lakes sits in central-west Las Vegas around the Sahara Avenue and Durango Drive intersection, spanning ZIPs 89117 and 89128. About 1,000 acres. Roughly 9 miles from the Strip.
Downtown Summerlin
10
Min
Strip
15
Min
Red Rock Canyon
15
Min
Downtown LV
20
Min
Airport
25
Min
The Lakes
At a Glance$454,450
Median List (ZIP area 89117/89128)
$456,000
Median Sold, 100 days (ZIP area)
516
Active Listings (ZIP area)
28
Days on Market
- Setting
- Waterfront master plan, central-west LV
- Acreage
- ~1,000 acres
- Man-Made Lake
- ~30 acres
- Established
- 1989
- Developer
- The Collins Brothers
- Homes
- 3,500+
- HOA Range
- $75–$250/mo
- Golf
- Canyon Gate CC (Ted Robinson)
- Sunshine
- 300 days/year
- Schools
- CCSD west + charters/private
- Guard-Gated
- Canyon Gate (within the area)
- Distance to Strip
- ~15 min
LIVABILITY REPORT CARD
How Does The Lakes Score?
The Lakes earns top marks for location, water, and established character, with honest trade-offs on housing vintage and the absence of new construction. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first tour around the lake.
Grade B+: Safety
LVMPD coverage with an established residential west-valley profile; Canyon Gate adds a 24-hour staffed gate. Citywide FBI UCR figures are skewed by the tourist corridor.
Grade B: Schools
Zoned CCSD ladder of Jydstrup ES (7/10), Johnson MS (6/10), and Palo Verde HS (7/10), with Doral Academy Red Rock (9/10), The Meadows, Gorman, and Faith Lutheran nearby.
Grade B+: Cost of Living
Two-ZIP area median of $454,450 sits below Las Vegas’ $476K citywide figure, HOA dues run a modest $75–$250/mo, and Nevada caps property-tax growth at 3%.
Grade B+: Amenities
The lake and its trail system, two community parks, Canyon Gate golf, and the Sahara–Durango retail, dining, and medical corridor minutes away.
Grade A-: Outdoor Access
Lakeside trails at home, Red Rock Canyon’s 195,819 acres 15 minutes west, and 300 days of annual sunshine.
Grade A: Commute
Roughly 10 minutes to Downtown Summerlin, 15 to the Strip, 25 to the airport — the central-west position is the community’s quiet superpower.
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 The Lakes a good place to live?
Yes — if established beats brand-new for you. The Lakes pairs the west valley’s original ~30-acre man-made lake with mature-tree streets, lakeside trails, modest $75–$250 monthly HOA dues, and a location 10 minutes from Downtown Summerlin and 15 from the Strip. Families lean on a 7/10 zoned elementary plus a deep charter and private bench; golfers get guard-gated Canyon Gate Country Club. The trade-off is vintage: most homes date to 1989–2000s, so budget for inspections and updates.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in The Lakes?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Lakes — the parent city holds 656,274 residents with a median household income of $66,820. Within the plan itself, the community record shows a more settled profile: roughly 12,000 residents, a median age near 42, and owner-occupancy around 68%.
The Census does not break The Lakes out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows long-hold families, empty nesters on single-story streets, Canyon Gate golf households, and a steady stream of California buyers trading coastal prices for lakefront ones.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~38
vs Clark Co 38
$425K
vs Clark Co $391K
~54%
vs Clark Co 59%
~27%
vs Clark Co 29%
~30%
vs Clark Co 27%
2.7
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (The Lakes is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is The Lakes Area Growing?
The Lakes itself finished building out by the early 2000s — its growth story is now turnover and renovation, not expansion — while the parent city compounds steadily: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the west valley around Sahara and Durango remains one of its most established, fully built corridors.
656,274Las Vegas residents (Census)
~1,000The Lakes master-planned acres
~700,000Las Vegas projected, 2030
City of Las Vegas population trajectory, 2010–2030 (projected)
Inside the plan, supply is permanently finite: the lake, the trail system, and the 1989 street grid cap what can ever exist here at roughly 3,500 homes — which is the scarcity argument for ownership. Roughly 1,200 closings a year across the broader two-ZIP area keep the market liquid, but lakefront streets themselves turn over slowly, and waterfront positions cannot be replicated by new construction anywhere in the central valley.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate The Lakes separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does The Lakes Score for Livability?
The Lakes pairs an A-grade central-west commute and strong outdoor access with B-plus marks on amenities, affordability, and safety, plus one honest caveat: the 1989–2000s housing stock demands inspection discipline. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census and FBI data.
- 82A-
Overall Livability
- 72B
Schools (zoned)
- 78B+
Safety
- 76B+
Cost of Living
- 80B+
Amenities
- 86A-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is The Lakes Real Estate Market Trending?
Median sold price, days on market, and monthly closings across ZIPs 89117/89128 from Las Vegas REALTORS MLS data. Framing first: these two ZIP codes are broader than the 3,500-home plan and include surrounding corridors, so read them as area context — roughly 100 closings a month keep the medians statistically steady across the year charted below.
Median Sold Price
$427K–$486K monthly band — steady, no boom-bust swings
vs May 2025
Source: Las Vegas REALTORS
Days on Market
23–44 day monthly range; 28 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~100 monthly average across the two-ZIP area; May posts as late closings finalize
vs May 2025
Source: Las Vegas REALTORS
28
MEDIAN DAYS ON MARKET
$454K
TWO-ZIP MEDIAN LIST
516
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
BALANCED MARKET
Get matched with a
Lakes-area specialist.
Market Competitiveness
How competitive is The Lakes right now?
The Lakes area is a balanced, steadily liquid market — sold homes across ZIPs 89117/89128 took a median of 28 days over the past hundred days per Las Vegas REALTORS data, on roughly 100 closings a month. Well-priced lakefront and Canyon Gate homes draw fast attention; dated interiors wait for the price to reflect renovation math.
58Balanced / Selective Market
- 28 daysMedian days on market (sold, 100d)
- 23–44Monthly DOM range, past 12 months
- 516Active listings, two-ZIP area (June 2026)
- ~100/moTypical closings, two-ZIP area
Is The Lakes Right for You?
Who Should Buy a Home in The Lakes?
The Lakes isn’t one-size-fits-all — it’s six distinct enclaves spanning $400K Lake Park townhomes to $1.2M+ lakefront estates and Canyon Gate golf homes, with a lifestyle that rewards specific buyer types. Six profiles below match lifestyles to enclaves, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Lakes Enclaves Fit Your Buyer Type?
Waterfront Seekers
- Lakefront Estates — homes directly on the water from ~$700K
- Lake View Estates for vistas without the shoreline premium
- Waterfront positions cannot be replicated by new construction
- Comp lakefront separately — it is its own market
Families
- Zoned Jydstrup ES (7/10) and Palo Verde HS (7/10)
- Doral Red Rock (9/10) and Somerset (8/10) charters nearby
- Lakeside trails, parks, and playgrounds in-plan
- Meadows, Gorman, and Faith Lutheran within 12 minutes
Golf & Gated Buyers
- Canyon Gate Country Club — Ted Robinson course
- 24-hour staffed gate and private streets
- Club membership separate from HOA dues
- Luxury inventory above the plan’s typical range
First-Time & Entry Buyers
- Lake Park Townhomes from about $400K (plan anchor)
- 229 ZIP-area listings under $400K, mostly condos
- Full access to lake trails and community amenities
- Watch association financing eligibility on attached product
Commuters & Remote Workers
- 10 minutes to Downtown Summerlin job corridor
- 15 minutes to Strip resort-corridor employment
- Sahara–Durango errands without freeway driving
- About 25 minutes to Harry Reid International
Established-Home Buyers
- Mature trees and 1989-vintage settled streets
- ~68% owner-occupancy per the community record
- Renovated resales as the value play
- Budget inspections into every offer
Best Fit For
- California relocators — lakeside living at a fraction of coastal pricing, zero state income tax, and a 3% property-tax cap on primary residences.
- Waterfront buyers — lakefront and lake-view homes on a ~30-acre lake that no central-valley rival can replicate.
- Families — a 7/10 zoned elementary, a deep charter and private bench, and lakeside trails between the parks.
- Golf & club buyers — Canyon Gate Country Club’s Ted Robinson course behind a 24-hour staffed gate, minutes from the water.
- Value-minded buyers — a two-ZIP area median of $454,450 — below Las Vegas’ $476K citywide figure — with plan townhomes from $400K.
- Buyers who value scarcity — a permanently built-out plan of roughly 3,500 homes around finite shoreline that protects well-bought positions.
Ready to explore homes in The Lakes? Our team knows every enclave, lakefront street, and Canyon Gate cul-de-sac around the water.
Start Your Home SearchPros
- A ~30-acre man-made lake — among the largest private lakes in the Las Vegas Valley — with trails, fishing, and waterfront homes
- Central-west location: about 10 minutes to Downtown Summerlin, 15 to the Strip, 15 to Red Rock Canyon
- Mature trees and established character that newer master plans need decades to grow
- Modest HOA dues of $75–$250 monthly per the community record
- Guard-gated Canyon Gate Country Club golf living within the area
- Entry townhomes from about $400K and a two-ZIP area median below the citywide figure
- Zero state income tax and a 3% property-tax cap under NRS 361.471
Honest Considerations
- 1989–2000s housing stock — inspections, roofs, HVAC, and renovation budgets matter more than anywhere new
- No new construction inside the plan; buyers wanting builder warranties must look 10–20 minutes west
- Lakefront and lake-view premiums are real and uneven — comping takes judgment
- ZIP-area statistics blend the plan with surrounding corridors — judge value on plan-specific comps
- Sub-association rules on lake use, rentals, and exterior changes vary — read CC&Rs early
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Enclave Comparison
How Do The Lakes’ Top 6 Enclaves Compare?
A like-for-like comparison of The Lakes’ six named enclaves — entry price anchors from the community record, ZIP-corridor market context via Las Vegas REALTORS. Honesty note: enclave-level medians aren’t separately tabulated, so price columns show record anchors and market columns show the ZIP corridor each enclave sits in.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Lakefront Estates | From $700K (record anchor) | ~$266 (ZIP 89117) | 24 (ZIP 89117) | see live search | Waterfront · Premium |
| Canyon Gate Country Club | From $700K (record anchor) | ~$266 (ZIP 89117) | 24 (ZIP 89117) | see live search | Guard-gated · Golf |
| The Lakes Village | From $450K (record anchor) | ~$266 (ZIP 89117) | 24 (ZIP 89117) | see live search | Established single-family |
| Lake Park Townhomes | From $400K (record anchor) | ~$246–$266 (ZIP area) | 28 (two-ZIP area) | see live search | Attached · Entry |
| Lake View Estates | From $550K (record anchor) | ~$266 (ZIP 89117) | 24 (ZIP 89117) | see live search | Views without shoreline pricing |
| Custom Home Area | From $800K (record anchor) | ~$266+ (ZIP 89117) | 24 (ZIP 89117) | see live search | Custom · Luxury |
Source: Las Vegas REALTORS MLS data plus the community record and NREG analysis, June 2026. Enclave price columns are record entry anchors, not computed medians; days-on-market and price-per-square-foot reflect the surrounding ZIP corridor. Listing counts update daily via our IDX feed.
Enclave Deep Dive
What’s Inside The Lakes’ Top Enclaves?
Submarket 1
Lakefront Estates
Homes directly on the lake with water views and waterfront access — the most desirable and highest-priced positions in The Lakes. Shoreline is finite by construction, so these streets trade on scarcity and turn over slowly.
Browse Lakefront Estates homes →From $700KMedian Price
24 (ZIP 89117)Days on Market
see live searchActive Listings
~$266 (ZIP 89117)Price / Sq Ft
Submarket 2
Canyon Gate Country Club
The guard-gated golf enclave within The Lakes area, built around a Ted Robinson-designed course with luxury homes and resort amenities. Its pricing can exceed the plan’s typical range, and dues fund the staffed gate.
Browse Canyon Gate Country Club homes →From $700KMedian Price
24 (ZIP 89117)Days on Market
see live searchActive Listings
~$266 (ZIP 89117)Price / Sq Ft
Submarket 3
The Lakes Village
The core single-family neighborhoods — mature landscaping, community pools, and walking-distance lake access. The bread-and-butter middle of the plan and its most consistent resale market.
Browse The Lakes Village homes →From $450KMedian Price
24 (ZIP 89117)Days on Market
see live searchActive Listings
~$266 (ZIP 89117)Price / Sq Ft
Submarket 4
Lake Park Townhomes
The plan’s entry door: attached townhomes with lower maintenance and full access to the lake, trails, and community amenities. Confirm association financing eligibility with your lender early.
Browse Lake Park Townhomes homes →From $400KMedian Price
28 (two-ZIP area)Days on Market
see live searchActive Listings
~$246–$266 (ZIP area)Price / Sq Ft
Submarket 5
Lake View Estates
Elevated homes with lake views from upper floors — not directly waterfront, but with scenic vistas of the water and landscaped surroundings at a meaningful discount to the shoreline itself.
Browse Lake View Estates homes →From $550KMedian Price
24 (ZIP 89117)Days on Market
see live searchActive Listings
~$266 (ZIP 89117)Price / Sq Ft
Submarket 6
Custom Home Area
Larger custom-built homes on premium lots — unique architecture, bigger floor plans, and premium finishes. The one-off character buyers cross-shop against Canyon Gate and the lakefront.
Browse Custom Home Area homes →From $800KMedian Price
24 (ZIP 89117)Days on Market
see live searchActive Listings
~$266+ (ZIP 89117)Price / Sq Ft
Submarket 7
The Lake & Trail System (the community’s engine)
The amenity every enclave shares: a ~30-acre man-made lake ringed by walking and jogging paths, fishing spots, parks, and waterfront streets. Owning anywhere in the plan puts the water minutes from your door.
Browse The Lake & Trail System (the community’s engine) homes →~30Acres of Lake
1,000Plan Acres
3,500+Homes
1989Established
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Lakes
enclave fits?
BY ZIP CODE
What Does The Lakes Market Look Like Across ZIPs 89117 and 89128?
The Lakes area spans two ZIP codes — 89117 and 89128 — and the honest framing matters: both corridors are broader than the 3,500-home plan, blending it with Canyon Gate, Peccole-area streets, and Desert Shores-adjacent blocks. The table below shows each ZIP corridor separately, per Las Vegas REALTORS MLS data probed June 2026.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89117 | The Lakes core, Canyon Gate & Sahara–Durango corridor | $546K | ~$266 | 24 | 303 | n/a* |
| 89128 | Northern Lakes-area corridor (Desert Shores-adjacent) | $310K | ~$246 | 32 | 213 | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Year-over-year change is intentionally omitted: ZIP corridors blend the plan with surrounding neighborhoods, so corridor YoY math would misstate plan-level appreciation. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define The Lakes Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, or the community record — capture The Lakes faster than any brochure: a $454,450 two-ZIP median, 28 median days on market, a ~30-acre lake, and roughly 3,500 homes built out since 1989.
$454,450
Median list price across the two Lakes-area ZIP codes (89117/89128), June 2026.
Las Vegas REALTORS
28
Median days from list to accepted offer across the ZIP area over the past hundred days.
LVR / GLVAR, June 2026
516
Active listings across the two-ZIP area in June 2026 — a liquid, balanced market.
Las Vegas REALTORS
~1,200
Closings per year across the ZIP area — roughly 100 a month keeps medians statistically steady.
LVR / GLVAR 12-month series
~30
Acres of man-made lake at the community’s center — among the valley’s largest private lakes.
Community record
3,500+
Homes in the master plan, built out between the late 1980s and early 2000s.
Community record
1989
Year The Collins Brothers established the plan — the west valley’s original waterfront address.
Community record
~68%
Owner-occupancy inside the community — settled streets and long-hold ownership.
Community record
WHY THE LAKES
Why Does The Lakes Stand Apart From Its Peers?
From the water to the location to the mature trees, The Lakes occupies a niche no other central-valley community fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, MLS data, and the community record — so you can check every claim.
- Community record
A real lake in the middle of the west valley
A ~30-acre man-made lake — among the largest private lakes in the Las Vegas Valley — ringed by trails, parks, and waterfront homes since 1989. No other central-west address has it.
- Community record drive times
The location few master plans can match
About 10 minutes to Downtown Summerlin, 15 to the Strip, 15 to Red Rock Canyon — central-west positioning that newer master plans at the valley’s rim gave up.
- Community record
Established character money can’t rush
Mature trees, settled streets, and ~68% owner-occupancy — the 1989-vintage fabric that brand-new communities need decades to grow.
- 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 predictable.
- Community record · LVR / GLVAR, June 2026
Finite waterfront by design
The lake and the built-out street grid cap supply permanently at roughly 3,500 homes — waterfront positions here cannot be replicated by new construction.
WHY BUY IN THE LAKES
What Are the Top 10 Reasons to Buy a Home in The Lakes?
The Lakes’ case rests on scarcity and position, not slogans: a ~30-acre lake no central-valley rival can copy, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and a two-ZIP median below the citywide figure. Ten sourced reasons follow.
A ~30-acre man-made lake
Among the largest private lakes in the valley — waterfront living that cannot be replicated in the central-west corridor.
Community record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
Area entry below the Las Vegas median
The $454,450 two-ZIP median undercuts Las Vegas’ $476K citywide figure, and plan townhomes start near $400K.
Las Vegas REALTORS, June 2026
Canyon Gate Country Club
Guard-gated golf living around a Ted Robinson-designed course, inside the same square mile as the lake.
Community record
The central-west commute
About 10 minutes to Downtown Summerlin, 15 to the Strip, 25 to Harry Reid International.
Community record drive times
A deep school-choice bench
Doral Academy Red Rock (9/10) and Somerset (8/10) charters plus the Meadows–Gorman–Faith Lutheran private trio nearby.
GreatSchools
Red Rock Canyon 15 minutes west
195,819 acres of national conservation lands — hiking, climbing, and the Scenic Loop within a school-run drive.
Bureau of Land Management
Modest carrying costs
HOA dues of $75–$250 monthly per the community record — a fraction of resort-community layering elsewhere in the valley.
Community record
Structural waterfront scarcity
A built-out plan of roughly 3,500 homes around finite shoreline — supply discipline most communities only promise.
Community record · LVR / GLVAR
New Construction
Who Builds New Homes Near The Lakes?
The Lakes itself is built out — the plan finished between the late 1980s and early 2000s, so inventory inside the community is resale plus the occasional custom rebuild. Buyers wanting new construction with a similar west-side commute look to Summerlin’s actively selling villages 10–20 minutes west. Incentives change monthly, so verify current offers first.
Family & Mid-Market
Lennar
High-volume new-home alternative nearest the plan
Move-Up & Luxury
Toll Brothers
Luxury production for buyers leaving resale behind
Design-Forward Family
Tri Pointe Homes
Modern floor plans in the west-valley growth corridor
Family & 55+ Active Adult
Pulte / Del Webb
Single-story and active-adult product nearby
First-Time & Value
KB Home
Entry-level new construction within commuting reach
Outdoor Recreation
What Outdoor Amenities Does The Lakes Offer?
Water at home, red rock fifteen minutes west — The Lakes is the central valley’s only established lakeside address. The City of Las Vegas provides parks and street connections, the community’s trail system rings the water, and Red Rock Canyon’s 195,819 federal acres begin a short drive west — usable through 300 days of annual sunshine.
AT HOME
The lake (Lake Sahara)
~30 acresWalking · Fishing · Waterfront livingResident
The community’s centerpiece: a ~30-acre man-made lake with waterfront homes, fishing, and scenic water views that feel nothing like the desert around it.
AT HOME
Lakeside trail system
Community-wideJogging · WalkingFree
Miles of lakeside walking and jogging paths connecting neighborhoods, parks, and the water — the daily-routine anchor for residents.
IN-COMMUNITY
The Lakes Park
~30 acres (lake & surrounds)Playground · PicnicsFree
The park land wrapped around the lake at Durango and Sahara — playground, picnic areas, and the community’s green heart.
IN-COMMUNITY
Canyon Gate Park
~10 acresSports courts · PlaygroundFree
Sports courts, open turf, walking paths, and picnic shelters on the Canyon Gate side of the plan.
IN-AREA
Canyon Gate Country Club
18 holesPrivate golfMembers
Ted Robinson-designed private course behind guard gates — the golf identity of the neighborhood, with club dining and tennis.
15 MIN
Red Rock Canyon NCA
195,819 acresHiking · ClimbingBLM fee
The Scenic Loop Drive, world-class climbing, and trailheads for every fitness level — the west valley’s signature public land.
10 MIN
Downtown Summerlin
Open-air districtDining · Shops · EventsFree
The west side’s open-air retail and dining district — farmers markets, events, and evenings out ten minutes from the lake.
~50 MIN
Spring Mountains / Mount Charleston
Alpine escapeHiking · Snow playFree/USFS fee
The valley’s 20-degree-cooler alpine backyard — summer trail relief and winter snow within a morning’s round trip.
The Lakes Lifestyle
What Does a Weekend in The Lakes Look Like?
Three moods within fifteen minutes of the front door: a sunrise lap around the lake on the community trail, a Red Rock Canyon hike across 195,819 federal acres per the Bureau of Land Management, and dinner at Downtown Summerlin ten minutes west — with the Strip’s shows fifteen minutes east when you want them.
30Acre Man-Made Lake
1,000Master-Planned Acres
10Min to Downtown Summerlin
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Lakes Homes This Weekend?
Open houses run steadily here — with roughly 100 closings a month across the two-ZIP area, most weekends offer several to walk, though lakefront streets and guard-gated Canyon Gate often show by appointment only. Set up instant alerts for Lakes-area open houses, or browse every active listing and let us arrange private showings.
Quick Answer
What does an HOA cost in The Lakes?
The community record puts The Lakes at $75–$250 per month depending on the sub-association. Standard single-family sections sit near the low end and fund common areas, the lake surroundings, and the trail system; townhome sections run higher where exterior maintenance or landscaping is bundled. Canyon Gate Country Club carries its own higher dues for 24-hour staffed entry, with golf membership priced separately. Always pull dues, reserves, and assessment history in escrow before waiving anything.
Moving to The Lakes
Should I Move to The Lakes?
Every month, households from Los Angeles, Orange County, and the Bay Area discover that lakeside living priced out of reach on the coast is attainable in the middle of the west valley. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Buyers Are Choosing The Lakes
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $25,000 per year in state income taxes alone. The Lakes adds the lifestyle argument coastal California can't answer at the price: an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, attached to an established home minutes from a real lake.
At a $700,000 budget, coastal Los Angeles buyers are looking at a dated condo or a small tract home miles from the water. That same budget in The Lakes secures a lakefront or lake-view single-family home on a mature-tree street — with walking trails around the water, parks, and the Sahara–Durango retail corridor minutes from the front door.
According to Las Vegas REALTORS, the median list price across the two Lakes-area ZIP codes (89117/89128) is about $454,450, with plan-proper homes running $400K–$1.2M per the community record. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting context matters here: citywide Las Vegas figures are skewed by the tourist corridor, while the established residential west side reads like any American suburb. And the Bureau of Land Management manages Red Rock Canyon’s 195,819 acres beginning about fifteen minutes west.
The Lakes sits in the middle of the west valley’s employment map: Downtown Summerlin’s office and retail district and Summerlin Hospital Medical Center are about 10 minutes west, the Strip’s resort-corridor employment core is 15 minutes east, and the Sahara–Durango commercial corridor puts retail, dining, and medical jobs — and errands — inside the neighborhood itself.
Cost of Living Snapshot — The Lakes vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and caps primary-residence property-tax growth at 3% annually. The category that flips hardest is the one that matters here: water. Lakefront living that starts around $700K in The Lakes starts in the millions on the California coast.
| Metric | The Lakes, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $454,450 (two-ZIP area) / $400K–$1.2M in-plan | ~$1.0M+ |
| Waterfront Entry Point | ~$700K (lakefront, plan anchor) | $2M+ (coastal) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Airport Commute | ~25 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
The Lakes Rental Market — Rent vs. Own
Single-family homes in the area typically rent for about $2,000–$3,000 per month per Las Vegas REALTORS rental tracking, with lakefront and Canyon Gate properties commanding premiums and surrounding-corridor condos renting for less. Owner-occupancy near 68% keeps in-plan rental supply thin — exactly the scarcity that rewards owners over a 5+ year hold. Short-term rentals are tightly regulated by the City of Las Vegas and further restricted by most sub-associations here.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to The Lakes? Our team specializes in out-of-state relocation — virtual lakefront and Canyon Gate tours, inspection-aware offer strategy on 1989–2000s housing stock, off-market access, and closing coordination without flying in repeatedly.
Start Your Relocation SearchRELOCATION TIMELINE
How to relocate to The Lakes in 8 steps
From first research to keys-in-hand, here’s the 8-12 week timeline most Lakes buyers follow. Two deadlines are statutory: Nevada requires a driver’s license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your enclave and set a budget
Decide which Lakes you’re buying: ~$400K Lake Park townhomes, $450K+ Village single-family, $550K+ lake-view streets, $700K+ lakefront or Canyon Gate, or $800K+ custom. Each carries different carrying costs and competition.
Get pre-approved — association-aware
If a townhome or condo is in play, have your lender vet the specific association’s financing eligibility early; lakefront purchases above the conforming limit go jumbo with reserve requirements.
Hire a Lakes-area specialist
Lakefront, lake-view, and interior lots are three different markets inside one plan — work with an agent who comps them separately and knows which water and golf premiums are real.
Tour in person or virtually
Walk the lake loop at sunset and the Sahara–Durango corridor at rush hour — the community’s rhythm differs sharply by street. Virtual tours work well for out-of-state buyers.
Write and negotiate the offer
On 1989–2000s housing stock, inspection leverage is the negotiation: price the roof, HVAC, and plumbing realities into your number rather than discovering them after acceptance.
Inspection, HOA docs & appraisal
Order the resale package early: dues, reserves, assessment history, and lake-use rules. Appraisals on true lakefront can run long because shoreline comps are scarce.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding, plus HOA questionnaire turnaround on attached product.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), then handle the DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives The Lakes Economy?
The Lakes is a residential community at the center of the west valley’s employment map. According to the U.S. Bureau of Labor Statistics, the metro labor market remains historically strong — and from Sahara and Durango, the Summerlin job corridor, the Strip’s resort core, and the valley’s medical employers are all within a 15-minute radius.
~$80,000Avg household income, The LakesCommunity record
$66,820Median income, City of Las VegasU.S. Census QuickFacts
10 minTo the Downtown Summerlin job corridorVia W Sahara Ave
15 minTo Strip resort-corridor employmentVia Flamingo Rd / W Sahara Ave
Top Lakes-Area Employment Anchors
- Summerlin Hospital Medical CenterMajor west-side healthcare employer about 10 minutes west
- Downtown Summerlin offices & retailThe west valley’s office, retail, and dining district
- Las Vegas Strip resort corridorThe metro’s hospitality employment core, 15 minutes east
- Sahara–Durango commercial corridorIn-area retail, dining, medical, and professional services
- Clark County School District (west region)Zoned campuses and west-valley schools employment
- City of Las VegasMunicipal services for the surrounding west side
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Lakes Compare to Las Vegas, Summerlin & Henderson?
If you’re weighing The Lakes against the valley’s other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Lakes wins on water and central position, Summerlin on school depth, Henderson on safety rankings — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Lakes | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Median List Price | $454,450 (two-ZIP area) | $476K | $728K | $548K |
| Active Listings | 516 (ZIP area) | 8,606 | 1,253 | 2,460 |
| Days on Market | 28 | 20 | 21 | 21 |
| Population | ~12,000 (community record) | 656,274 | ~127,000 | 331,857 |
| Median Household Income | ~$80,000 (community record) | $66,820 | $95,200 | $88,654 |
| Waterfront Living | ~30-acre private lake | The Lakes & Desert Shores only | None | Via Lake Las Vegas |
| New Construction | Built out — resale market | Moderate | Very High (Summerlin West) | Very High (Cadence, Inspirada) |
| Established Character | Mature trees since 1989 | Varies by corridor | Newer villages dominate | Mix of vintages |
| Best For | Waterfront · Central location · Established value | Investors · Urban · Value | Schools · Luxury · Outdoors | Families · Schools · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Lakes population and income figures are community-record estimates — the Census and FBI do not tabulate the plan separately. Last updated June 2026.
Cost of Ownership
What Will The Lakes Cost You Each Month?
A $454,450 area-median purchase runs about $3,400 monthly with 10% down at 7% per Freddie Mac’s rate survey — including The Lakes’ modest $75–$250 HOA dues. The tabs below model your payment, compare renting, and budget the association tiers from standard sections to Canyon Gate.
Payment Estimator
Estimate Your Lakes-Area Payment
$3,473
Estimated Monthly Payment
- Principal & Interest$2,721
- Property Tax$231
- Insurance$150
- HOA$200
- PMI$170
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 The Lakes right now?
Owner-occupancy near 68% keeps rental supply inside the plan thin and rents firm. At current rates the monthly gap narrows once equity and tax effects are counted — for 5+ year holds, waterfront scarcity tilts the math toward owning.
OWN (10% DOWN, 7%)
$3,400 / mo
- Principal & Interest
- $2,721
- Property Tax (~0.6%)
- $227
- Homeowners Insurance
- $110
- HOA (sub-association)
- $160
- PMI (10% down)
- $190
5-year net cost:~$108,000
Equity built:~$141,000
RENT (AREA MODEL MEDIAN)
$2,400 / mo
- Median Area Rent (model)
- $2,400
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$156,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning an area-median Lakes home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $141,000 in equity (including the down payment) while the renter walks away with none. Appreciation above the modeled 3% on scarce lakefront positions widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $160/mo HOA, $2,400/mo model rent.
HOA Fees by Community
HOA Fees by Enclave Tier
The community record puts The Lakes’ range at $75–$250 per month depending on the sub-association, with Canyon Gate Country Club’s guard-gated dues above that band. Some sections bundle exterior or landscape items — verify inclusions, reserves, and any assessment history in escrow.
Standard Single-Family Sections
$75–$150 / mo (record range, low end)
The Lakes Village · Lake View Estates
$75–$150
Includes:
Common areas, lake surroundings, trail upkeep, community standards
Custom Home Area
$75–$200
Includes:
Common-area maintenance with larger-lot streetscapes
Attached & Lake-Adjacent Sections
Up to $250 / mo (record range, high end)
Lake Park Townhomes
$150–$250
Includes:
Exterior or landscape items often bundled — confirm the specific association
Lakefront Estates
$100–$250
Includes:
Lake-adjacent common areas; verify dock and water-use rules in the CC&Rs
Guard-Gated Golf (within the area)
Above the plan band
Canyon Gate Country Club
Higher — staffed entry
Includes:
24-hr guard gate, patrols, private streets
Canyon Gate club membership
Separate
Includes:
Ted Robinson golf, dining, and social tiers priced independently of HOA dues
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From The Lakes?
Sahara Avenue and Durango Drive carry most daily trips, with the CC-215 Beltway and Summerlin Parkway minutes away feeding the rest of the valley. Most households drive, with mean Las Vegas commutes near 25 minutes per U.S. Census ACS data — and The Lakes’ central-west position means many residents commute well under that figure.
Drive Times from The Lakes
- ~10 minDowntown SummerlinW Sahara Ave west
- ~10 minSummerlin Hospital Medical CenterW Sahara Ave → Town Center Dr
- ~15 minLas Vegas StripFlamingo Rd / W Sahara Ave east
- ~15 minRed Rock Canyon NCAW Charleston Blvd west
- ~12 minChinatown (Spring Mountain Rd)Durango Dr → Spring Mountain Rd
- ~20 minDowntown Las VegasW Sahara Ave east / US-95
- ~25 minHarry Reid Intl AirportI-215 south → I-15
- ~30 minHenderson (Water Street)I-215 east
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 The Lakes?
Most purchases close in 30 to 45 days — cash offers can close in 7–14. Because the housing stock dates to 1989–2000s, inspection negotiations are the most common timeline variable: re-inspections or repair credits can add a week. Townhome and condo files add HOA document review time, and Nevada closes through escrow companies, not attorneys.
Quick Answer
What down payment do you need to buy in The Lakes?
Most buyers here put down 5% to 20%. Conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5% with a 580 credit score, and VA loans allow 0% for eligible veterans. On the $454,450 two-ZIP area median, plan roughly $13,600 (3%) to $90,900 (20%); on a $700K lakefront entry, $35,000 to $140,000. Under 20% down, budget monthly PMI of roughly $150–$350 — and have your lender confirm association financing eligibility early on attached product.
The Lakes FAQ — 18 Answers
What Do The Lakes Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Lakes?
Across the two Lakes-area ZIP codes (89117/89128), the median list price runs about $454,450 per Las Vegas REALTORS MLS data — a figure that blends the master plan with surrounding corridors. Inside the plan, the community record spans $400,000 Lake Park townhomes to $1.2M+ lakefront estates, with Canyon Gate Country Club homes climbing higher still.
What are the best neighborhoods in The Lakes?
For waterfront: Lakefront Estates, where homes sit directly on the community’s ~30-acre lake from roughly $700K. For guard-gated golf: Canyon Gate Country Club, built around a Ted Robinson-designed course. For established single-family value: The Lakes Village from about $450K. For entry: Lake Park Townhomes from around $400K. Lake View Estates adds elevated lots with water vistas from about $550K, and the Custom Home Area carries larger one-off builds from roughly $800K.
How is The Lakes different from the rest of Las Vegas?
The Lakes is the central-west valley’s original waterfront master plan — roughly 1,000 acres and 3,500+ homes built around a ~30-acre man-made lake since 1989, developed by The Collins Brothers. Mainstream Las Vegas neighborhoods trade on price or newness; The Lakes trades on water, mature trees, and position — 10 minutes to Downtown Summerlin, 15 to the Strip. It feels like an established lakeside suburb dropped into the middle of the west valley.
What is the average days on market in The Lakes area?
Homes sold across ZIPs 89117/89128 over the past hundred days took a median of about 28 days from list to accepted offer, per Las Vegas REALTORS MLS statistics. Monthly medians over the past year ranged from 23 to 44 days, so this is a balanced, steadily liquid market rather than a frenzy. Well-priced lakefront and Canyon Gate homes draw faster attention; dated interiors on interior lots sit longer until the price reflects the renovation math.
What are property taxes like in The Lakes?
Low by national standards. Nevada’s effective property-tax rate runs roughly 0.5–0.7% of a home’s value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a mid-$400Ks area purchase that pencils to roughly $2,300–$3,200 a year. Because The Lakes’ housing stock dates to 1989–2000s, verify the parcel’s taxable value and any reassessment history in escrow rather than assuming the seller’s bill carries over.
What are HOA fees in The Lakes?
The community record puts The Lakes’ HOA range at $75–$250 per month depending on the sub-association. Standard single-family sections sit near the low end and cover common areas, lake surroundings, and trail upkeep; townhome sections and lake-adjacent enclaves run higher where landscaping or exterior items are bundled. Canyon Gate Country Club, the guard-gated golf enclave within the area, carries its own higher dues that fund staffed entry — and club membership is separate. Always pull the resale package in escrow.
What is the cost of living in The Lakes?
Reasonable for what the address delivers. The two-ZIP area median near $454,450 actually sits below Las Vegas’ $476K citywide median per Las Vegas REALTORS data, because the surrounding corridors carry heavy condo inventory — while plan-proper homes run $400K–$1.2M. Day-to-day costs track the rest of Clark County, HOA dues are modest at $75–$250 monthly, and Nevada’s zero state income tax plus the 3% property-tax cap keep carrying costs predictable.
What schools serve The Lakes?
The zoned Clark County School District ladder is Helen Jydstrup Elementary (7/10 on GreatSchools), Walter Johnson Middle (6/10), and Palo Verde High (7/10) — a solid public lineup by valley standards. The choice bench is the real strength: Doral Academy Red Rock (9/10) and Somerset Academy (8/10) lead the charters, while The Meadows School, Bishop Gorman, and Faith Lutheran — three of Nevada’s best-known private campuses — are all within a short drive. Verify zoning street by street.
Is The Lakes good for families and retirees?
Both, genuinely. Families get lakeside trails, parks, a 7/10 zoned elementary, and a deep charter and private bench within 15 minutes. Empty nesters and retirees get single-story floor plans, mature-tree streets, modest $75–$250 HOA dues, and errands at Sahara and Durango without freeway driving. The community’s ~42 median age and roughly 68% owner-occupancy per the community record reflect that mix — it’s a settled, long-hold neighborhood rather than a transient one.
What is the rental market like in The Lakes?
Steady and landlord-friendly. Single-family homes in the area typically rent for about $2,000–$3,000 per month per Las Vegas REALTORS rental tracking, with lakefront and Canyon Gate properties commanding premiums and condos in the surrounding ZIP corridors renting for less. Owner-occupancy near 68% keeps rental supply inside the plan thin, which supports rents. Short-term rentals are tightly regulated by the City of Las Vegas and restricted by most sub-associations — read the CC&Rs before underwriting one.
Is there new construction in The Lakes?
Essentially none inside the plan — The Lakes built out between the late 1980s and early 2000s, so inventory is overwhelmingly resale, plus the occasional custom rebuild. The practical implication: inspections and renovation budgets matter more here than builder incentives. Buyers who want new construction with a similar west-side commute look to Summerlin’s actively selling villages 10–20 minutes west, where Lennar, Toll Brothers, Tri Pointe, and Pulte all build. Many end up preferring The Lakes’ mature trees anyway.
What amenities does The Lakes offer?
The ~30-acre man-made lake — known locally as Lake Sahara — anchors everything: lakeside walking and jogging trails, fishing, parks, and waterfront homes along the shore. The Lakes Park and Canyon Gate Park add playgrounds, sports courts, and picnic areas; Canyon Gate Country Club brings a Ted Robinson golf course behind guard gates; and the Sahara–Durango commercial corridor handles groceries, dining, and medical within minutes. Red Rock Canyon’s 195,819 acres begin about 15 minutes west.
How is the commute from The Lakes?
Among the best in the valley — that central-west position is the community’s quiet superpower. Downtown Summerlin is about 10 minutes via West Sahara Avenue, the Strip about 15 minutes via Flamingo or Sahara, Red Rock Canyon 15 minutes via Charleston, and Harry Reid International Airport roughly 25 minutes via I-215 and I-15. Most daily errands never touch a freeway, and mean commutes in Las Vegas run about 25 minutes per U.S. Census ACS data.
Is The Lakes safe?
The Lakes is served by the Las Vegas Metropolitan Police Department and carries a typical established west-valley suburban profile — FBI Uniform Crime Reporting-based citywide figures for Las Vegas are skewed by the tourist corridor, and residential west-side neighborhoods post a very different day-to-day picture. Within the area, Canyon Gate Country Club adds a 24-hour staffed gate, the community’s ~68% owner-occupancy supports stability, and typical incidents are suburban property matters. Standard precautions cover most of it.
What should I know before buying in The Lakes?
Four things move real money here. First, vintage: most homes date to 1989–2000s, so inspect roofs, HVAC, and plumbing and budget renovations into your offer. Second, water premiums: lakefront, lake-view, and interior lots are three different markets — comp them separately. Third, ZIP framing: area statistics blend the plan with surrounding corridors, so judge value against plan-specific comps. Fourth, sub-association rules: lake use, rentals, and exterior changes vary — pull CC&Rs early, not at closing.
What down payment do you need to buy in The Lakes?
Most buyers here put down 5% to 20%. Conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5% with a 580 credit score, and VA loans allow 0% for eligible veterans. On the $454,450 two-ZIP area median, plan roughly $13,600 (3%) to $90,900 (20%); on a $700K lakefront entry, $35,000 to $140,000. Under 20% down, budget monthly PMI of roughly $150–$350 — and have your lender confirm association financing eligibility early on attached product.
What does an HOA cost in The Lakes?
The community record puts The Lakes at $75–$250 per month depending on the sub-association. Standard single-family sections sit near the low end and fund common areas, the lake surroundings, and the trail system; townhome sections run higher where exterior maintenance or landscaping is bundled. Canyon Gate Country Club carries its own higher dues for 24-hour staffed entry, with golf membership priced separately. Always pull dues, reserves, and assessment history in escrow before waiving anything.
How long does it take to close on a home in The Lakes?
Most purchases close in 30 to 45 days — cash offers can close in 7–14. Because the housing stock dates to 1989–2000s, inspection negotiations are the most common timeline variable: re-inspections or repair credits can add a week. Townhome and condo files add HOA document review time, and Nevada closes through escrow companies, not attorneys.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Lakes?
These are the eight queries Lakes buyers actually type into Google and AI assistants — answered in two or three sentences with specifics you can verify: community facts from the record and the City of Las Vegas, prices from Las Vegas REALTORS MLS data, and recreation context from federal land agencies.
Does The Lakes have a real lake?
Yes — an approximately 30-acre man-made lake, known locally as Lake Sahara, anchors the community. It’s among the largest private lakes in the Las Vegas Valley, ringed by walking trails, parks, fishing spots, and waterfront homes.
Can you fish or boat on the lake?
Fishing and lakeside recreation are part of daily life here, with rules set by the community’s associations rather than a public agency. Watercraft and water-use privileges vary by sub-association and shoreline position — read the CC&Rs for the specific home before assuming dock or boat access.
What is Canyon Gate Country Club?
A guard-gated golf community within The Lakes area, built around a Ted Robinson-designed course with resort amenities and luxury homes. It represents the area’s premium tier — pricing can exceed the plan’s typical $400K–$1.2M range, and club membership is separate from HOA dues.
When was The Lakes built?
The Collins Brothers established the plan in 1989, and most of its 3,500+ homes were completed between the late 1980s and early 2000s. That vintage delivers mature trees and established character — and makes inspections and renovation budgets a core part of every smart offer.
What ZIP codes cover The Lakes?
ZIPs 89117 and 89128 in central-west Las Vegas, near Sahara Avenue and Durango Drive. Both ZIPs are broader than the plan itself — they blend The Lakes with surrounding corridors — which is why area statistics and plan-specific comps tell different stories.
Is The Lakes part of Summerlin?
No — The Lakes is its own master plan, established in 1989, sitting east of Summerlin. The two are about 10 minutes apart, and many buyers cross-shop them: Summerlin offers newer construction and deeper school rankings, The Lakes offers water, mature trees, and lower entry prices.
Are there waterfront homes for sale often?
Not often — that’s the point. The plan’s shoreline is finite, lakefront owners hold for decades, and the community’s roughly 68% owner-occupancy keeps turnover slow. When a true waterfront position lists, prepared buyers with alerts and financing in place win it.
How far is The Lakes from the Strip?
About 9 miles — plan roughly 15 minutes via Flamingo Road or Sahara Avenue depending on time of day. Downtown Summerlin runs about 10 minutes west and Harry Reid International Airport about 25 minutes via I-215 and I-15.
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Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across The Lakes’ lakefront streets, Canyon Gate, and the Village neighborhoods — that depth is why the team ranks #1 in Nevada.
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150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
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Want to Talk to a Lakes-Area Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — and where lakefront, lake-view, and interior lots are three different comps inside one plan, knowing every street around the water is the whole game. Tell us what you're looking for.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of The Lakes?
Compare The Lakes with neighboring west-valley master plans and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading the lake for a different lifestyle actually buys you more home for the money.
A–Z INDEX
Which The Lakes Enclaves Can You Explore A–Z?
Six named enclaves make up the plan, with Canyon Gate Country Club adding the guard-gated golf tier within the area. Dedicated enclave pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and HOA documents for any of them on request.
C
- Canyon Gate Country Club
- Custom Home Area
L
- Lake Park Townhomes
- Lake View Estates
- Lakefront Estates
- Las Vegas (parent city)
T
- The Lakes Village
KEEP LEARNING
What Else Should You Read About The Lakes?
These guides extend the research most Lakes buyers do next — understanding the broader Las Vegas market, comparing the west valley’s premium master plans, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where The Lakes’ corridor fits in the valley’s market map.
Read →COMPARISON
Summerlin vs Henderson Luxury Homes
How the valley’s two premium suburbs stack up — useful context for buyers cross-shopping The Lakes against both.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every Las Vegas master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This The Lakes Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: ZIPs 89117 and 89128 are broader than the 3,500-home plan, so we label every market figure as ZIP-area data and reserve plan-level claims for the community record. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and monthly closing counts for ZIPs 89117/89128. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Lakes is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, parks context, police coverage area, and short-term rental rules. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and reassessment records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime context and national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and trail data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026