Aug 2026
$453K
+0.4% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Las Vegas, NV housing market
Las Vegas, NV median sale price $453K in Aug 2026, up 0.4% year over year. Also days on market, price cuts, affordability and ZIP-code figures.
The median sale price in Las Vegas, NV is $453K as of Aug 2026, up 0.4% from a year earlier. FHFA's repeat-sales index for the metro shows a larger change, up 2.8% through Q2 2026, 2.4 points apart; Price reconciliation below shows both.
Las Vegas has the lowest median sale price of the three Nevada metros Pecan Street tracks ($453K); Carson City ($510K) is next. Las Vegas has the most median days on market of the three Nevada metros (58 days), ahead of Reno (54 days). Las Vegas has the lowest share of listings with a price cut of the three Nevada metros (38%); Reno (43%) is next.
Listings spent a median 58 days on market in Sep 2026. 38% of active listings carry a price cut, 0.3 points fewer than a year earlier. Median asking prices sit about 3% above the median sale price. Building permits authorized 745 new housing units in Aug 2026.
At the 7.45% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $2,524 a month; at 28% of gross income, that takes about $108K a year. The median sale price equals about 16 years of HUD Fair Market Rent, a ratio up 4.6% from a year earlier. That ratio is higher than in most of the 195 U.S. metros Pecan Street ranks on this measure. Active listings ask a median $259 per square foot, down 2.4% from a year earlier.
In 11 of the 12 ZIP codes in the table below, median list prices are lower than a year earlier; one is higher.
Headline
Oct 6, 2026
7.45%
30-year fixed
Where it comes from
National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.
The same rate appears on every market page.
Principal & interest
$2,524/mo
$108K/yr income needed
How it’s calculated
Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.
Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.
How Las Vegas compares to other U.S. metros
| Home-price growth | ↓124th of 195 |
|---|---|
| Price-to-rent | ↑72nd of 195 (top 37%) |
| Asking-vs-sale gap | 50th of 86 |
| Price cuts | 94th of 195 (top 49%) |
| Days on market | 95th of 195 (top 49%) |
Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.
Affordability
| Price-to-rent ratio | ≈ 16 +4.6% YoY ↑72nd of 195 (top 37%) |
|---|---|
| Asking price / sq ft | $259 -2.4% YoY |
Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Sep 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market pressure
| Listings with a price cut | ≈ 38% -0.3 pts YoY 94th of 195 (top 49%) |
|---|---|
| New housing units permitted | 745 |
The median asking price $465K runs about 3% above the median sale price $453K.
Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. New housing units authorized by residential building permits in the metro that month — new supply in the pipeline, which counts of existing listings don't capture (US Census Bureau, Building Permits Survey), as of Aug 2026. Asking is the median list price of active listings (Realtor.com, this month); sale is the headline median of recent closings (Redfin, a rolling 3-month median) — distinct sources and windows, so the gap is a directional read, not a like-for-like difference. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.
Market facts
| ZIPs with listing data | 12 shown of 73 |
|---|---|
| MLS board of record | Las Vegas REALTORS (GLVAR) |
| Price methodology | Redfin vs FHFA HPI |
| Data as of | Aug 2026 |
Recent signals
Strength 4 / 5
6.2 mo
Paradise supply now 6.2 months — buyer's market
Six-plus months of supply in Paradise — this is a buyer's market by the textbook definition.
Price reconciliation
amber · 2.4ppRedfin (city) +0.4% | FHFA HPI · Q2 2026 +2.8% |
Year-over-year home-price change from two independent methods — Redfin (monthly sold price) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.
Market dispatches
Citable market dispatches for Las Vegas → Latest dispatch: Sep 18, 2026.
More markets in NV
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Try it freeZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 89011 | $528K↓ | 552↑ | 136↑ | 174↑ | 61↓ | $466K↓ |
| 89012 | $650K↓ | 258↑ | 70↑ | 92↑ | 57 | $524K↓ |
| 89052 | $676K↓ | 346↑ | 116↑ | 136↑ | 52↑ | $599K↓ |
| 89103 | $286K↓ | 306↑ | 76↑ | 74↑ | 80↑ | $252K↓ |
| 89109 | $375K↓ | 293↑ | 54↓ | 60↑ | 70↑ | $352K↓ |
| 89113 | $556K↓ | 280↑ | 76↑ | 108↑ | 58↑ | $469K↓ |
| 89117 | $520K↓ | 279↑ | 90↑ | 110↑ | 57↑ | $472K↓ |
| 89129 | $476K↓ | 285↑ | 80↓ | 142↑ | 63↑ | $437K↓ |
| 89135 | $890K↓ | 286↑ | 76↑ | 88↑ | 53↑ | $712K↓ |
| 89138 | $850K↓ | 263↑ | 82↑ | 110↑ | 50↑ | $761K↓ |
| 89148 | $520K↓ | 267↑ | 86↑ | 122↑ | 54↑ | $463K↓ |
| 89149 | $632K↑ | 270↑ | 76↑ | 134↑ | 53↑ | $489K↓ |
ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.