Monthly Las Vegas and Reno–Sparks market reports, price and inventory reads, and forecasts built from Las Vegas REALTORS and NNRMLS data. 83 articles, newest first.
On October 7, 2026 the Las Vegas City Council voted 7-0 to end the Northwest Area Interlocal Agreement unless Clark County ratifies a short extension to February 22, 2027 by October 20. Here is what the agreement governs, what its expiration changes for a county-island homeowner, and what Nevada law says about annexation over an owner's protest.
The median Las Vegas home went under contract in 30 days over the 12 months ending September 18, 2026, but the average was 49 because one listing in six took 90 days or longer. Here is days on market by price band, ZIP code, property type, season and master plan, and what the clock does to your price.
Interior's August 21, 2026 Record of Decision cuts Nevada's Colorado River allocation by 50,000 acre-feet in 2027 and 2028, to 250,000. Southern Nevada consumed 198,000 acre-feet in 2025 and Lake Mead sat at 1,038.38 feet on September 18, 2026. Here is what the post-2026 rules do, what buyers should check, and why water has not moved Las Vegas prices.
Guard-gated homes in Las Vegas and Henderson closed 1,374 MLS sales at a $1,040,000 median in the 12 months ending September 18, 2026, 273 of them in the third quarter to date. Stallion Mountain sells at $385,000; The Summit Club at $18,835,000. Here is every community's closings, prices, days on market and supply, the 15 biggest sales, and what changed in Q3.
Counted by closing date, Las Vegas tower condos closed 334 sales from January 1 through September 18, 2026, down 2% from 341 a year earlier, with dollar volume down 4% to $267.1 million while $1 million-plus sales rose to 66. The median slipped 3.5% to $477,500. Here is the tower-by-tower data behind the record-year headline, and what it actually supports.
Summerlin closed 1,936 MLS sales in the 12 months ending September 18, 2026, more than the next three master plans combined. Cadence ran second at 648 with 64% of its closings brand new, and Tule Springs sits at 1.8 months of supply. Here is the full ranking of 31 communities, the ZIPs and subdivisions behind them, and what the turnover means for your price.
Carson City in September 2026: 260 active listings, 40.0% of them cut at a $31,800 median, a $665,000 median ask, and a settled July that closed 86 sales at $510,000 and 98.8% of list on a 55-day clock. Nevada's widest gap between what sellers ask and buyers pay, counted.
Reno in September 2026: 1,121 active listings, 43.3% of them cut, a $569,900 median ask, and a settled July that closed 343 sales at $587,000 and 99.5% of list on a 51-day clock. Plus Sierra Nevada REALTORS' official August figures for Washoe County and the two-speed market, counted.
Sparks in September 2026: 372 active listings, 48.7% of them cut, a $599,448 median ask, and a settled July that closed 146 sales at $525,000 and a full 100% of list in 42.5 days. Plus Sierra Nevada REALTORS' August figures for Washoe County: $620,000 single-family, 2.5 months of supply.
The Summerlin corridor in September 2026: 1,699 active listings across seven ZIP codes, 46.7% of them cut, a $630,000 median ask, and a settled July that closed 322 sales at $527,500 and 98.2% of list, with two-thirds below asking. The correction, counted.
Boulder City in September 2026: 142 active listings, 33.1% of them cut, a $442,500 median ask, and a settled July of 16 closings at the same $442,500 median and 98.2% of list. The valley's smallest board, counted in full with every sample size printed.
Henderson in September 2026: 2,367 active listings, 44.0% of them cut, a $535,000 median ask, and a settled July that closed 476 sales at $490,000 and $525,000 for single-family. The premium holds; the clock is 38 days. Full counted data and the playbook.
Las Vegas in September 2026: 8,330 active listings, 43.3% of them cut, a $469,000 median ask, and a settled July that closed 1,400 sales at $430,000 and 98.9% of list. The full counted data, why August is only provisional, and what it means this fall.
North Las Vegas in September 2026: 1,037 active listings, 42.9% of them cut, a $425,000 median ask, and a settled July that closed 249 sales at $415,000, 100% of list and 19 days. The valley's last competitive market, fully counted.
The 10-year Treasury yield closed at 5.31% on October 5, 2026, its highest close since 2002, and Freddie Mac's 30-year average reached 7.40%. This plain-English guide explains what the 10-year is, why mortgage rates follow it, what the Fed's September 16 rate hike did and did not do, what drives the spread and your own quote, and what buying at 7.40% and refinancing later would look like on a $500,000 home, using examples, not predictions.
We counted all 8,294 active Las Vegas listings on September 8, 2026 — not a sample. 42.4% have cut price by a median $20,000, the median ask is $469,900, and 1,817 homes are both 60-plus days old and already reduced. Here is the full board, by price band and ZIP code.
Carson City's median asking price is $662,000. Its median July closing was $525,000. That $137,000 gap — the widest ask-to-close spread in Nevada — plus the state's biggest price cuts at $39,900, define the capital's August 2026 market. Every number counted off the full board.
Reno's July median closed at exactly 100% of asking — and took 49 days to get there, with 43.2% of active listings cutting a median $29,100 first. The two-speed market explained, with every number counted off the full NNRMLS board.
Twelve closings, 141 active listings, and a $325-per-square-foot bench that towers over the rest of the valley — Boulder City's August 2026 market runs on scarcity, character, and the slowest honest clock in Southern Nevada. Here is the full small-market data, with the sample sizes stated.
While the rest of the valley negotiates, North Las Vegas closed July at a 100% median sale-to-list in 18 days — with 23% of sales OVER asking. The affordability magnet is the last competitive market in Southern Nevada, and the August 2026 numbers show exactly why.
Summerlin carries the valley's highest price-cut share — 47.5% of active listings, with a $25,000 median reduction — and 69% of July's closings settled below asking. The premium corridor is correcting, and the August 2026 numbers show exactly where, tier by tier.
Henderson's single-family median held at $525,000 in July (settled) even as 45.4% of active listings cut price — the strangest combination in the valley. Here is the full August 2026 data on both Hendersons: the one that sells in 34 days, and the one funding its comps.
43% of active Las Vegas listings have cut their asking price, 57.6% of July's 1,400 settled closings closed below list, and the median sale ran 98.9% of asking. The August 2026 numbers, pulled listing by listing from the GLVAR feed — and what they mean if you're buying or selling this fall.
A 2020 Las Vegas buyer is sitting on $138,036 of equity. A 2022 buyer has $22,421 — and a 2025 buyer is slightly underwater. We ran the median closed price for every purchase year since 2018 against today's market, and the answer depends almost entirely on when you bought.