Key Takeaways
- Prices are flat: the Southern Nevada single-family median was $470,000 in September 2026, unchanged from a year earlier (Las Vegas REALTORS).
- Fewer sales: 2,169 existing sales closed in September 2026, with house sales down 7.4% and condo and townhome sales down 12.6%.
- More supply: the market held five months of supply, up from about four. Houses listed without any offer rose 6.6%, to 7,995.
- The demand engine slowed: Las Vegas drew 38.5 million visitors in 2025, down 7.5% (LVCVA), and 2026 is running about level.
- Holding costs: a 3% yearly cap on primary-residence tax bills, a $2.55 per $500 transfer tax, and no state income tax.
The Las Vegas housing market in 2026 is flat on price and slower on sales. In Las Vegas, Nevada, the September single-family median was unchanged from a year earlier. Fewer houses sold, and more sat waiting for an offer.
That matters if you are weighing a relocation or a house you would rather not list. Three sources appear below, kept separate because each measures something different. Nothing here is a price forecast.
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Let's chatLas Vegas Housing Market 2026 at a Glance
The Las Vegas housing market in 2026 shows a flat median, fewer sales, and more houses waiting for a buyer than a year ago. Las Vegas REALTORS (LVR), the local MLS association, released its September 2026 report on October 6 (Las Vegas REALTORS, September 2026 data, via Nevada Business). It covers existing sales across Southern Nevada through the LVR Multiple Listing Service.
| LVR metric (Southern Nevada MLS) | September 2026 | September 2025 | Change |
|---|---|---|---|
| Single-family median price | $470,000 | $470,000 | Unchanged (down 1.1% from August) |
| Condo and townhome median price | $290,000 | Not stated | Down 1.4% |
| Total existing sales (all types) | 2,169 | Not stated | Houses down 7.4%; condos and townhomes down 12.6% |
| Single-family listings without an offer | 7,995 | Not stated | Up 6.6% |
| Months of supply | About 5 | About 4 | About 1 month more |
| Houses sold within 60 days | 75.9% | 72.0% | Up 3.9 points |
| Short sales and foreclosures (share of sales) | 1.1% | 0.5% | Up 0.6 point |
LVR counts only sales through its MLS. The report notes that its figures leave out some newly built houses sold by builders and houses sold by their owners.
Are Las Vegas House Prices Falling in 2026?
Las Vegas house prices are flat in 2026 on LVR's measure, up slightly on Redfin's, and down about 3% on Zillow's. LVR's single-family median of $470,000 in September 2026 equaled September 2025 (LVR, September 2026). It sat below the record $490,000 set in May and June 2026.
Redfin measures sales inside the City of Las Vegas only. Its median sale price was $449,786 for the three months ending September 2026, up 1.1% (Redfin, Las Vegas housing market, September 2026 data, read October 2026). Redfin's count of city sales rose 1.7%, to 2,186, while LVR's wider count fell.
Zillow measures something else again. Its typical value for the city was $419,144 on August 31, 2026, down 3.0% from $432,077 a year earlier (Zillow ZHVI, August 2026).
Why the three sources disagree
The sources disagree because each one counts a different set of houses over a different area.
- LVR: the median of existing single-family sales across Southern Nevada in one month, through its MLS.
- Redfin: the median of all sales inside the City of Las Vegas over three months.
- Zillow ZHVI: a smoothed estimate of the typical value of every house in the city, sold or not.
The incorporated City of Las Vegas is also separate from unincorporated Clark County, which includes Summerlin South, Spring Valley, and Enterprise. Compare each figure only with its own history.
Las Vegas House Values by ZIP Code
All six Las Vegas ZIP codes below lost value in the year to August 2026, with drops from 1.2% to 3.5% (Zillow ZHVI, August 2026). These are ZIP figures, and ZIP lines do not follow neighborhood or city lines.
| ZIP code | Area the ZIP mostly covers | Zillow ZHVI for the ZIP, August 31, 2026 | Year over year |
|---|---|---|---|
| ZIP 89135 | Summerlin South (unincorporated Clark County) | $712,977 | Down 1.2% |
| ZIP 89149 | Centennial Hills, in the far northwest | $489,483 | Down 2.8% |
| ZIP 89134 | Summerlin North, including Sun City Summerlin | $486,438 | Down 3.5% |
| ZIP 89104 | Huntridge and John S. Park | $359,352 | Down 1.8% |
| ZIP 89106 | The Historic Westside | $335,973 | Down 3.1% |
| ZIP 89101 | Downtown and the original townsite | $313,787 | Down 2.6% |
The spread runs from $313,787 in ZIP 89101 to $712,977 in ZIP 89135. A ZIP value is a smoothed estimate across every house in that ZIP, so it says little about one street or one house. Zillow also revises past months, so earlier readings of these ZIPs may differ.
Each area sells differently, from HOA-governed Summerlin to the older stock near downtown. Our neighborhood-by-neighborhood guide to selling a Las Vegas house fast covers those differences.
What Does Five Months of Supply Mean for a Las Vegas Seller?
Five months of supply means it would take about five months to sell every listing at September 2026's sales pace, up from about four a year earlier (LVR, September 2026). For a seller, that means more competing listings and buyers with more time to choose.
LVR counted 7,995 single-family houses listed without any offer at the end of September 2026, up 6.6%. Condos and townhomes without offers rose 7.3%, to 2,796.
Houses that sell still sell in about two months
The sales that did close were not slower: LVR reported that 75.9% of houses sold in September 2026 sold within 60 days, up from 72.0% a year earlier. Redfin's median days on market for the city was 55 for the three months ending September 2026, unchanged from a year earlier.
Those numbers leave out the listings still sitting. Redfin reported that 40.5% of city listings had a price drop, up 3.6 points, while sold houses closed at 98.1% of list price.
Counting backward from a date
A seller who must be out by a set date can count backward. Start with Redfin's 55-day median to reach a buyer. Then add the financed buyer's appraisal, inspection, and loan approval before closing.
Five months of supply widens the range around that median. A dated or overpriced house can sit well past it while the bills keep running.
Why Are Fewer Houses Selling in Las Vegas?
Fewer houses are selling in Las Vegas as mortgage rates rise, LVR says, after a year in which visitor counts fell. “Recently rising mortgage rates are playing a bigger role in the housing market,” LVR President George Kypreos said in the September report (LVR, October 2026).
A slow year to start from
LVR reported 28,498 existing sales for all of 2025, down from 31,305 in 2024 (Las Vegas REALTORS, via FOX5, January 2026). That was the lowest annual total since 2007. LVR says the 2026 pace so far has been similar to 2025.
Tourism: the demand engine slowed
Las Vegas welcomed 38.5 million visitors in 2025, down 7.5% from 2024 (Las Vegas Convention and Visitors Authority, January 2026). The LVCVA described a year “shaped by shifting travel dynamics, economic uncertainty, and evolving policy conditions.”
The 2026 numbers are roughly level with that weaker year. Through July 2026, visitor volume totaled 22,754,200, up 0.5% from the same months of 2025 (LVCVA July 2026 executive summary, via FOX5, August 2026).
UNLV's Center for Business and Economic Research forecast 39 million to 40 million visitors for 2026 (News 3 Las Vegas, December 2025). That is slightly below 2024 but potentially above 2025. The center's director, Andrew Woods, called his outlook “cautiously pessimistic.” That forecast belongs to UNLV, not to us.
News 3 reported that the hospitality industry supports more than one in four jobs in Nevada. A slower visitor year can reach household budgets and buying plans.
What It Costs to Hold a Las Vegas House While You Wait
Every extra month on the market costs a Las Vegas owner one more round of mortgage, tax, insurance, utility, and HOA payments. Nevada law shapes a few of them.
Property tax: the 3% cap and who keeps it
Nevada limits how fast a primary-residence tax bill can grow. The Legislature declared that an increase of more than 3 percent over the prior year's bill is a “severe economic hardship” for a homeowner (NRS 361.4723). The statute then gives the owner of a single-family primary residence an abatement that holds yearly bill growth to 3%.
The cap works in Clark County as in every Nevada county, but only for a primary residence that is not rented to others. If you move out and rent the house, it no longer qualifies under that section. A rental keeps a 3% cap only if the rent stays at or below HUD fair market rent (NRS 361.4724). Otherwise the general cap in NRS 361.4722 applies, set by a formula that can reach 8%.
Transfer tax at closing
Clark County charges a Real Property Transfer Tax of $2.55 per $500 of value when the deed records (Clark County Recorder, read October 2026). That rate combines $1.25 under NRS 375.020 for a county of Clark's size and $1.30 under NRS 375.023. On a $470,000 sale, the tax comes to about $2,397.
The buyer and seller are jointly liable for the tax, and the contract can place it on either side (NRS 375.030). Read your purchase contract to see who pays.
No state income tax on the gain
Nevada's Constitution says “No income tax shall be levied upon the wages or personal income of natural persons” (Nevada Constitution, Article 10, Section 1). The state takes no income tax from the gain when you sell. Federal tax rules still apply.
HOA dues and summer heat
Houses in master-planned areas such as Summerlin and Centennial Hills often carry HOA dues, and those keep coming while a house is listed. If you have fallen behind, our guide to the HOA superpriority lien and selling before an HOA foreclosure explains the steps.
Heat is the other cost. First Street data on Redfin's city page gives 94% of Las Vegas houses a Severe Heat Factor (Redfin, read October 2026). An aging air conditioner is the kind of item a buyer's inspector may flag.
A worked example
Take an illustrative $2,500 monthly mortgage payment, a $2,400 yearly tax bill, and $300 a month for insurance, power, and water. One extra month costs about $3,000 before any HOA dues. These are example numbers, not a forecast or a Propcash figure, so swap in your own bills.
Sell My House Fast in Las Vegas: List or Take a Cash Offer?
If you need to sell your house fast in Las Vegas, the better path depends on the house's condition and on how firm your date is. A financed sale adds the wait, then the buyer's appraisal, inspection, and loan steps.
When listing may net more
If your house is updated, priced to recent sales, and you can carry it for a few months, listing with an agent may net you more, even after commission. If that describes your house, we will tell you so and can point you to a local agent. We may receive compensation from agents we refer.
When a cash offer may fit better
A cash offer tends to fit when the open market's slow steps are the problem:
- You have a fixed date, such as a job start, a transfer, or a closing on your next house.
- The house needs repairs, such as an aging air conditioner or roof, that a lender's inspector may flag.
- The house has already sat through price cuts. See our page on what to do when a house won't sell.
Propcash is a direct cash homebuyer that makes offers as a principal. You can get one transparent, data-backed cash offer, with the reasoning shown. There are no fees or commissions, and the house goes as-is. A cash sale can close in as few as 7 days, and you pick the closing date.
Our offer stands while you compare, with no aggressive follow-up. You can get a cash offer on your Las Vegas house and set it beside what a listing would net. Our page on selling a Las Vegas house fast for cash covers the local process, and the Nevada overview covers the rest of the state.
Why wait? Sell your house “as is” for cash today
Tell us about your house. We'll make you a cash offer based on local market data.
Let's chatFrequently Asked Questions
What is the median house price in Las Vegas in 2026?
Las Vegas REALTORS reported a median single-family sale price of $470,000 in Southern Nevada for September 2026, the same as September 2025. Redfin's median sale price for the City of Las Vegas was $449,786 for the three months ending September 2026, up 1.1%.
Are Las Vegas house prices going down in 2026?
Las Vegas house prices were flat to slightly lower in 2026, depending on the measure. The Las Vegas REALTORS single-family median of $470,000 in September 2026 equaled the year before but sat below the $490,000 record set in May and June. Zillow's typical value for the city was $419,144 in August 2026, down 3.0% from a year earlier.
How long does it take to sell a house in Las Vegas right now?
Las Vegas houses that sold spent a median of 55 days on the market in the three months ending September 2026, the same as a year earlier, according to Redfin. Las Vegas REALTORS reported that 75.9% of houses sold in September 2026 sold within 60 days.
What does five months of supply mean in the Las Vegas market?
Five months of supply means it would take about five months to sell every listing at September 2026's sales pace, up from about four months a year earlier, according to Las Vegas REALTORS. For a seller, it can mean more competing listings and more requests for price cuts or repairs.
How much is the transfer tax when you sell a house in Las Vegas?
Clark County's Real Property Transfer Tax is $2.55 per $500 of value, which comes to about $2,397 on a $470,000 sale, according to the Clark County Recorder. Under NRS 375.030, the buyer and seller are jointly liable for the tax, and the purchase contract can place it on either one.
Can I sell my house fast in Las Vegas without listing it?
A Las Vegas seller can skip the listing by selling directly to a cash buyer, which removes showings and the buyer's loan steps. Propcash is a direct cash homebuyer that can make one data-backed cash offer on a Las Vegas house as-is, with no fees or commissions. A cash sale can close in as few as 7 days, and the seller picks the closing date.
Data Sources: Las Vegas REALTORS, Redfin and First Street, Zillow ZHVI, the LVCVA, UNLV CBER, the Clark County Recorder, and Nevada law. Propcash is a direct cash homebuyer, not a brokerage or law firm.