THE BLUFFS I
Single-story new construction inside guard-gated Lake Las Vegas in Henderson 89011. By Century Communities, from $465,990.
| Builder | Century Communities |
| Location | 128 Barkset Way, Henderson, NV 89011 (Lake Las Vegas) |
| Floor Plans | 3 plans, 1,663 to 1,831 sqft, all single-story |
| Bedrooms | 2 to 3 |
| Base Pricing | $465,990 to $485,990 |
| HOA | About $397/month total ($244 sub + $153 LLV master) |
| LID | About $1,020/year (Lake Las Vegas LID) |
| Schools | Josh Stevens Elementary, B. Mahlon Brown IB Middle, Basic Academy IB High |
| Model Home | 128 Barkset Way, Henderson, NV 89011 |
The Bluffs I by Century Communities is a 90-home single-story new construction community tucked inside the guard-gated Lake Las Vegas master plan in Henderson. The community opened in March 2023 and continues to release homesites in phases, with quick move-in homes ready in 30 to 60 days.
Every home at The Bluffs I is single-level. You choose from three floor plans ranging from 1,663 to 1,831 square feet, with 2 to 3 bedrooms and a 2-car garage standard. Base pricing starts at $465,990 and runs to $485,990, with quick move-in homes priced from the low $500Ks to about $570,000 once view lots and upgrades are factored in.
The location is the headline. You live behind a 24/7 guarded gate inside Lake Las Vegas, with access to a 320-acre lake, two Jack Nicklaus golf courses, a private Sports Club, a white-sand beach, paddle boarding, kayaking, and the dining and shops at MonteLago Village. The Strip is about 22 miles away, roughly 25 to 30 minutes via I-215 and I-515. This guide walks through the floor plans, true monthly cost, fees, schools, current incentive, and the buying process so you can decide if The Bluffs I fits your life.
CENTURY COMMUNITIES
Century Communities is the only builder at The Bluffs I. They are a publicly traded national homebuilder listed on the New York Stock Exchange under the ticker CCS, and they have grown into one of the largest builders in the country with a focus on attainable new construction.
Century also runs an online buying platform. You can browse plans, available homes, and pricing directly on their website. They follow an "Everything's Included" approach, which means many features other builders charge extra for come standard at The Bluffs I.
Everything's Included. Quartz counters, stainless steel appliances, and designer-coordinated finishes come standard.
Century Home Connect. Smart home technology is standard on every plan.
Inspire Home Loans. Century's preferred lender powers the current 3.875% FHA/VA "Find Your YES" promotion.
Online buying. View plans, lots, and pricing online so you can move at your own pace.
The Bluffs I offers three single-story floor plans. They scale from a right-sized 1,663 square foot 2-bedroom home up to an 1,831 square foot 3-bedroom plan. Every plan is one level with a 2-car garage and an open kitchen, dining, and great room layout.
| Plan | Sq Ft | Beds | Baths | Garage | Base Price |
|---|---|---|---|---|---|
| Residence 1663 | 1,663 | 2 | 2 | 2-car | From $465,990 |
| Residence 1742 | 1,742 | 2 + den | 2 | 2-car | From $475,990 |
| Residence 1831 | 1,831 | 3 | 2 | 2-car | From $485,990 |
1,663 sqft, 2 beds, 2 baths, 2-car garage. The entry plan at The Bluffs I and a strong fit for downsizers, second-home buyers, or anyone who wants single-story new construction without stretching the budget.
Source: centurycommunities.com
1,742 sqft, 2 beds plus a den, 2 baths, 2-car garage. The middle plan adds a flexible den that works as a home office, hobby room, or optional 3rd bedroom for guests.
Source: centurycommunities.com
1,831 sqft, 3 beds, 2 baths, 2-car garage. The largest plan at The Bluffs I, with a true 3-bedroom layout that gives you room for a guest suite, a kid's room, or a dedicated home office.
Source: centurycommunities.com
Quick move-in homes at The Bluffs I price from about $525,000 to $570,000 once lot premiums and upgrades are added. View lots run a $3,000 to $75,000 premium depending on the canyon or lake exposure. Ask about current QMI inventory before you tour.
Based on the $475,990 median Bluffs I home with 20% down and a 6.0% rate over 30 years.
These numbers are estimates only. Your actual payment depends on your loan terms, credit score, down payment, lot premium, and the final HOA and LID assessment. The 3.875% Inspire promo on FHA and VA brings the P&I number down meaningfully if you qualify. Always get a real quote from a lender before you sign.
HOA (Homeowners Association): The Bluffs I has two HOA layers. The Bluffs I sub-association runs about $244 per month and covers your sub-community. The Lake Las Vegas master association runs about $153 per month and gives you access to the broader Lake Las Vegas amenities, gates, and shared upkeep. Total runs about $397 per month. Confirm exact figures and what each layer covers in writing before you sign.
LID (Local Improvement District): Lake Las Vegas sits inside an LID, which is a tax assessment that helped pay for the public infrastructure when the master plan was built. The benchmark assessment runs about $1,020 per year, or about $85 per month. The LID is billed through AMG of Nevada and shows up separately from your property tax bill. There is a 3% prepayment penalty if you choose to pay it off early, so most owners just let it ride year over year.
Why this matters: The all-in monthly cost at The Bluffs I includes that HOA plus LID stack. When you compare to a community without those line items, like Tuscany Village a few miles away, the gap is real. The trade-off is the gated lake lifestyle and amenities, which most buyers in this price band consider worth it.
The Bluffs I is zoned for the Clark County School District (CCSD). Here are the assigned schools:
| School | Grades | Rating |
|---|---|---|
| Josh Stevens Elementary | K-5 | 8/10 (GreatSchools) |
| B. Mahlon Brown IB Middle | 6-8 | 6/10 (GreatSchools) |
| Basic Academy of International Studies (IB High) | 9-12 | IB program |
Brown Middle and Basic High both run International Baccalaureate (IB) programs, which is a meaningful draw for families that want a college-prep track without paying private tuition. For everyday family life, the Lake Las Vegas trail system, the master plan parks, and Cornerstone Park (about 5 miles away) cover most outdoor needs. Many local families also explore charter and magnet options through CCSD's open enrollment.
The Bluffs I sits inside Lake Las Vegas, which is one of the most amenity-rich master plans in Clark County. Your monthly HOA covers the gates, common areas, and access to the master amenity network. Here is what is on the table.
LAKE LAS VEGAS MASTER PLAN
- 320-acre lake with 10 miles of shoreline
- Reflection Bay Golf Club (Jack Nicklaus, public)
- SouthShore Golf Club (Jack Nicklaus, private)
- Lake Las Vegas Sports Club (gym, pools, courts)
- White-sand beach at Reflection Bay
- Paddle boarding, kayaking, and electric boating
- Cable wakeboard park (Wake Island)
- Aqua Park inflatable course
- MonteLago Village retail and dining
MONTELAGO VILLAGE
- Walkable village center inside Lake Las Vegas
- Restaurants, cafes, and a wine bar
- Boutique retail and seasonal events
- About 1 mile from The Bluffs I model
OUTSIDE THE GATE
- Lake Mead National Recreation Area, about 8 miles
- Hoover Dam, about 20 miles
- Galleria at Sunset, about 10 miles
- Henderson Hospital and St. Rose Siena, about 10 miles
GETTING AROUND
- I-515/US-95 access about 4 miles away
- Las Vegas Strip about 22 miles, 25 to 30 minutes
- Harry Reid International Airport about 18 miles
- Downtown Henderson about 12 miles
If you want a single-story new build behind a real guard gate with this much amenity access, The Bluffs I is one of a very short list inside Clark County at this price band.
Century is running a national "Find Your YES" promotion, and the Bluffs I sales office is pricing into it. Incentives change often, so always confirm with the sales team before you sign.
- 3.875% rate on a 30-year Fixed FHA or VA loan through Inspire Home Loans, on select inventory
- Quick move-in price reductions visible on Century's website on standing inventory
- Quartz countertops standard throughout
- Stainless steel appliances standard in the kitchen
- Century Home Connect smart home tech standard on every plan
- Designer-coordinated finishes as part of "Everything's Included"
The 3.875% FHA/VA rate is meaningful. On the median $475,990 Bluffs I home with 3.5% down on FHA, that is a P&I difference of roughly $400 per month versus a market 6.0% rate. Confirm program eligibility, lock terms, and expiration directly with the sales office.
| Community | Builder | Starting | Sq Ft | Notes |
|---|---|---|---|---|
| The Bluffs I | Century | $465,990 | 1,663-1,831 | 3 plans, all single-story, gated Lake Las Vegas |
| Verona at LLV | Taylor Morrison | From $490,990 | 2-story | About $3,800/mo all-in, gated |
| Verona at LLV | Beazer | High $400Ks | 2-story | About $3,650/mo all-in, gated |
| Lago Del Sol | Lennar | Low $600Ks | 2-story | About $4,800/mo all-in, gated |
| Tuscany Village | Resale (no new build) | Varies | Varies | About $2,750/mo, no LID, $175/mo HOA |
Where The Bluffs I wins: the only single-story new construction at this price inside the Lake Las Vegas gates, the lowest entry price on a brand-new home in the master plan, and the 3.875% FHA/VA rate promotion.
Where it trails: the HOA plus LID stack adds about $480 per month, which is real money. If you do not value the lake amenities or the gate, a Tuscany Village resale a few miles away can come in $300+ cheaper per month.
Buying new construction is one of the biggest financial decisions you will make. The on-site sales rep works for the builder. I work for you. Reach out and I will help you tour the model, compare quick move-ins, and review the contract before you sign. No pressure, just real answers.
Real Broker LLC | New Construction Specialist
702-747-5921 | ryan@rosehomeslv.com
rosehomeslv.com
This guide is for informational purposes only. Pricing, incentives, availability, HOA, LID, and community details are subject to change without notice. Always verify all information directly with the builder and your real estate professional. Source: Century Communities.
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