Aug 2026
$453K
+0.3% year-over-year
How it’s calculated
Rolling 3-month median sale price vs. same 3 months one year prior.
Las Vegas, NV
Daily-refreshed real estate signals + Three-Opinion home-price methodology for Las Vegas, NV. Built for agents; free to read.
Las Vegas, NV’s median sale price is $453K as of Aug 2026 — +0.3% year over year. Pecan Street tracks Las Vegas with its Three-Opinion home-price methodology (Redfin, FHFA HPI, and Zillow ZHVI), and is flagging 1 market signal here right now.
Headline
Sep 18, 2026
7.04%
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
$2,422/mo
$104K/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 | ↓127th of 195 |
|---|---|
| Asking-vs-sale gap | 49th of 85 |
| Days on market | 83rd of 194 (top 43%) |
| Price-to-rent | 85th of 195 (top 44%) |
| Price cuts | 93rd of 194 (top 48%) |
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 +1.9% YoY 85th of 195 (top 44%) |
|---|---|
| Asking price / sq ft | $261 -2.0% 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 Aug 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 | ≈ 37% -3.0 pts YoY 93rd of 194 (top 48%) |
|---|---|
| New housing units permitted | 740 |
The median asking price $469K 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 Aug 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 Jul 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 | Three-Opinion · Redfin · FHFA HPI · Zillow ZHVI |
| 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 · 2.5ppRedfin (city) +0.3% | 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
Get the daily version of this page
Public weekly reads vs. daily-refreshed signals + a branded share-queue + a per-agent newsletter. Free trial.
Try it freeZIP-level data
| ZIP | Median list price | Active listings | New listings | Price reductions | Days on market | Home value |
|---|---|---|---|---|---|---|
| 89011 | $525K↓ | 536↑ | 160↑ | 176↑ | 61↑ | $466K↓ |
| 89052 | $680K↓ | 338↑ | 108↑ | 124↑ | 53↑ | $599K↓ |
| 89103 | $295K↓ | 301↑ | 64↑ | 84↑ | 86↑ | $252K↓ |
| 89109 | $355K↓ | 290↑ | 60↓ | 100↑ | 82↑ | $352K↓ |
| 89113 | $567K↓ | 278↑ | 68↓ | 112↑ | 66↑ | $469K↓ |
| 89117 | $522K↓ | 268↑ | 76↓ | 96↓ | 64↑ | $472K↓ |
| 89129 | $475K↓ | 256↑ | 64↓ | 96↑ | 58↑ | $437K↓ |
| 89135 | $899K↓ | 281↑ | 84↑ | 96↓ | 57↑ | $712K↓ |
| 89138 | $840K↓ | 271↑ | 76↑ | 104↓ | 50↑ | $761K↓ |
| 89148 | $518K↓ | 260↑ | 76↑ | 108↑ | 58↑ | $463K↓ |
| 89149 | $654K↑ | 264↑ | 76↑ | 128↑ | 53↑ | $489K↓ |
| 89166 | $550K↓ | 251↑ | 76↑ | 108↓ | 50↓ | $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.