Boulder City's report requires a different honesty than the rest of the valley's, and this month it also shows why the series changed its rules. When Las Vegas closes 1,400 sales in a month, a median means something precise. When Boulder City closes sixteen, four extra closings posting late can move the median by $17,500, which is exactly what happened to July between our August 23 count and the settled figure here.
Every active figure below comes from the complete sweep our team ran on September 15, 2026: all 142 active Boulder City listings, examined individually. Every closed figure comes from July, the most recent month whose sales have finished posting: 16 closings, each ratioed sale price against final list. Small numbers, fully counted, with the sample size printed beside every statistic that depends on it.
Boulder City in September 2026: 142 active listings counted on September 15, Southern Nevada's smallest city board, with 33.1% carrying a price cut at a $19,000 median and a $442,500 median ask. July, the last settled month, produced 16 closings at a $442,500 median, $457,000 for single-family, at 98.2% of list and a 25-day market time; 68.8% closed below asking. Nine August closings have posted, too few to call a direction.
- Boulder City had 142 active listings on September 15, 2026; 33.1% had cut price at a $19,000 median.
- July settled at 16 closings and a $442,500 median, $457,000 for single-family, at 98.2% of list.
- Only 9 August closings had posted by September 15, so August is provisional and its median unreliable.
- Single-family listings ask $650,000 at the median; condos and townhomes ask $335,000 and sit longer.
- Homes priced to the settled July closings still go under contract in under four weeks.
What Are Boulder City's Key Housing Numbers for September 2026?
| Measure | Figure | Basis |
|---|---|---|
| Active listings | 142 | Every residential listing, counted September 15, 2026 |
| Listings with at least one price cut | 47 (33.1%) | Original asking price vs current, per listing |
| Median price cut | $19,000 (4.3%) | Among cut listings; 3 cut $50,000 or more |
| Median asking price | $442,500 | All actives; $650,000 single-family, $335,000 condo and townhome |
| Median asking price per square foot | $270 | All actives |
| Median days on market, actives | 18 | 44.4% listed 14 days or less; 26.1% at 60-plus days |
| July closings (settled) | 16 | All July sales posted to the MLS through September 15, 2026 |
| July median sold price | $442,500 | $457,000 single-family; $380,000 condo and townhome |
| July sale-to-list ratio | 98.2% | 68.8% closed below list, 12.5% above |
| July sold price per square foot | $294 | Median across all July closings |
| July median days on market | 25 | Homes that closed; 37.5% had cut price before selling |
| August closings posted so far | 9 at $530,000 | Provisional: about 56% of a full month has posted; see the next section |
The active median ask and the settled July median sale are the same number, $442,500, which almost never happens in a city and happens here because the board is small enough for a handful of listings to set both. Read the type split instead: single-family homes ask $650,000 and closed at $457,000 in July, a gap that is mix, the hillside and view homes stacking the active side while the 1940s and 1950s cottages near downtown dominate the closings. Condos and townhomes are the slow half of the board, sitting 48 days at the median against 18 for houses.
How Complete Is the August Data, and Why Does This Report Lead With July?
Closings do not appear in the MLS feed the day a deal records. Measured across Las Vegas REALTORS (GLVAR) on September 15, 2026, a month's sales are only about half posted two weeks after the month ends and about 84% posted at 39 days, because agents, title companies and the board's own processing all add lag. That is why every figure on the closed side of this report is July, the most recent month that has settled, and why August appears only as a provisional line: August closings posted so far: 9 at a $530,000 median ($750,000 single-family), about 56% of July's settled count. Publishing August medians as final today would describe the half of the month that happened to post first, not the market.
The lag is also why the August editions of this series, written on August 23 with July only about 70% posted, have been restated on September 15, 2026. For Boulder City, the July count moved from 12 to 16 once the month settled, while the medians moved by 4%: the all-types median rose from $425,000 to $442,500 and single-family from $440,000 to $457,000, the widest swing in the series, which is what four extra closings do to a twelve-sale median. The narrative held; the counts did not, and a report that claims to have counted every closing has to say so when the count changes. Going forward the written editions use the settled month, and the live Boulder City market report page shows the settled month too.
The boards' own August releases fill the gap at the regional level. According to Las Vegas REALTORS, the association issues its monthly report in the first full week after month-end, and the August report came on September 8. According to Las Vegas REALTORS' August 2026 report, the median existing single-family home in Southern Nevada sold for $475,000 in August, down 1.0% from a year earlier and below the record $490,000 set in May and June; condos and townhomes ran $299,900, up 0.6%; total sales fell 11.9% year over year to 2,252, and single-family listings without offers rose 5.3% to about 7,590. Those are complete counts from the association, not our provisional feed, and they are the right numbers to quote for August until our own count settles around October 10, when the August figures will be restated here in the October edition.
Why Have 33.1% of Boulder City Listings Cut Their Asking Price?
Because Boulder City's sellers are the valley's most patient and its buyers the most specific. A third of the board has cut, the lowest share of any Southern Nevada city, and only three listings have cut $50,000 or more; the median reduction is $19,000, about 4.3%. Sellers here are often long-tenured owners with no mortgage and no deadline, and the ones who cut do it once, modestly, after the first 30 days of showings tell them the market's number.
The cutting is concentrated in the condo and townhome inventory, 43.2% of which has repriced against 31.3% of houses. Boulder City's attached product competes with Henderson's for the same downsizing buyer at a 40-minute commute disadvantage, and it shows in the 48-day clock. Houses with a view or a walk to downtown do not need the cut; the buyers who want Boulder City want exactly that and have few alternatives.
The counted detail behind that: of 142 active listings on September 15, 2026, 47 carry at least one reduction from their original asking price, the median reduction is $19,000 (4.3%) and 3 listings have cut $50,000 or more. Among listings that have sat 60 days or longer, 64.9% have already cut, and those aged-and-cut homes are 16.9% of the whole board. A listing in that group is a listing where the seller has conceded once and is still waiting.
What Did Boulder City Homes Actually Sell For in July?
July is the settled month, so it is the month to price against. Across 16 closings, the median sale was $442,500 at 98.2% of the final list price and $294 per square foot, with a 25-day median from listing to contract. 68.8% of sales closed below asking, 12.5% above it and the rest at list, and 37.5% of the homes that sold had cut their price at least once before they did.
| Type | Closings | Median sold | Sale-to-list | Below list | Above list | $ per sq ft | Median DOM |
|---|---|---|---|---|---|---|---|
| Single Family Residence | 10 | $457,000 | 98.3% | 70.0% | 10.0% | $361 | 26.5 |
| Condo / Townhouse | 3 | $380,000 | 94.4% | 66.7% | 0.0% | $290 | 63 |
Sixteen closings, ten of them single-family at a $457,000 median and $361 per square foot, three condos at $380,000, and the rest manufactured or unusual. The single-family per-foot figure is the number to carry: at $361 it is the highest bench in Southern Nevada outside the Summerlin corridor's luxury ZIPs, a scarcity premium for a city that cannot grow because its charter caps growth and federal land surrounds it.
Eleven of the sixteen closed below list, but at a 98.2% median ratio the concessions were small; nobody in Boulder City is giving away 5%. The restatement from the August edition matters more here than anywhere: the four July closings that posted after August 23 pushed the all-types median from $425,000 to $442,500, and with a sample this size that is not a market move, it is arithmetic. Use the settled figures, and use the 90-day ZIP-level closings below them.
What Does the Provisional August Data Show So Far?
With the caveat above stated plainly, here is what the posted portion of August looks like in Boulder City: 9 closings had posted by September 15, 2026, against 16 for settled July, and their median is $530,000 ($750,000 for single-family) at about $278 per square foot. Read the direction, not the decimals: the early-posting half of a month skews toward cleaner transactions, cash deals and homes that were priced right, so a provisional median usually drifts a little as the slower closings post.
What the provisional line can tell you is whether August broke from July, and in Boulder City it did not. A $530,000 provisional median against July's $442,500 is nine posted closings against sixteen settled, and in a market this size a nine-sale median says nothing about direction until the month settles. The association's regional August figures say the same thing at the metro level. When our own August count settles in mid-October, the October edition will carry the final numbers and restate this section.
If you are pricing a home this week, use July's settled figures and the last 90 days of ZIP-level closings below rather than the August provisional median, and ask your agent for the specific closings on your street since August 1; those individual records are already in the MLS even when the month's aggregate is not.
Which Price Bands Are Moving in Boulder City?
| Band | Active | Share of board | Cut share | Median DOM |
|---|---|---|---|---|
| Under $400K | 59 | 41.5% | 39.0% | 28 |
| $400K–$500K | 29 | 20.4% | 34.5% | 10 |
| $500K–$650K | 17 | 12.0% | 47.1% | 26 |
| $650K–$850K | 17 | 12.0% | 23.5% | 26 |
| $850K–$1.5M | 13 | 9.2% | 15.4% | 18 |
| $1.5M+ | 7 | 4.9% | 0.0% | 10 |
The largest band on the Boulder City board is Under $400K, 59 listings or 41.5% of everything for sale, and it is cutting at 39.0% with a 28-day median age. The fastest band with meaningful volume is $400K–$500K at 10 days; the most-cut is Under $400K at 39.0%, and the least-cut $400K–$500K at 34.5%. Days on market and cut share move together across the bands because both measure the same thing, the distance between where a band's sellers opened and where its buyers are, and the band where that distance is smallest is the band that clears first.
Under $400,000 holds 41.5% of Boulder City's board and cuts at 39%, mostly condos and the smallest downtown cottages; the $400,000-to-$500,000 band is the fastest at a 10-day median age because it is where the move-in-ready houses land. Above $650,000 the board is view homes and acreage that sell to a specific buyer when that buyer arrives, and the seven listings above $1.5 million have not cut at all, because their owners are not in a hurry.
Which Boulder City ZIP Codes Are Selling and Which Are Sitting?
Boulder City is a single ZIP code, 89005, so the ZIP table that the larger cities carry collapses into one row: 142 active listings at a $442,500 median ask, 33.1% cut, an 18-day median age and $270 per square foot; 16 July closings at $442,500, 98.2% of list and 25 days. The useful split here is property type rather than geography. Single-family homes, 67 of the actives, ask $650,000 at the median and $313 per square foot; condos and townhomes, 37 of them, ask $335,000 and $245 and sit 48 days at the median against 18 for houses.
What the type split says is that Boulder City is two markets in one ZIP. The house market is small, scarce and firm: 67 listings, an 18-day median age, a 31.3% cut share and a $361 settled per-foot bench that only the luxury ZIPs of Summerlin exceed. The condo market is the opposite: 37 listings, a 48-day clock, a 43.2% cut share, and a $245 asking bench that competes with Henderson product a half-hour closer to the valley's jobs. A buyer who wants Boulder City and can stretch to a house is buying the scarce thing; a buyer choosing a Boulder City condo over a Green Valley one is paying for the lifestyle and should negotiate accordingly. Every ZIP in the metro has its own live page on the ZIP code report index, with the current median ask, days on market and recent closings.
How Fast Is Boulder City Moving Right Now?
Speed is two numbers here, and they point different ways. On the active board, the median listing has been on the market 18 days as of September 15, 2026: 44.4% of listings are two weeks old or less, 26.1% have passed 60 days and 20.4% have passed 90. On the sold side, July's closings took a 25-day median to go under contract. The gap between those two is the market's sorting mechanism: well-priced homes leave in the first two weeks, and the rest accumulate into the 60-plus tail that now makes up 26.1% of what is for sale.
New supply keeps arriving. 11 Boulder City listings came on in the seven days before the sweep at a $440,000 median ask, 21 in the last 14 days and 41 in the last 30. Set against roughly 16 closings a month, the board is roughly in balance, with new listings arriving at about the pace July closed them.
Boulder City's clock is short for houses and long for condos, and the average of the two means little. 44.4% of the board is two weeks old or younger, the highest fresh share in the valley, because a well-priced house here is under contract before the second open house; 20.4% has passed 90 days, almost all of it attached product and view homes priced for a buyer who has not shown up yet.
What Does the Median Boulder City Home Cost Per Month at Today's Rates?
According to Freddie Mac's Primary Mortgage Market Survey, the average 30-year fixed rate was 6.76% for the week of September 10, 2026. Applied to July's settled single-family median of $457,000 in Boulder City, the principal-and-interest payment works out as follows; taxes, insurance, any HOA and mortgage insurance are additional, and the figures are illustrations rather than quotes.
| Scenario | Down payment | Loan amount | Monthly principal and interest |
|---|---|---|---|
| FHA 3.5% down, upfront premium financed | $15,995 | $448,723 | $2,913 |
| 10% down | $45,700 | $411,300 | $2,670 |
| 20% down | $91,400 | $365,600 | $2,374 |
According to HUD, the 2026 FHA floor for a one-unit home is $541,287, so the median Boulder City single-family home fits inside an FHA loan with 3.5% down; the annual mortgage insurance premium of 0.55% adds roughly $206 a month at this loan size. According to the Federal Housing Finance Agency, the 2026 baseline conforming limit is $832,750, which keeps every scenario in the table inside conventional pricing. According to the Consumer Financial Protection Bureau, the right way to compare lenders is the Loan Estimate line by line, rate, points, credits and cash to close together, rather than the advertised rate alone.
Two ways to move the payment. A rate buydown funded by a seller or builder credit is worth more at today's rates than a price cut of the same size for a buyer who keeps the loan several years, and our mortgage calculator lets you compare the two on a specific price. According to the Nevada Housing Division's published Home Is Possible limits, effective June 15, 2026, the program offers eligible buyers up to 4% of the loan amount toward down payment and closing costs, with a $566,354 purchase-price cap in Clark County; our down payment assistance guide compares the programs. Taxes are the line most buyers underestimate on a newer home: according to NRS 361, assessed value is 35% of taxable value, and a home with no prior-year bill gets no benefit from the abatement cap in its first year, which the Clark County Assessor explains and our property tax guide works through.
What Should Boulder City Buyers Do This Fall?
Know which Boulder City you are buying. A downtown cottage or a mid-century ranch on the flats is a scarce product that sells at 98% of ask in under a month, and July's ten single-family closings at $457,000 are the comps that matter; the hillside and view homes asking $650,000 and up are a different market with a different clock, and there the 90-day figures and the individual comps on the street matter more than any median. Our Boulder City hub explains the city's growth ordinance, which is the reason the house market stays this tight.
Do not import a Las Vegas offer strategy. There is no 60-day aged-and-cut pool to speak of here, only 24 listings, so the discount comes from patience and specificity rather than volume: wait for the house, offer near ask, and negotiate the inspection. At 6.76%, the $457,000 single-family median costs about $2,672 a month with 10% down, and the FHA floor covers it comfortably for a first purchase; the first-time buyer guide has the details. For value by budget, the Boulder City home values guide is the companion to this report.
What Should Boulder City Sellers Do Before Listing?
Start from the settled record, because it is the only one buyers' agents are pulling: 16 July closings at $442,500 and 98.2% of final list, 68.8% of them below asking and 37.5% repriced at least once before they sold. On the active board, 33.1% of your competitors have already cut by a $19,000 median. Those two facts set the opening price: at or just under the settled median for your ZIP and type, with the concession you would otherwise make in week five built into week one.
If you own a house, you own the scarce thing, and the market rewards you for pricing it as scarce rather than as expensive. July's single-family sellers got 98.3% of ask in 26.5 days; the ones who cut were the ones who priced against Henderson's premium instead of Boulder City's comps. Open at the settled $361 per-foot bench adjusted for your view and condition, and expect a clean offer inside a month.
If you own a condo, plan for the 48-day clock and price under the Henderson alternative, because your buyer is comparing the two. The August edition, now restated, shows how much a small sample moves; our sellers page explains the seven-day listing agreement, which suits a market where the first two weeks decide everything. For a pricing review on your street, call or text (702) 637-1759.
How Does Boulder City Compare With Its Neighbors This Month?
| Market | Active | Cut share | Median ask | July closings | July median sold | Sale-to-list | July DOM |
|---|---|---|---|---|---|---|---|
| Boulder City | 142 | 33.1% | $442,500 | 16 | $442,500 | 98.2% | 25 |
| Las Vegas | 8,330 | 43.3% | $469,000 | 1,400 | $430,000 | 98.9% | 28 |
| Henderson | 2,367 | 44.0% | $535,000 | 476 | $490,000 | 98.8% | 38 |
| North Las Vegas | 1,037 | 42.9% | $425,000 | 249 | $415,000 | 100.0% | 19 |
| Summerlin corridor | 1,699 | 46.7% | $630,000 | 322 | $527,500 | 98.2% | 27 |
Las Vegas closed July at $430,000, $12,500 below Boulder City, on a 28-day clock, 3 days longer, with 43.3% of its board cut; Henderson closed July at $490,000, $47,500 above Boulder City, on a 38-day clock, 13 days longer, with 44.0% of its board cut; North Las Vegas closed July at $415,000, $27,500 below Boulder City, on a 19-day clock, 6 days shorter, with 42.9% of its board cut; Summerlin corridor closed July at $527,500, $85,000 above Boulder City, on a 27-day clock, 2 days longer, with 46.7% of its board cut. The live pages linked in the table carry each market's settled 12-month trend.
Boulder City is the valley's control group: the smallest board, the lowest cut share, the highest single-family per-foot bench outside Summerlin's luxury ZIPs and a median that swings with four closings. Its 98.2% July ratio is Las Vegas's and Henderson's; its 25-day clock is closer to North Las Vegas's than to Henderson's 38. The table is a reminder that the same regional forces reach the city, but scarcity mutes them.
How Has Boulder City Shifted Since the August Report?
The August edition of this report was swept on August 23, 2026. Between that count and September 15, 2026, the active board moved from 141 to 142 listings, the share with a price cut from 36.9% to 33.1%, and the median cut from $17,900 to $19,000. One more listing, a cut share down 3.8 points, and a median cut up $1,100: three weeks changed almost nothing on Boulder City's active board, which is normal for a market of 142 listings. The restated July count, 16 against 12 reported on August 23, and the $17,500 swing it produced in the median are the month's real news, and they are why this series now waits for a month to settle.
Supply is the other side of the shift. 41 Boulder City listings came on in the 30 days before the sweep, 11 of them in the final week at a $440,000 median ask, against a settled July pace of 16 closings; 44.4% of the board is now two weeks old or younger and 20.4% has passed 90 days. Fresh inventory arriving at roughly the closing pace is why the board's size moved by tens of listings rather than hundreds.
The restatement matters for that comparison too. The July closing figures in the August edition were counted at about 70% posted; the settled July numbers here (16 closings, $442,500 median, 98.2% of list) are the ones to carry forward, and the August edition now says so at the top.
Frequently Asked Questions
What is the median home price in Boulder City right now?
July 2026, the most recent settled month, closed at a $442,500 median across 16 sales, $457,000 for single-family homes. The median asking price on September 15, 2026 was $442,500. Closings, not asks, describe what buyers actually paid.
Is Boulder City a buyer's market in September 2026?
The evidence points to negotiable rather than distressed: 33.1% of active listings have cut price, July's median sale closed at 98.2% of list, and 68.8% of July sales settled below asking. Well-priced homes still go under contract inside two weeks, so leverage is concentrated in aged and repeatedly cut inventory.
Why does this September report use July closings?
Because August has not finished posting. A month's closings are about half posted two weeks after it ends and about 84% posted after 39 days. On September 15, 2026, 9 Boulder City August closings had posted against 16 for settled July, so August is shown as provisional and July as the settled month.
How many homes are for sale in Boulder City?
142 residential listings were active on September 15, 2026: 67 single-family homes at a $650,000 median ask and 37 condos and townhomes at $335,000. 41 of them came on in the previous 30 days.
How long does it take to sell a home in Boulder City?
July's closings took a 25-day median from listing to contract. On the active board, 44.4% of listings are two weeks old or less while 26.1% have passed 60 days; the median active listing has been on the market 18 days.
What does the median Boulder City home cost per month?
At Freddie Mac's 6.76% average for the week of September 10, 2026, July's $457,000 single-family median carries about $2,670 a month in principal and interest with 10% down and $2,374 with 20% down, before taxes, insurance and any HOA.
Where does this data come from?
Every active listing in Boulder City was counted individually from the Las Vegas REALTORS (GLVAR) feed via Repliers on September 15, 2026, and every July closing posted through that date was ratioed sale price against final list. Regional August figures come from the association's own published release. Nothing is sampled, modeled or syndicated.
How Was This Boulder City Report Built?
Counted, not sampled. All 142 active Boulder City listings were swept on September 15, 2026 through Nevada Real Estate Group's analytical access to the Las Vegas REALTORS (GLVAR) via Repliers, and each listing's original asking price was compared with its current price; that is where the 33.1% cut share and the $19,000 median cut come from. Every July closing posted through the sweep date, 16 in all, was ratioed sale price against final list price; that is where 98.2% and the 68.8%-below-list figure come from.
Two rules changed this month and are now locked for the series. First, the closed side of every written edition uses the settled month, the newest month whose last day is at least 40 days in the past, because a younger month is materially under-posted; the live Boulder City market report page applies the same rule. Second, a month younger than that appears only as a provisional line with its posted count printed next to it. The August edition of this report was restated on September 15, 2026 under the first rule. Months of supply is still deliberately not published, because our active-to-closings ratio and the association's seasonally adjusted single-family method produce different figures and printing one next to the other invites the wrong comparison.
The ZIP table pairs active listings on the sweep date with settled July closings for the same ZIP and includes every property type; ZIPs with fewer than 60 actives or 15 July closings are omitted rather than printed on a handful of sales. For a home-specific analysis, Nevada Real Estate Group runs the same records for your street; call or text (702) 637-1759 or write to info@nevadagroup.com.
Which Sources Inform This Boulder City Market Report?
- Nevada Real Estate Group sweep of the Las Vegas REALTORS (GLVAR) via Repliers, September 15, 2026: every active Boulder City listing and every July 2026 closing posted through that date; August 2026 closings posted through that date (provisional).
- Las Vegas REALTORS August 2026 report, via Vegas Inc: the association's complete August figures for Southern Nevada, quoted where this report discusses August.
- Clark County Assessor, partial abatement: the tax-cap mechanics referenced in the payment section.
- U.S. Census Bureau QuickFacts: population context for the Las Vegas valley.
- Freddie Mac Primary Mortgage Market Survey: the 6.76% average 30-year fixed rate for the week of September 10, 2026.
- HUD, 2026 FHA loan limits and FHFA, 2026 conforming loan limits: the $541,287 FHA floor and the $832,750 conforming baseline used in the payment section.
- Nevada Housing Division, Home Is Possible limits: down payment assistance amount and limits effective June 15, 2026.
- Consumer Financial Protection Bureau, comparing Loan Estimates: the lender comparison framework.
- Nevada Legislature, NRS 116: the common-interest community statute behind the HOA disclosures referenced for attached and master-planned homes.
- Nevada Legislature, NRS 361: assessed value at 35% of taxable value and the partial abatement rules that shape a first-year tax bill.
- Nevada Legislature, NRS 645: the licensing statute under which Nevada Real Estate Group, license S.181401, publishes this analysis.
Prices, inventory and rates change daily; the figures above are as of the dates stated and will be restated in the October edition once August settles. This report is market analysis, not a valuation of any specific property.
