The Las Vegas housing market, month by month
Real MLS data on prices, inventory and days on market across the Las Vegas valley, updated every month since January 2025. No headlines, no forecasts dressed up as facts — just what the numbers actually say and what they mean if you're buying or selling.
Median sale price
$480,000
August 2026, down 1.03% year over year
Homes on the market
6,861
Highest level in years
Median days on market
27
For homes that actually sold
The short version, as of August 2026: Las Vegas prices are close to flat, inventory is at its highest in years, and homes that are priced correctly still sell in under a month. Homes that aren't priced correctly sit for months and often come off the market unsold.
That has been the shape of the market for nearly two years now. The gap between those two outcomes is wider than it has been at any point since 2022, and it is almost entirely about pricing rather than about the market.
Inventory rose 43%. Prices moved 1%.
In January 2025 there were 4,797 homes on the market and the median sale price was $485,000. By August 2026 there were 6,861 homes and the median was $480,000.
Two thousand more homes for sale, and the median moved five thousand dollars. That single comparison explains more about this market than any forecast.
Rising inventory is widely assumed to mean falling prices. Across twenty months of Las Vegas data it has meant longer timelines and more negotiating room instead — not lower values.
Every month of this year, side by side
| Month | Median sale price | Homes on market | Median DOM | Rate (EOM) |
|---|---|---|---|---|
| January | $470,000 | 5,771 | 39 | 6.11% |
| February | $478,000 | 5,781 | 32 | 5.98% |
| March | $475,000 | 5,653 | 25 | 6.38% |
| April | $470,000 | 5,972 | 22 | 6.23% |
| May | $485,000 | 6,137 | 22 | 6.53% |
| June | $488,500 | 6,463 | 22 | 6.49% |
| July | $480,000 | 6,684 | 22 | 6.66% |
| August | $480,000 | 6,861 | 27 | 6.66% |
Single-family homes, Las Vegas valley. Figures as reported at the time of each monthly report; late-recorded sales occasionally revise a month upward after publication.
The year the market turned
| Month | Median sale price | Homes on market | Days on market | Rate |
|---|---|---|---|---|
| January | $485,000 | 4,797 | 33 | 6.85% |
| February | $476,000 | 4,887 | 24 | 6.76% |
| March | $480,000 | 4,890 | 24 | — |
| April | $480,000 | 5,449 | 20 | 6.65% |
| May | ~$480,000 | 5,906 | 20 | 6.89% |
| June | ~$485,000 | 6,437 | 22 | 6.77% |
| July | $485,000 | 6,561 | 24 | — |
| August | $483,000 | 6,650 | 26 | ~6.5% |
September to December 2025. Prices fell back to their April 2024 levels in September, the low point of the cycle. By October the valley was carrying 3.76 months of inventory, firmly in buyer's market territory. Withdrawals peaked at 1,400 listings in November, averaging 143 days on market before their owners gave up. Foreclosures and short sales finished the year tracking level with 2024 — no distress signal at any point.
Single-family homes, Las Vegas valley. Rate figures are as reported in each monthly report and reflect a mix of month-average and end-of-month readings.
2025 turned. 2026 held.
2025 was the year the market changed direction. It opened balanced — under 4,800 homes on the market, three months of inventory, and areas like Henderson selling at 100% of asking in eleven days. By July inventory had passed four months and crossed into buyer's market territory. Prices peaked around $485,000 in early summer and eased through the autumn to their lowest since April 2024.
2026 has been the year it held. Prices have stayed in a $470,000 to $488,500 band all year — a spread of about 4% with no sustained direction — while inventory kept climbing to 6,861. The market found a level and stayed at it.
The correction people kept predicting in 2025 arrived as a plateau, not a fall. Twenty months on, the median is within 1% of where it started.
Three patterns that held across both years
Rates moved the market faster than anything else. When rates dipped below 6% in February 2026, homes under contract jumped almost 40% in a single month. When they reversed into the mid sixes in March, activity cooled within weeks. The same thing happened in March 2025, when a sharp rate drop pushed closings up 42%. Nothing else in the data produces swings that fast.
Price reductions ran far above prior year, every month. Reductions were up 56% to 68% year over year through most of 2026, after running above 3,000 a month through the second half of 2025. Sellers are not cutting into a falling market — they are correcting asking prices that were set too high, then closing at roughly the same final numbers.
A large share of listed inventory was never really for sale. Roughly 1,000 to 1,400 properties have been withdrawn each month since mid-2025, after sitting a median of four to five months. In June 2026, for every three homes that sold, two sellers gave up. The valley's headline inventory number overstates the number of genuine opportunities.
Every monthly market report
Each report covers the previous month's data in full — year-over-year and month-over-month tables, neighborhood breakdowns where available, and what it means for buyers and sellers.
2026
- September — Why buyers have more leverage right now
- August — The data everyone is misreading
- July — Is summer still the best time to sell?
- June — Are investors starting to sell their rentals?
- May — Prices down, inventory up: what it really means
- April — Rates jump back to 6%
- March — Mortgage rates drop below 6%
- February — Are Las Vegas home prices crashing?
- January — What changed from 2024 to 2025
2025
- December — Is a crash coming in 2026?
- November — Summerlin and Henderson are finally softening
- October — Prices fell back to April 2024 levels
- September — The data finally caught up
- August — 170 listings withdrawn, 127 straight back on
- July — It's a buyer's market now
- June — Days on market didn't move
- May — Five submarkets, five different stories
- April — Rates dropped hard, closings jumped 42%
- March — Homes sold nine days faster
- February — Prices up while homes sit longer
- January — 2024 vs 2023: prices up, days on market down
Browse everything, including buyer and investor guides, in the full archive. For the 2025 outliers — the highest and lowest sales of the year — see the year in extremes.
The valley isn't one market
Valley-wide medians hide a lot. Across 2026, Summerlin swung from a 5.51% monthly price drop in January to a 6.63% gain in February. North Las Vegas has consistently held the fastest days on market in the valley, hitting 19 days in February on the strength of affordability. Henderson led the first quarter with prices up 5.85% year over year, while Northwest fell 5.52% over the same quarter.
The divergence was just as sharp in 2025. In April, Henderson sold at 100% of list in eleven days while the Northwest closed 2.3% below asking. By July, Summerlin prices had dropped over 10% while Henderson rose almost 10% in the same month. By November both had softened enough that a 3–4% price cut lifted sales in those areas by 13.5%.
The May 2025 report introduced the area-by-area breakdown, and the February 2026 report has the fullest monthly version. Area guides: Summerlin, Henderson, Southwest, Enterprise.
If you're buying
You have more choice and more room to negotiate than at any point since 2022. Focus on total cash out of pocket rather than the headline price — seller credits toward closing costs, rate buydowns and completed repairs often move that number more than a price cut does.
Read the listing history before writing an offer. Days on market, the pattern of price reductions, whether it was withdrawn and relisted, whether it was ever listed for rent at the same time. That history tells you which sellers have room and which don't. See days on market explained.
If you're selling
Price accurately at launch. The data is unambiguous on this: correctly priced homes sold in a median of 20 to 27 days across both years, while overpriced listings sat for months and frequently came off the market unsold.
Use recent comparables. A sale from three to six months ago may have no bearing on today's market — the last 30 to 60 days is the window that matters. More in how to sell in a buyer's market.
Las Vegas housing market FAQ
What is the Las Vegas housing market doing right now?
As of August 2026, the median single-family sale price is $480,000, down about 1% year over year. There are 6,861 homes on the market, the highest level in years, and the median time to sell is 27 days. Prices are close to flat while inventory has grown, which gives buyers more choice and negotiating room without pushing values down.
How has the Las Vegas market changed since 2025?
Inventory rose about 43% between January 2025 and August 2026, from 4,797 homes to 6,861. Over the same twenty months the median sale price moved from $485,000 to $480,000 — roughly 1%. 2025 was the year the market turned from balanced to buyer-favouring, crossing four months of inventory in July. 2026 has been the year it held at that level rather than falling further.
Are Las Vegas home prices going up or down in 2026?
Essentially neither. Across the first eight months of 2026 the median sale price ranged from $470,000 to $488,500 — a spread of about 4% from lowest to highest, with no sustained direction. Prices are best described as flat with month-to-month noise rather than rising or falling.
Is Las Vegas a buyer's market or a seller's market?
It favors prepared buyers without being a true buyer's market. Inventory grew roughly 19% from January to August 2026 and price reductions ran 56% to 68% above last year, which gives buyers leverage. But correctly priced homes still sold in a median of 22 to 27 days all year, so sellers who price to the market rather than to expectations continue to do well.
How long does it take to sell a house in Las Vegas?
The median was between 22 and 27 days for most of 2026, rising to 39 days in January and settling at 27 days in August. That figure covers homes that sold. Listings still sitting on the market show far higher cumulative days on market, and roughly 1,000 to 1,400 properties were withdrawn unsold each month after a median of four to five months.
Will the Las Vegas housing market crash?
Nothing in the data points that way. Distressed inventory through the first half of 2026 totaled 443 listings across all property types, compared with 7,330 in all of 2015. Foreclosures and short sales finished 2025 tracking level with 2024, with no spikes. Short sales have risen and are worth monitoring, but bank-owned listings and foreclosure filings remain at a small fraction of historical levels, and prices have not fallen meaningfully.
What are mortgage rates in Las Vegas right now?
Conventional 30-year rates ended August 2026 at approximately 6.66%. Rates dipped below 6% in February, the first time since spring 2022, then reversed into the mid sixes through March and have stayed in the 6.2% to 6.7% range since. Through 2025 rates moved within the sixes all year without a sustained trend in either direction.
Talk through your own situation
Valley-wide numbers describe the market. They say nothing about your house, your street or your timeline. If you're buying, selling, relocating or investing in Las Vegas, book a consultation and we'll look at your actual numbers.