Straight answers to the questions Nevada buyers, sellers, and investors actually search: what homes really cost this month, which neighborhoods fit your budget from Las Vegas to Reno-Tahoe, and exactly how to buy, sell, finance, and invest here. Every guide is built from live MLS data and the 9,600+ closings behind Nevada's #1 real estate team (RealTrends 2025) — 150+ agents, 9,146+ verified five-star reviews.
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Nevada has no income tax, but a Las Vegas household still pays property, sales and vehicle taxes. I ran two households through Las Vegas and 12 metros movers come from, with every 2025 state schedule recomputed, the October 2026 sales tax rates, the 2025 federal SALT change and the places where Las Vegas does not win.
Walk Pulte's White Pine at Delamar with NREG's Angela Pacelli Evans: three levels, about 4,220 square feet, a lower-level game room, a rooftop deck and the costs behind the $789,990 starting price.
Walk KB Home's Plan 2069 at Landings at Aven with NREG's Brian Neal: 2,069 square feet, a loft, up to four bedrooms, a $466,990 starting price and the three costs that decide whether it stays under $500,000.
Walk Pulte's Juniper at Cordora with NREG's Mia Green and Daniel Pittman: 2,325 square feet, four bedrooms and a loft from $594,990, plus the upgrades, backyard, HOA and rate terms behind the price.
Walk Taylor Morrison's Daffodil at Ovation at Mountain Falls with NREG's Isabella Munoz: 1,295 single-story square feet from $269,990, five larger plans, $280 dues and an unfinished backyard.
The Heritage is Taylor Morrison's 2,747-square-foot single-story at Ashland in Summerlin's Grand Park village, listed from $1,139,990 on October 10, 2026. Here is what the model tour shows, what the $17,515 multi-gen option includes, what a pool takes on these lots, and what Heritage homes have actually sold for.
The Las Vegas Valley Water District's 2026 report puts valley water at 280 ppm, or 16 grains per gallon, and Henderson reports 304 ppm. Here is what that hardness does to a house, what softeners, salt-free conditioners and RO really do, local permits and prices read October 5, 2026, and how softeners are handled when a home sells.
Summerlin's four core ZIP codes closed 2,453 homes at a $650,245 median in the 12 months ending August 31, 2026, while Inspirada closed 372 at $540,500. Here is how the two master plans compare on dues, improvement districts, tax rates, drive times, parks, builders and the rules you sign up for.
Over the 12 months ending August 31, 2026, condos and townhomes in Las Vegas, Henderson and North Las Vegas sold at a $289,838 median and houses at $483,062. Here is what that gap means once you add HOA dues, insurance, loan approval, rental rules and resale speed.
Nevada charges $5.10 per $1,000 of value when a Clark County deed records and $4.10 in Washoe County. Here is chapter 375 section by section, every county's rate, all 14 exemptions with the state's own counts, and the tax at Las Vegas and Reno's July 2026 medians.
Sun City Anthem's Liberty Center has 16 pickleball courts, Skye Canyon's parks have 11, and Clark County rents Sunset Park courts for $6 an hour. Here is every court count, access rule, dues figure and home price I could verify across Las Vegas and Henderson as of October 4, 2026.
Published price lists from five Las Vegas inspection firms, read October 4, 2026, put a pre-listing inspection on a 1,501-to-2,000-square-foot house at $350 to $475. Here is what a buyer's inspector checks in a desert resale, what Nevada law makes you disclose once you know, and when the report pays for itself.
Nevada makes the seller pay for the HOA resale package, and the buyer can cancel for five calendar days after it arrives. On October 4, 2026, 83% of 12,281 Las Vegas-area residential listings showed an association. Here is the law, the 2026 fee caps, the escrow timeline and the problems to clear before you list.
In the 2025 Cost vs. Value report, a Reno garage door replacement recouped 295.7% of its cost while an upscale primary suite addition recouped 15.7%. Our pull of 798 Reno and Sparks resales shows what local buyers paid for condition.
Selling as-is in Las Vegas limits repairs, not your disclosure duty. We searched the remarks on 10,402 Las Vegas closings with contract dates from February 2026 through July 2026 and found 117 as-is sales: a $320,000 median, 96.8% of list price and a median 12 days on market. Here is the law, the loan rules and the net math.
A Nevada owner who is behind on the mortgage still holds title until the trustee's sale, and NRS 107.080 bars that sale until at least three months after the notice of default records. Here is the full foreclosure timeline, the mediation program, the options your servicer must weigh, and a worked net sheet showing when selling with equity beats the alternatives.
A typical Las Vegas single-family home leased for $2,295 a month in July 2026, and a 3% mortgage makes that rent look generous. Here is the full decision: carrying costs, the property-tax cap switch, the IRS three-year window, depreciation recapture and a worked sell-now versus rent-three-years example.
A $1M-plus home should make your favorite days easier. Compare Summerlin, Henderson and Las Vegas communities around mountain biking, hiking, paddling and life outside.
The Empire Estate at 761 Dragon Ridge Drive hit the market at $24.5 million, and only three Las Vegas or Henderson homes closed that high in the Las Vegas MLS in the past 24 months. Here is what the MLS, the county and the tax math say about the ask.
Daniel Pittman and Aaliyah Moreland tour 521 Overlook Rim, a move-in-ready SkyVu home by Christopher Homes in guard-gated MacDonald Highlands. It is listed at $4,532,700 as of September 28, 2026, with 5,248 square feet, two primary suites and a true three-car garage.
1400 Maria Elena Drive was first owned, according to its listing, by Mel Exber, the Las Vegas Club owner credited with inventing the football teaser card. The 5,605-square-foot 1970 estate on 0.43 acre is listed at $970,000 as of September 28, 2026. Here is its history, its neighborhood and how the price compares.
Pulte's Parklane is a 2,462-square-foot single-story at Brantley in Summerlin West, listed from $1,043,990, with three bedrooms, a den and 10- to 12-foot ceilings. Here is the full tour, the $54,000 ceiling upgrade, what the incentives in the video mean today, and what single-story homes in ZIP 89138 have actually sold for.
Pulte's Tivoli at Brantley packs 3,432 square feet, four bedrooms and an optional private casita into a two-story plan listed from $1,032,990. Here is the full tour, what the model shows that the base price does not, the $139 in monthly dues plus the SID, and what Brantley homes have actually closed for in the MLS.
The Dayton at Richmond American's Silver Bow is a 3,980-square-foot, five-bedroom two-story in southwest Las Vegas. The one Dayton left is listed at $944,950, and its listing paperwork differs from the model in ways buyers usually miss.
Articles cover the categories listed above, including new construction. Market Updates publish monthly — the week after Las Vegas REALTORS (LVR) and the Northern Nevada Regional MLS (NNRMLS) release their statistical reports — breaking down median price, days on market, months of supply, and year-over-year change for Las Vegas, Henderson, North Las Vegas, Reno, Sparks, Carson City, and each major submarket. Buying Guides walk through pre-approval, contingencies, inspection negotiation, the Nevada Residential Purchase Agreement (RPA), and what to expect at close. Selling Guides cover CMA, listing agreements, staging, pricing, and the 7-day vs 6-month commitment debate.
Community Spotlights deep-dive specific master plans — Summerlin villages (The Ridges, Red Rock Country Club, The Paseos), Henderson master plans (Cadence, Inspirada, Tuscany), Lake Las Vegas waterfront, and Reno-Tahoe communities like Somersett, ArrowCreek, Montrêux, Damonte Ranch, and Incline Village. Neighborhood Guides cover HOA rules, school assignment, commute math, and amenity comparison. Relocating handles California-to-Nevada tax math, the no-state-income-tax advantage, and timing the move around the school year.
Investment covers cap rates, short-term rental rules across both metros (Clark County — Las Vegas city, unincorporated Clark, Henderson, and North Las Vegas — plus Washoe County, Reno, and the Lake Tahoe basin each set different STR rules), and multi-family analysis. News tracks regulatory changes affecting Nevada real estate statewide. Lifestyle covers parks, dining, climate, and what daily life is actually like from the Las Vegas valley to the Reno-Tahoe region.