THE BLUFFS II
Gated single story new homes by Century Communities inside the Lake Las Vegas resort masterplan in Henderson 89011. Three floor plans starting at $512,990.
| Builder | Century Communities |
| Location | 128 Barkset Way, Henderson, NV 89011 |
| Floor Plans | 3 single story plans, 1,863 to 2,301 sqft |
| Bedrooms | 2 to 3 |
| Base Pricing | $512,990 to $542,990 |
| HOA | ~$397/month combined ($153 master + ~$244 sub-HOA) |
| SID/LID | Lake Las Vegas LID, varies by parcel, est. $500 to $1,500/year |
| Schools | Josh Stevens Elementary, B. Mahlon Brown Middle, Basic Academy High |
| Model Home | 128 Barkset Way, Mon-Thu 10-6, Fri 12-6, Sat-Sun 10-6 |
The Bluffs II at Lake Las Vegas is the second phase of The Bluffs neighborhood by Century Communities. It sits inside the gated Lake Las Vegas resort masterplan in Henderson 89011, a 3,592 acre destination community built around a 320 acre man-made lake.
Every home at The Bluffs II is single story. You get to choose from three floor plans, 1,863 to 2,301 square feet, with 2 or 3 bedrooms and a 2-bay garage. Pricing starts at $512,990 and runs to $542,990 on the largest plan. View-lot and quick move-in homes range from $575,000 to $665,740.
The lifestyle is the differentiator. As a Lake Las Vegas resident you get full master access to Reflection Bay golf, the marina, electric boat cruises, miles of trails (including the 34 mile River Mountains Loop), MonteLago Village shops and dining, and the resort's private white-sand beach. This guide walks you through the floor plans, the true monthly cost, schools, fees, and the buying process so you can decide if The Bluffs II is the right fit.
CENTURY COMMUNITIES
Century Communities is the only builder at The Bluffs II. They are a publicly traded national homebuilder listed on the New York Stock Exchange under CCS, ranked the 7th largest homebuilder in the country, with a focus on attainable new construction.
One thing that sets Century apart is their online buying platform. You can browse plans, available homes, and live pricing right from their site. They also follow an "Everything's Included" approach, which means many features other builders charge extra for come standard at The Bluffs II.
Everything's Included. Quartz counters, stainless steel appliances, and designer-coordinated finishes come standard.
Three architectural elevations. Every plan is available in Spanish Modern, Desert Contemporary, and Northern Italian.
Inspire Home Loans. Century's preferred lender powers builder rate buydowns and closing cost programs.
Online buying. View plans, lots, and pricing online to make decisions on your timeline.
The Bluffs II offers three single story floor plans. They scale from a right-sized 1,863 square foot plan up to a 2,301 square foot plan with a third bedroom. Every plan has 2.5 baths and a 2-bay garage.
| Plan | Sq Ft | Beds | Baths | Garage | Base Price |
|---|---|---|---|---|---|
| Residence 1863 | 1,863 | 2 | 2.5 | 2-bay | From $512,990 |
| Residence 2230 | 2,230 | 2 | 2.5 | 2-bay | From $537,990 |
| Residence 2301 | 2,301 | 3 | 2.5 | 2-bay | From $542,990 |
1,863 sqft, 2 beds, 2.5 baths, 2-bay garage. The entry plan, single story, right-sized for downsizers and small households who want resort living without stairs.
Source: centurycommunities.com
2,230 sqft, 2 beds, 2.5 baths, 2-bay garage. The mid plan, single story, with a more open great room and a larger primary suite. The Cabo Cruces model is built on this plan.
Source: centurycommunities.com
2,301 sqft, 3 beds, 2.5 baths, 2-bay garage. The flagship plan, the only one with a third bedroom. Single story, great for small families, executives with a guest room, or buyers who want a dedicated home office.
Source: centurycommunities.com
Quick move-in homes at The Bluffs II currently price from about $575,000 to $665,740 with view lot premiums and design upgrades baked in. They are usually ready in 30 to 60 days. Ask about current QMI inventory before you tour.
Based on a $537,990 Bluffs II home (Residence 2230) with 20% down and a 6.5% rate over 30 years.
These numbers are estimates only. Your actual payment will depend on your loan terms, credit score, down payment, and the final HOA and LID assessment for your specific homesite. Always get a real quote from a lender before you sign.
Master HOA, Lake Las Vegas Master Association. Every home in Lake Las Vegas pays into the master HOA. Dues are $459 per quarter, which works out to $153 per month. The master fee covers lake maintenance, walking trails, landscaping, security patrol, and community events.
Sub-HOA, The Bluffs. On top of the master, The Bluffs neighborhood has its own sub-HOA at about $244 per month per public Bluffs I listings. The Bluffs II sits under the same sub-association, so plan for a similar number. Combined, that puts most Bluffs II owners around $397 per month in HOA dues. Confirm the exact figure with the sales office at 702-789-6322 before you sign.
LID (Local Improvement District). Lake Las Vegas properties may carry an LID assessment that pays for public infrastructure like roads and utilities. It shows up on your property tax bill. The amount varies by parcel. Del Webb at Lake Las Vegas, for reference, runs about $85 per month. Some Lake Las Vegas parcels have had LID balances paid off by builders, so always verify with the sales rep and pull an APN-specific lookup at amgnv.com or the City of Henderson Finance Department.
Transfer fee. Lake Las Vegas transfer fees range from $200 up to about 2% of purchase price depending on the neighborhood and timing. Bluffs-specific transfer fee is not yet posted on builder marketing. Verify at closing.
The Bluffs II is zoned for the Clark County School District (CCSD). Here are the assigned schools:
Families inside Lake Las Vegas also have several charter and private options nearby: Coral Academy of Science at Cadence (K-8), Pinecrest Academy Cadence (K-9), Pinecrest Academy Horizon (K-8), Lake Mead Christian Academy (infants through 12), and Signature Preparatory (K-8). Always confirm zoning with CCSD directly, since assignments can change. Pull current GreatSchools or Niche ratings before you make a decision.
The Bluffs II is gated, with walking and biking trails inside the neighborhood and canyon or lake views from select homesites. The bigger story is full access to the Lake Las Vegas master amenity package, which is what makes this address feel less like a subdivision and more like a resort.
LAKE LAS VEGAS MASTER ACCESS
- 320 acre lake with marina and electric boat cruises
- Reflection Bay private white-sand beach
- Reflection Bay Golf Club, Jack Nicklaus Signature
- SouthShore Golf Club, members only
- MonteLago Village waterfront shops and dining
- 34 mile River Mountains Loop Trail
- Sports club with tennis, fitness, yoga
- Paddleboarding and kayak rentals
REFLECTION BAY GOLF CLUB
- Jack Nicklaus Signature Course, par 72
- 7,184 yards, ranked #4 in Nevada
- 32,000 sqft clubhouse for dining and events
- Resident preferred member access
MONTELAGO VILLAGE
- Waterfront cobblestone village
- Sonrisa Grill, Medici Cafe, Luna Rossa
- Mountainside Restaurant at the Westin
- Short golf cart ride from your front door
HEALTHCARE NEARBY
- Henderson Hospital, ~6 miles, Primary Heart Attack Center
- ER at Cadence, ~3 to 4 miles, 24/7
- Multiple urgent cares on Lake Mead Pkwy
- Dignity Health and Southwest Medical close by
GETTING AROUND
- I-215 Beltway about 3 miles via Lake Mead Pkwy
- Las Vegas Strip about 20 to 25 miles, ~25 minutes
- Harry Reid Airport about 20 miles, 20 to 25 minutes
- Hoover Dam and Boulder City via US-93 nearby
Lake Las Vegas pulls off a rare trade-off. You get a quiet, gated single story home, but you are minutes from a lake, two Jack Nicklaus golf courses, a waterfront village, and a 34 mile loop trail.
Century rotates incentives at The Bluffs II often. Programs change, so always confirm with the sales office before you sign. Recent and current programs include:
- Inspire Home Loans rate buydowns through Century's preferred lender, often combined with closing cost credits
- "Dirt Start Campaign" historically offered through April 30, 2026 with savings on to-be-built homes
- "YES! LIVES HERE." sales event previously offered a 30-Year 5/1 ARM at 3.75% Years 1-5 plus closing cost credits on FHA/VA
- "Everything's Included": quartz, stainless steel appliances, designer-coordinated finishes
- Three architectural elevations at no upcharge: Spanish Modern, Desert Contemporary, Northern Italian
The biggest savings at Lake Las Vegas usually sit on quick move-in homes, where Century needs to move standing inventory. Verify expiration directly with the sales office before you write an offer.
| Community | Builder | Starting | Sq Ft | HOA | Hook |
|---|---|---|---|---|---|
| The Bluffs II | Century | $512,990 | 1,863-2,301 | ~$397 | Single story, lake views, full LLV access |
| The Bluffs I | Century | $465,990 | 1,663-1,831 | ~$397 | Smaller sister phase next door |
| Riviera Vista | Lennar | $464,990 | NOT FOUND | ~$420 | Two story, 4 bed plans |
| Incanta Lago | Toll Brothers | $939,995 | 2,488-3,293+ | Higher | Luxury tier, lake-access |
| Del Webb LLV | Pulte | $399,000 | 1,285-2,736+ | ~$438 | 55+ active adult, clubhouse |
Where The Bluffs II wins: the only single story, mid $500s, all-ages new construction inside Lake Las Vegas. Lowest combined HOA among full-amenity options in the comparison. Brand new product on view lots.
Where it trails: only 3 plans, all 2 to 3 bedrooms, no 4 bed option. Buyers who need 4+ beds step over to Riviera Vista (two story Lennar) or up to Incanta Lago (Toll Brothers luxury).
Buying new construction at Lake Las Vegas 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 home, 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, 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.