How to Buy a House in Las Vegas: 2026 Step-by-Step Guide

This guide walks through a Las Vegas home purchase from start to finish, using closed-sale data through September 30, 2026 and the Nevada rules that apply after your offer is accepted. Nevada Real Estate Group has 16+ years and 9,600+ closed transactions in this market, and the sequence below is the one a financed buyer goes through.

Updated November 1, 2026: market figures now use closing dates for July through September 2026, because the earlier summer count ran on contract dates and undercounted closings. Rates moved to 7.24%, the contract section now follows the current Las Vegas purchase agreement, and unsourced fee ranges and experience claims are gone.

For a quick companion to the purchase sequence, review these common Las Vegas real estate questions and carry unresolved questions to your agent or lender.

It covers how much you need to save, how to get pre-approved, how to choose an agent, how to make a competitive offer, what Nevada's purchase agreement says, and which first-time buyer programs can lower your cash at closing.

Two things changed recently enough that older guides get them wrong, and both cost money. How buyers pay their agent was restructured after the National Association of Realtors settlement, so the old line about your agent being free no longer holds. And Nevada's flagship down payment assistance is routinely described as a forgivable grant when it is a repayable second mortgage. Both are covered properly below. By the end of this guide you will know precisely what to do next.

Buying a home in Las Vegas takes about $16,975 down on the $485,000 median of 5,277 single-family closings from July through September 2026, using FHA's 3.5% minimum, plus closing costs the CFPB puts at 2% to 5%. You sign a written buyer agreement before touring, then work through due diligence, appraisal and loan deadlines set in your contract.

• The valley median was $485,000 across 5,277 single-family closings from July through September 2026.
• FHA needs 3.5% down, about $16,975 on the median; VA allows zero down for eligible buyers.
• Home Is Possible lends up to 4% of the loan, repaid later, with a 640 credit minimum.
• Homes sold in a median 26 days, and 44% closed at or above the last list price.
• You now sign a written buyer agreement before touring, with the fee stated in it.

How Do You Buy a Home in Las Vegas?

The Las Vegas home-buying process runs under Nevada's real estate statutes, including NRS Chapter 645 on licensees and NRS Chapter 113 on seller disclosures. Here is the sequence every financed buyer goes through.

Get pre-approved before you tour a home. Then engage a buyer's agent, which now means signing a written buyer-representation agreement before you tour, with the fee stated in it. Search and tour homes, submit an offer on the Las Vegas REALTORS purchase agreement, negotiate inspection and appraisal findings, satisfy loan conditions, and close with a title company.

According to our analysis of Las Vegas REALTORS MLS data via Repliers, 5,277 single-family homes closed in Las Vegas, Henderson, North Las Vegas and Boulder City from July 1 to September 30, 2026. The median sale was $485,000 at $257 per square foot, and the median home sold in 26 days. Of those sales, 44 percent closed at or above the last list price and 906 of them, about one in six, went under contract in one to seven days. A pre-approval letter puts you in a position to act when a new listing hits the MLS.

The step-by-step timeline below gives you a framework. Your contract's blanks set the real dates.

How Much Do You Need for a Down Payment in Las Vegas?

The down payment depends on the loan. For a median-priced Las Vegas home at $485,000:

• FHA loan: 3.5% down = $16,975 minimum. Requires a 580+ credit score for that minimum.
• Conventional 3% down: $14,550 minimum, for eligible buyers. PMI applies until you reach 20% equity.
• Conventional 5% down: $24,250.
• Conventional 20% down: $97,000. No PMI.
• VA loan: $0 down for eligible veterans and service members if the price doesn't exceed the appraised value, with no PMI. A funding fee of 2.15% applies on first use with less than 5% down, unless you're exempt. There's no VA loan limit with full entitlement; with remaining entitlement, the county conforming limit ($832,750 in Clark County for 2026) sets the guaranty.
• USDA Rural Development: $0 down, but only at addresses on USDA's eligibility map. Most of the Las Vegas valley doesn't qualify, and income limits apply.

Most of the market trades near that median: of the 5,277 closings, 32 percent landed between $350,000 and $450,000 and another 24 percent between $450,000 and $550,000, so more than half the valley sold inside that band.

Beyond the down payment, plan for closing costs. According to the CFPB, they typically run 2% to 5% of the price, which is $9,700 to $24,250 on the median. Add an inspection, moving costs and a cash cushion. So an FHA buyer needs about $26,675 to $41,225 before any seller concessions or assistance. Our how much money to buy a house guide runs that math in more detail.

How Do You Get Pre-Approved for a Las Vegas Mortgage?

Get pre-approved before you begin touring homes, so you know your limit and a seller can see you're financed. Our first-time buyer resources walk through what lenders ask for.

Here is what your lender will need:

• Recent W-2s or 1099s (and federal tax returns if self-employed)
• Recent pay stubs
• Recent bank and investment account statements
• Photo ID
• Signed authorization for a credit pull

The lender evaluates your debt-to-income ratio (DTI), credit score and employment history to set your maximum loan. For a conventional loan, Fannie Mae's DTI rule is 36% on manually underwritten loans, up to 45% with credit and reserves, and up to 50% through its automated system.

It's worth comparing lenders. On a $465,000 loan, a 0.25-point rate difference at today's level is about $79 a month. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed averaged 7.24 percent and the 15-year 6.60 percent in the week of October 29, 2026. Ask your lender about rate locks and float-down provisions before you commit, and compare Loan Estimates on the same day.

How Do You Choose the Right Las Vegas Real Estate Agent?

How buyers pay their agent changed, and any guide still telling you it is free is out of date. Under the practice changes that followed the National Association of Realtors settlement, you must sign a written buyer-representation agreement before touring a home with an MLS participant, and that agreement has to state the compensation amount or rate conspicuously and make clear the fee is negotiable. Offers of buyer-broker compensation were also removed from the MLS, so a listing no longer advertises what it will pay your agent.

A seller may still contribute toward your agent's fee, but it's negotiated directly as a term of your offer rather than published in advance. Treat it as a negotiated line item and know your own number before you tour. Ask any agent you interview what they charge, what happens if the seller contributes less, and whether the shortfall falls to you. Our buyer-broker agreement guide covers the form.

When interviewing agents, ask:

1. How many buyer-side transactions did you close in Clark County in the past 12 months?
2. What is your average days-from-offer-to-closing?
3. Do you have direct relationships with listing agents and new-construction builders?
4. Can you explain the Nevada purchase agreement's inspection and appraisal contingency clauses?
5. What neighborhoods do you specialize in?

Red flags: agents who cannot explain Nevada's specific contract forms, who push you toward homes at the top of your budget without discussing total monthly cost, or who represent both buyer and seller on the same transaction without full disclosure.

Nevada Real Estate Group closed 789 transactions in 2025. Ask us the same questions.

How Do You Search and Tour Homes in Las Vegas?

The local MLS, run by Las Vegas REALTORS, is the main source for resale listings in Clark County, and your agent can set up alerts from it. On October 31, 2026, 8,751 single-family homes were active in Las Vegas, Henderson, North Las Vegas and Boulder City at a $530,000 median list price.

When touring homes, pay attention to Las Vegas-specific items that buyers from other markets often miss:

• HVAC condition and age: Summer heat here is extreme, so an aging or undersized system is a critical item, not a cosmetic one.
• Roof condition: Ask your inspector about the roof type, its age and any moisture around penetrations.
• HOA rules and fees: About 74% of single-family closings with an HOA field showed one in the year through September 2026, so expect dues. Active listings showed a $75 median first fee, with $230 at the 90th percentile, and some homes have more than one association. Read the resale package.
• Flood zone status: Ask your agent to confirm the FEMA flood designation for any home you're serious about, and get an insurance quote if it applies.
• Pool condition: Have the pool inspected and get a quote for service and equipment.

New construction in areas like Summerlin, Henderson, and North Las Vegas offers an alternative to resale, with builder warranties and sometimes incentives tied to a preferred lender. The tradeoff is the builder's own contract and its timeline, so read both carefully. Browse new construction homes in Las Vegas to compare active builder inventory.

How Do You Make a Competitive Offer in Las Vegas?

Measured across the 5,277 closings from July through September, 44 percent sold at or above the last list price and 906 went under contract in one to seven days, so competition is real but not universal. About 22 percent of homes took more than 60 days. Our buyer resources page has checklists, and our bidding war guide shows where competition concentrates. A competitive offer isn't simply the highest price; it's terms the seller values.

When a contract or financing term is unfamiliar, use our guide to Nevada real estate terms explained before making a decision about it.

Key elements of a competitive Las Vegas offer:

• Earnest money deposit: No statute sets the amount, according to our earnest money guide. One percent of the $485,000 median is $4,850. The deposit is credited to your funds at closing.
• Due diligence period: The Las Vegas form uses a negotiated number of calendar days from acceptance. A shorter period makes an offer stronger only if your inspector and lender can perform inside it.
• Appraisal gap coverage: If you're willing to pay above appraised value, state the maximum you'll cover in writing, and keep the cash to back it up.
• Closing timeline: Ask the listing agent what date works for the seller, and offer it if your lender can meet it.
• Escalation term: The Las Vegas REALTORS form has no escalation box, so a term like this has to be written into the additional terms or an addendum, with a cap. Our bidding war guide explains how.
• Seller concessions: With 612 of 5,277 sales taking more than 90 days, homes that have sat are where concessions tend to live. It's also where a seller contribution toward your agent's fee gets negotiated. Lenders cap concessions: Fannie Mae allows 3% above 90% loan-to-value, and 6% from 75.01% to 90%.

A clean, well-documented offer with verified financing and realistic dates is usually stronger than a slightly higher one with weak terms.

What Happens Immediately After Your Offer Is Accepted in Nevada?

Acceptance is not the finish line — it starts a set of Nevada-specific clocks that run whether or not anyone reminds you, and missing one can cost you your earnest money or your leverage.

You deposit earnest money with escrow, and escrow opens. From there, three sets of documents drive the timeline. Our contingencies guide covers the current Las Vegas form section by section.

The Seller's Real Property Disclosure is required under NRS Chapter 113. The seller must disclose known defects. The Las Vegas form has it delivered within 5 calendar days.

The common-interest community resale package is required under NRS 116.4109 for any home in an HOA. It includes the declaration, bylaws and rules, the current assessment and any unpaid amounts, the operating budget and financial statement with a summary of reserves, pending legal actions, and proof of insurance. The buyer may cancel until midnight of the fifth calendar day after receiving it. That's a real escape hatch, so read the reserve summary rather than skimming the dues.

The preliminary title report comes from the title company and lists what's of record against the property: easements, liens, CC&R references and exceptions to coverage. Read the exceptions.

A common post-acceptance mistake is treating the due diligence window as passive waiting. It expires on a date, and on the Las Vegas form, silence means you're deemed to have waived it.

What Happens During Inspection and Appraisal?

On the Las Vegas form, the inspection protection is the Due Diligence Condition in Section 8. If it's checked, you get a negotiated number of calendar days from acceptance. Before the deadline, you can resolve objections with the seller in writing or cancel in writing. If you do neither, you're deemed to have waived the condition.

Before turning a promising tour into an offer, review these home-buying warning signs to investigate and carry the relevant questions into your due diligence.

Hire a licensed Nevada home inspector; the Nevada Real Estate Division handles that license. Ask what the inspection covers, whether it includes the pool and sewer line, and how long it takes. Get quotes rather than relying on a blog's price range.

Common Las Vegas inspection topics include these:

• HVAC: Older systems can use R-22, which EPA lists among the HCFCs being phased out, so ask about service costs.
• Stucco cracks: Ask your inspector to separate cosmetic cracks from movement.
• Water heater: Check age and condition.
• Electrical panels: Ask about the panel brand, because some older ones are flagged by insurers.
• Garage door springs and hardware: Have these tested.

Your lender orders the appraisal, and you pay the fee. Section 3(B) of the Las Vegas form makes the purchase contingent on the property appraising for at least the purchase price. If it doesn't, you can renegotiate, bring cash for the difference, or cancel by written notice before the deadline, as your contract provides. With 44 percent of closings at or above the last list price from July through September, it's a live risk on anything competitive.

What Are the Closing Steps and Costs in Nevada?

Nevada closings run through escrow: a neutral title and escrow company collects and disburses funds and records the deed with Clark County. You sign at the title company or remotely, if your lender and title company allow it.

According to the Nevada Department of Taxation report summarized in our transfer tax guide, the Real Property Transfer Tax in Clark County is $2.55 per $500 of value. On the $485,000 median that's about $2,474. Under NRS 375.030, buyer and seller are jointly liable, so the contract should say who pays.

According to the CFPB, closing costs typically run 2% to 5% of the price, or $9,700 to $24,250 here. Your Loan Estimate is the document that matters. Seller concessions can offset some of it, within the lender's cap. The title figures come from our title insurance guide.

Property taxes in Clark County are modest compared with many states. Census 2024 data puts median taxes at $2,155 on a $451,000 median value, about 0.478%. Under NRS 361.4723, the annual increase on an owner's primary residence is capped at 3 percent. Only one property can be claimed, and Clark County says a recorded ownership document removes the prior owner's abatement, so return the claim form you receive after buying, or the general cap of up to 8% can apply.

What Does the Week-by-Week Buying Timeline Look Like?

Once a seller signs, the contract clocks start. Here's one example of a financed Clark County purchase. Your dates come from the blanks in your contract, and missing one without a signed extension can put your earnest money at risk.

Cash purchases can move faster because they delete the financing rows. On a loan, the lever you control is responsiveness, so answer every lender request quickly.

If a current home must sell before this purchase, coordinate the Las Vegas home-selling process with the financing and closing timetable.

What First-Time Buyer Programs Are Available in Las Vegas?

Nevada runs real assistance programs, and the terms matter more than the headline number — one of them is commonly described as a grant when it is not.

The flagship is Home Is Possible, administered by the Nevada Housing Division through approved lenders. According to the Home Is Possible program page, the current first-time terms are:

• Down payment assistance up to 4 percent of the total loan amount, usable for the down payment and closing costs. On a $468,025 FHA base loan, that's about $18,700.
• It's interest-free, 30-year and non-forgivable. This is the point buyers most often get wrong: the assistance is repaid, not gifted.
• Minimum credit score 640, or 660 for manufactured homes.
• First-time buyer required, meaning you haven't owned a home in the past three years.
• Maximum debt ratio up to 50 percent depending on credit and loan type, and the home must be your primary residence.
• Income and purchase-price limits are set by county, so confirm the current Clark County figures with your lender.

The program page also lists a track for teachers, and veterans have their own options. Our homebuyer programs guide and Nevada down payment assistance guide track the active programs.

Two other routes are worth knowing:

FHA 203(k) rehabilitation loan lets you finance the purchase price plus renovation costs in a single loan. It suits first-time buyers willing to take on a dated property.

Seller concessions require no application or income limit, only a seller willing to agree and a lender whose cap allows them. On a home that has sat, it's a reasonable ask. Just carry the honest version of the math: Home Is Possible lowers the cash you need at the table, not the cost of the house, because you repay it.

Our separate guide on whether 2026 is a good time to buy a house in Las Vegas covers the timing question if you're weighing rent against buy.

How Does the Nevada Purchase Agreement Work?

Most Las Vegas resale transactions use the Las Vegas REALTORS Residential Purchase Agreement; the current form is Rev. 10/24. Understanding its key clauses before you submit an offer is essential, and our contingencies guide quotes them.

According to NRS Chapter 113, sellers of residential property must disclose known defects on the state's Seller's Real Property Disclosure Form. It covers structure, land, roof, pool, water damage, HOA matters and more. Homes built on or before December 31, 1977 also need the federal lead-based paint disclosure.

Key clauses every buyer should understand:

• Due Diligence (Section 8): A negotiated number of calendar days from acceptance. Resolve objections or cancel in writing before the deadline, or the condition is deemed waived.
• Appraisal (Section 3(B)): The purchase is contingent on appraising for at least the purchase price, with written notice by the deadline.
• Loan (Section 3(C)): You must remove the loan contingency in writing, renegotiate or cancel by written notice no later than the deadline.
• Possession: State the date. If the seller stays after closing, put the terms in writing, because it delays your move and raises landlord-tenant questions.
• Personal Property: Specify what conveys in writing.
• HOA Resale Package (Section 11): Under NRS 116.4109, the association has 10 calendar days to furnish its certificate after a request, and you may cancel until midnight of the fifth calendar day after you receive the package. See our community pages for the valley's major master plans.

What Should You Know About Las Vegas Neighborhoods?

Las Vegas is bigger than its city limits. The City of Las Vegas had 679,817 residents in the Census Bureau's 2025 estimate, and much of the rest of the valley is in unincorporated Clark County, Henderson or North Las Vegas. The right area depends on your budget, commute and the home you need. All market figures here are closings from July 1 to September 30, 2026, unless noted.

Summerlin: A 22,500-acre master plan on the west side, developed by Howard Hughes, next to Red Rock Canyon. Its four main ZIPs closed 2,449 homes at a $649,000 median in the year through September 2026. Part is in the City of Las Vegas and part in unincorporated Clark County. See our Summerlin buyers guide, and our Las Vegas housing market overview for price trends.

Henderson: A separate city, and Nevada's second-largest, with 353,289 residents in 2025. It closed 1,444 homes at a $492,250 median. Communities include MacDonald Highlands, Anthem, Green Valley Ranch and Lake Las Vegas.

North Las Vegas: A separate city that closed 780 homes at a $415,000 median, the lowest of the three large city fields. Aliante is one of its master plans.

Southwest Las Vegas / Spring Valley: Unincorporated areas close to the resort corridor and Harry Reid Airport, with a mix of resale and new construction. Buyers relocating to Las Vegas from out of state often look here.

Centennial Hills / Skye Canyon: Northwest valley, with new construction homes in Las Vegas and resales. The Las Vegas MLS city field overall closed 4,628 homes at a $435,000 median.

School assignment comes from the exact address, so use CCSD's zoning search for any home you're serious about, whichever area you choose.

What Are the Most Common Mistakes Las Vegas Buyers Make?

These mistakes are common and preventable:

1. Skipping pre-approval before touring homes. Get an underwritten pre-approval rather than a soft prequalification if your lender offers one, so you know your limit before you fall for a house.

2. Underestimating total cash to close. The down payment is one line. On a $485,000 purchase, the CFPB's 2% to 5% range adds $9,700 to $24,250, so an FHA buyer needs about $26,675 to $41,225 before concessions.

3. Ignoring the HOA financials. Nevada law gives you until midnight of the fifth calendar day after you receive the resale package to cancel, but that only helps if you read it. Look at the reserve summary and ask for the full study. Our guard-gated communities guide has more on what to look for.

4. Waiving due diligence to win an offer. Shortening the period is different from dropping it. Skipping an inspection on a Las Vegas home is high risk, so keep one even if you limit what you'll ask for.

5. Choosing a lender based on rate alone. A lender who can't close on time can cost you the deal. Ask for references from recent Clark County closings.

6. Not reading the new-construction contract carefully. Builder purchase agreements aren't the standard Las Vegas REALTORS form. Read them closely for arbitration, warranty and appraisal terms, and compare any preferred-lender incentive with an outside quote. Our builder contract guide covers the clauses.

7. Overextending on price without counting ongoing costs. Model total monthly housing cost: principal, interest, taxes, insurance, dues, any SID, utilities and pool care, not just the mortgage. Our seller resources page also shows what sellers watch for.

What Loan Type Is Right for a Las Vegas Home Purchase?

Payments are our estimates: principal and interest at the 7.24% PMMS average for every loan type, property tax of about $193 a month at the Census ratio, and insurance of about $84 a month at NAIC's 2023 average. FHA includes 1.75% upfront premium financed and 0.55% annual premium. The 5% conventional line includes PMI at 0.58%, an Urban Institute chartbook example for a strong credit score. VA includes a financed 2.15% funding fee. None includes HOA dues, and actual rates differ by loan type.

According to HUD's FHA mortgage limits lookup, the 2026 FHA limit for a one-unit home in Clark County is $541,287. That covers the $485,000 valley median, and with 3.5% down the base loan stays under it up to a price of about $560,900. Buyers in the $550,000 to $700,000 tier, which took 17 percent of closings from July through September, will often need a conventional loan instead; FHFA's 2026 conforming limit for Clark County is $832,750.

With 20% down and strong credit, a conventional loan avoids mortgage insurance. With a lower score or a small down payment, FHA is often the practical route. Our FHA vs conventional guide runs the numbers. Eligible veterans should price a VA loan too.

Frequently Asked Questions About Buying a Home in Las Vegas

How long does it take to buy a home in Las Vegas?

From accepted offer to keys, a financed purchase usually takes several weeks, and your contract's dates control it. The week-by-week table above shows a six-week example. New construction can take much longer. Add your home search on top. From July through September 2026, the median single-family home sold in 26 days.

What credit score do I need to buy a home in Las Vegas?

FHA allows 3.5% down at 580 and 10% down from 500 to 579, though lenders can set higher floors. Conventional loans usually start at 620, and better scores get better pricing. VA has no official minimum, so lenders set their own. If your score is low, pay accounts on time, lower your revolving balances and avoid new accounts before you apply.

What is the property tax rate in Las Vegas?

Clark County's combined rates for FY 2026-27 include $3.2782 per $100 of assessed value in the main City of Las Vegas districts and $2.9613 in Henderson. According to the Clark County Assessor, assessed value is 35% of taxable value, not your price. In practice, Census 2024 data shows median taxes at about 0.478% of median value, which would be about $2,318 a year on $485,000. Use the actual bill for the home. Nevada levies no estate or inheritance tax.

Are there first-time homebuyer programs in Nevada?

Yes, but read the terms carefully. The flagship is the Nevada Housing Division's Home Is Possible program, which per its official program page provides down payment assistance of up to 4 percent of the total loan amount, usable for both the down payment and closing costs. The critical detail buyers miss: it is a second mortgage, 30-year and non-forgivable, so it is repaid rather than gifted. You need a 640 credit score, first-time buyer status meaning no ownership in the past three years, homebuyer education, and income and price within the Clark County limits. Call (702) 637-1759 for a list of approved lenders.

Is it better to buy or rent in Las Vegas in 2026?

That depends on how long you'll stay. At Freddie Mac's 7.24% average from October 29, 2026, a $485,000 home with 5% down costs about $3,640 a month before HOA dues. HUD's three-bedroom Fair Market Rent for the Las Vegas area was $2,317 for the year from October 1, so owning costs more at first. Principal paydown and any appreciation have to make up the gap, and our rent or buy guide runs five- and ten-year scenarios. Short stays usually favor renting because of transaction costs.

What are the biggest Las Vegas master-planned communities?

Summerlin, at about 22,500 acres, is the best known. Others include Anthem and Green Valley in Henderson, Inspirada and Cadence, also in Henderson, Aliante in North Las Vegas, Mountain's Edge, Southern Highlands and Skye Canyon. Each has its own price tiers, dues and rules. Compare them on total monthly cost, not on the name.

Do I need a real estate attorney to buy a home in Las Vegas?

Attorneys aren't standard at a Las Vegas closing; a title and escrow company handles it. If your purchase is complex, such as an estate sale, probate, a lease-option or a contract dispute, hiring a real estate attorney separately makes sense. Our team at (702) 637-1759 can talk through when that's worth doing.

Which Sources Inform This Las Vegas Home Buying Guide?

Market figures come from our analysis of Las Vegas REALTORS MLS data via Repliers: single-family homes in Las Vegas, Henderson, North Las Vegas and Boulder City by closing date, July 1 to September 30, 2026, with active listings on October 31, 2026. City-field medians cover all residential sales excluding land. The 906 count covers sales with one to seven days on market; another 81 were recorded at zero days. Verify everything with a licensed Nevada real estate professional for your specific transaction.

• Las Vegas REALTORS monthly statistics
• CFPB, how much you want to spend
• HUD FHA mortgage limits lookup: $541,287 one-unit limit for Clark County, 2026
• Home Is Possible program page
• NRS Chapter 645, NRS Chapter 113, NRS 116.4109 and NRS 375.030
• Nevada FY 2026-27 tax rates and Clark County tax abatement
• Freddie Mac Primary Mortgage Market Survey
• NAR settlement FAQs
• Census Vintage 2025 city estimates
• Fannie Mae DTI rules and interested-party contributions
• FHFA 2026 conforming limits: $832,750 one-unit limit
• VA home loan limits and funding fee
• NAIC homeowners report

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Ready to start your Las Vegas home search? Nevada Real Estate Group — the #1 real estate team in Nevada with 9,600+ closed transactions and 9,097+ five-star reviews — is here to guide you every step of the way. Call (702) 637-1759 or visit our Las Vegas homes for sale page to connect with a buyer specialist. Our office is located at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148. License S.181401.