Las Vegas is negotiable, measurably and listing by listing, and it has been all summer. What changed this month is not the market but the accounting: this is the first edition of the series written on a settled month of closings, with August shown for what it is, a half-posted month, rather than dressed up as a result.
Every active figure below comes from a complete sweep of the GLVAR feed our team ran on September 15, 2026, all 8,330 active Las Vegas listings examined individually. Every closed figure comes from July, the most recent month whose sales have finished posting to the MLS: 1,400 closings inside city limits, each one's sale price ratioed against its final list. Not a sample, not a syndicated estimate, and not a month that is still filling in.
Las Vegas in September 2026: 8,330 active listings counted on September 15, 43.3% of them carrying at least one price cut at a $20,000 median, and a $469,000 median asking price. July, the last settled month, closed 1,400 sales at a $430,000 median, $480,000 for single-family, at 98.9% of list and a 28-day median market time. August is only about half posted, so treat its $439,888 provisional median as direction, not a final number.
- Las Vegas had 8,330 active listings on September 15, 2026, and 43.3% of them had cut price.
- July settled at 1,400 closings, a $430,000 median and 98.9% of list; 57.6% closed below asking.
- Only 739 August closings had posted by September 15, so August stays provisional at $439,888.
- Homes listed 14 days or less are 41.4% of the board; 29.9% have sat 60 days or longer.
- Sellers who price to settled July closings still go under contract in about four weeks.
What Are Las Vegas's Key Housing Numbers for September 2026?
| Measure | Figure | Basis |
|---|---|---|
| Active listings | 8,330 | Every residential listing, counted September 15, 2026 |
| Listings with at least one price cut | 3,609 (43.3%) | Original asking price vs current, per listing |
| Median price cut | $20,000 (3.9%) | Among cut listings; 694 cut $50,000 or more |
| Median asking price | $469,000 | All actives; $550,000 single-family, $255,000 condo and townhome |
| Median asking price per square foot | $260 | All actives |
| Median days on market, actives | 25 | 41.4% listed 14 days or less; 29.9% at 60-plus days |
| July closings (settled) | 1,400 | All July sales posted to the MLS through September 15, 2026 |
| July median sold price | $430,000 | $480,000 single-family; $261,500 condo and townhome |
| July sale-to-list ratio | 98.9% | 57.6% closed below list, 16.4% above |
| July sold price per square foot | $251 | Median across all July closings |
| July median days on market | 28 | Homes that closed; 42.7% had cut price before selling |
| August closings posted so far | 739 at $439,888 | Provisional: about 53% of a full month has posted; see the next section |
Read the table as two clocks. The active side, 8,330 listings with 43.3% cut and a $469,000 median ask, describes what sellers were doing on September 15. The closed side, 1,400 July sales at $430,000 and 98.9% of list, describes what buyers actually did in the last month we can fully count. The distance between the two columns is the market's direction, and it is still closing from the top down: sellers cutting toward the closings rather than buyers reaching up to the asks. That is why the cut share, not the median, remains the figure to watch month to month.
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: 739 at a $439,888 median ($485,000 single-family), about 53% 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 Las Vegas, the July count moved from 991 to 1,400 once the month settled, while the medians moved not at all: the all-types median stayed at $430,000 and the single-family median at $480,000. 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 Las Vegas 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 43.3% of Las Vegas Listings Cut Their Asking Price?
Because the first price was set for a market that ended two years ago. Inventory has climbed through 2026 while the buyer pool thinned on rates that have sat between 6.6% and 6.8% since spring, and a seller who anchors to a neighbor's 2022 sale spends the first three weeks discovering that the buyers who could pay it are gone. According to Las Vegas REALTORS, the metro has been drifting toward balance all year; our count shows what balance looks like at the individual-listing level, and it is 3,609 sellers who have already conceded at least once.
The cut itself is rarely the discount that matters. It is the signal that opens the real negotiation. A listing that has cut once and then sat another three weeks is a listing where a written offer $15,000 to $25,000 under the reduced price gets a counter, not a rejection, and 1,857 Las Vegas listings are in exactly that position on September 15.
The counted detail behind that: of 8,330 active listings on September 15, 2026, 3,609 carry at least one reduction from their original asking price, the median reduction is $20,000 (3.9%) and 694 listings have cut $50,000 or more. Among listings that have sat 60 days or longer, 74.8% have already cut, and those aged-and-cut homes are 22.3% of the whole board. A listing in that group is a listing where the seller has conceded once and is still waiting.
What Did Las Vegas Homes Actually Sell For in July?
July is the settled month, so it is the month to price against. Across 1,400 closings, the median sale was $430,000 at 98.9% of the final list price and $251 per square foot, with a 28-day median from listing to contract. 57.6% of sales closed below asking, 16.4% above it and the rest at list, and 42.7% 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 | 1,027 | $480,000 | 99.0% | 56.9% | 18.5% | $258 | 26 |
| Condo / Townhouse | 296 | $261,500 | 98.5% | 59.1% | 11.8% | $222 | 33 |
The all-types median hides two different markets, and July makes the split unusually clear. Single-family homes closed at $480,000 and 99.0% of list in 26 days, with 18.5% of them going over asking; condos and townhomes closed at $261,500 and 98.5% in 33 days, with only 11.8% over. The attached market is where the Strip-corridor and older-condo inventory sits, and it is where days on market stretch first when buyers get selective.
Notice what the settled month did to the August edition's July figures: the count rose from 991 to 1,400 once everything posted, while the medians did not move at all. That is the pattern to expect from the posting lag. The late-posting third of a month is not systematically cheaper or dearer; it is simply later. Counts are what the lag distorts, and counts are what this report now waits for.
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 Las Vegas: 739 closings had posted by September 15, 2026, against 1,400 for settled July, and their median is $439,888 ($485,000 for single-family) at about $250 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 Las Vegas it did not. A $439,888 provisional median against July's $430,000 is a 2.3% higher provisional median, well inside the range that late-posting sales usually move it, and August is not yet a statement about direction. 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 Las Vegas?
| Band | Active | Share of board | Cut share | Median DOM |
|---|---|---|---|---|
| Under $400K | 3,179 | 38.2% | 43.9% | 25 |
| $400K–$500K | 1,522 | 18.3% | 44.5% | 21 |
| $500K–$650K | 1,367 | 16.4% | 46.0% | 25 |
| $650K–$850K | 797 | 9.6% | 44.5% | 25 |
| $850K–$1.5M | 845 | 10.1% | 43.7% | 29 |
| $1.5M+ | 620 | 7.4% | 29.4% | 33 |
The largest band on the Las Vegas board is Under $400K, 3,179 listings or 38.2% of everything for sale, and it is cutting at 43.9% with a 25-day median age. The fastest band with meaningful volume is $400K–$500K at 21 days; the most-cut is $500K–$650K at 46.0%, and the least-cut $1.5M+ at 29.4%. 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.
The board is bottom-heavy and the cutting is flat across it. Under $400,000 holds 38.2% of all listings, mostly condos, townhomes and older east-side and central houses, and cuts there run 43.9%, essentially the valley average. The $500,000-to-$650,000 band, where the newer southwest and northwest single-family stock lives, cuts at 46.0%. Only the $1.5 million-plus tier behaves differently, with 29.4% cut and a 33-day median age, because luxury sellers list at leisure and wait rather than reprice.
For a buyer the practical reading is that there is no band where sellers are not negotiating; for a seller it is that the competition in your band has already conceded once, and matching that concession at the opening price is what separates a two-week sale from a 60-day one.
Which Las Vegas ZIP Codes Are Selling and Which Are Sitting?
| ZIP | Active | Median ask | Cut share | Median DOM | July closings | July median sold | Sale-to-list |
|---|---|---|---|---|---|---|---|
| 89138 (West Summerlin) | 343 | $817,000 | 46.1% | 31 | 55 | $700,000 | 97.1% |
| 89103 (Spring Valley) | 324 | $272,450 | 39.2% | 33 | 26 | $211,000 | 96.4% |
| 89113 (Southwest) | 315 | $568,880 | 48.3% | 31.5 | 43 | $470,000 | 97.6% |
| 89166 (Skye Canyon) | 305 | $540,040 | 51.5% | 30 | 60 | $510,550 | 100.0% |
| 89117 (Lakes and Canyon Gate) | 295 | $529,995 | 44.4% | 24 | 51 | $545,000 | 97.2% |
| 89135 (Summerlin South) | 291 | $899,999 | 40.5% | 29.5 | 50 | $1,262,000 | 96.5% |
| 89109 (Strip corridor) | 290 | $372,495 | 35.5% | 22 | 18 | $445,000 | 97.4% |
| 89129 (Northwest) | 287 | $479,000 | 47.7% | 29 | 43 | $397,750 | 99.5% |
| 89139 (Southwest) | 286 | $462,500 | 47.2% | 38.5 | 36 | $523,475 | 99.1% |
| 89149 (Centennial Hills) | 282 | $654,000 | 50.0% | 27 | 53 | $417,500 | 100.0% |
The valley sells at three speeds. The northwest, 89149, 89131 and 89108, closed in July at 100% of list in 21 to 24 days; those are newer tracts and established Centennial Hills streets where entry-level and move-up buyers are still competing. The southwest, 89148, 89178, 89141 and 89139, is the volume engine, closing 56 to 67 sales a ZIP at 98.6% to 99.3% of list in about four weeks. And the Summerlin corridor, 89134, 89138 and 89135, is where the correction is concentrated: 76% to 82% of July sales there closed below list, at 96.5% to 97.8% of asking, with 89138 taking 41.5 days.
On the active side the picture matches. Skye Canyon's 89166 carries the highest cut share among big ZIPs at 51.5% while still closing at 100% of list, which tells you its sellers open high and land right; 89109 along the Strip asks $486 a square foot for high-rise product that the sold table does not even reach the 15-closing threshold to print. If you are buying, the ZIP's July sale-to-list ratio is your opening-offer guide; if you are selling, its cut share is your competition. 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 Las Vegas 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 25 days as of September 15, 2026: 41.4% of listings are two weeks old or less, 29.9% have passed 60 days and 19.7% have passed 90. On the sold side, July's closings took a 28-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 29.9% of what is for sale.
New supply keeps arriving. 568 Las Vegas listings came on in the seven days before the sweep at a $465,000 median ask, 1,185 in the last 14 days and 2,462 in the last 30. Set against roughly 1,400 closings a month, the board is absorbing roughly what it takes in, which is why the active count has held near 8,300 rather than climbing.
The two-week window is real and it is the whole game. 41.4% of the board is 14 days old or younger, and July's closings show the homes that sell in that window are the ones priced to the last 90 days of comps in their ZIP. Past 60 days, the odds flip: three-quarters of aged listings have already cut, and the buyers touring them are counting the days on the listing sheet.
What Does the Median Las Vegas 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 $480,000 in Las Vegas, 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 | $16,800 | $471,306 | $3,060 |
| 10% down | $48,000 | $432,000 | $2,805 |
| 20% down | $96,000 | $384,000 | $2,493 |
According to HUD, the 2026 FHA floor for a one-unit home is $541,287, so the median Las Vegas single-family home fits inside an FHA loan with 3.5% down; the annual mortgage insurance premium of 0.55% adds roughly $216 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 Las Vegas Buyers Do This Fall?
Buy the aged inventory, not the fresh inventory, unless the fresh listing is priced to close. Of the 8,330 homes for sale, 1,857 have sat 60 days or longer and have already cut at least once; that is the pool where a clean offer 3% to 5% under the reduced price is a negotiation rather than an insult. On a $469,000 median ask, that is $14,000 to $23,000 of room before you have discussed repairs or credits.
Get the payment right before the price. At 6.76%, the settled $480,000 single-family median costs about $2,806 a month in principal and interest with 10% down; the same home at a rate bought down to 5.76% with a $10,000 seller credit costs about $2,530. Ask for the credit, not the price cut, if you plan to hold the loan. For a first purchase, our first-time buyer guide covers the FHA route, which fits comfortably under the $541,287 floor at the Las Vegas median.
Then narrow by ZIP, because the valley's leverage is uneven. The northwest and North Las Vegas border are still closing at full ask; the Summerlin corridor and the older southwest tracts are where July's sellers gave up 2% to 3.5% at the table. Our Las Vegas homes for sale search sorts by days on market for exactly this reason, and the Las Vegas housing market guide carries the longer trend.
What Should Las Vegas Sellers Do Before Listing?
Start from the settled record, because it is the only one buyers' agents are pulling: 1,400 July closings at $430,000 and 98.9% of final list, 57.6% of them below asking and 42.7% repriced at least once before they sold. On the active board, 43.3% of your competitors have already cut by a $20,000 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.
Price to the settled month, not to the neighbor who listed last week. July's closings, 1,400 of them, are the only complete record of what buyers paid, and in most ZIPs they sit 2% to 3% under the current asking medians. A home that opens at July's ZIP median goes under contract in about four weeks; a home that opens at the neighbor's aspirational ask joins the 3,609 that have already cut and the 1,857 that have cut and are still waiting.
Prepare for a credit conversation. 57.6% of July's sales closed below list, and a growing share of those concessions took the form of closing-cost or rate-buydown credits rather than price cuts, because buyers at 6.76% would rather lower the payment than the price. A $10,000 credit that buys the rate down a point is cheaper for you than a $20,000 reduction and more valuable to them. Our sellers page explains the seven-day listing agreement we use to test the price before committing to it; the August edition of this report, now restated, shows how the board looked three weeks ago. For a pricing review on your street, call or text (702) 637-1759.
How Does Las Vegas Compare With Its Neighbors This Month?
| Market | Active | Cut share | Median ask | July closings | July median sold | Sale-to-list | July DOM |
|---|---|---|---|---|---|---|---|
| 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 |
| Boulder City | 142 | 33.1% | $442,500 | 16 | $442,500 | 98.2% | 25 |
Henderson closed July at $490,000, $60,000 above Las Vegas, on a 38-day clock, 10 days longer, with 44.0% of its board cut; North Las Vegas closed July at $415,000, $15,000 below Las Vegas, on a 19-day clock, 9 days shorter, with 42.9% of its board cut; Summerlin corridor closed July at $527,500, $97,500 above Las Vegas, on a 27-day clock, 1 days shorter, with 46.7% of its board cut; Boulder City closed July at $442,500, $12,500 above Las Vegas, on a 25-day clock, 3 days shorter, with 33.1% of its board cut. The live pages linked in the table carry each market's settled 12-month trend.
Las Vegas sits in the middle of its own valley. Henderson asks more and closes at a higher median but takes longer, 38 days against 28; North Las Vegas is the only market of the five still closing at a 100% median sale-to-list ratio and in under three weeks; the Summerlin corridor cuts hardest at 46.7% and gives the most at the table at 98.2% of list; Boulder City is a 142-listing board where every statistic carries its sample size. The pattern across all five is the same: negotiable, not distressed, with leverage concentrated in aged inventory.
How Has Las Vegas 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 8,170 to 8,330 listings, the share with a price cut from 43.0% to 43.3%, and the median cut from $19,901 to $20,000. The board grew by about 160 listings and the cut share held within a third of a point, which is the signature of a market absorbing what it takes in. The one number that moved was the median cut, up $99 to a round $20,000, which says sellers who reprice are now conceding a little more on the first move rather than in two smaller steps.
Supply is the other side of the shift. 2,462 Las Vegas listings came on in the 30 days before the sweep, 568 of them in the final week at a $465,000 median ask, against a settled July pace of 1,400 closings; 41.4% of the board is now two weeks old or younger and 19.7% 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 (1,400 closings, $430,000 median, 98.9% 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 Las Vegas right now?
July 2026, the most recent settled month, closed at a $430,000 median across 1,400 sales, $480,000 for single-family homes. The median asking price on September 15, 2026 was $469,000. Closings, not asks, describe what buyers actually paid.
Is Las Vegas a buyer's market in September 2026?
The evidence points to negotiable rather than distressed: 43.3% of active listings have cut price, July's median sale closed at 98.9% of list, and 57.6% 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, 739 Las Vegas August closings had posted against 1,400 for settled July, so August is shown as provisional and July as the settled month.
How many homes are for sale in Las Vegas?
8,330 residential listings were active on September 15, 2026: 5,009 single-family homes at a $550,000 median ask and 2,116 condos and townhomes at $255,000. 2,462 of them came on in the previous 30 days.
How long does it take to sell a home in Las Vegas?
July's closings took a 28-day median from listing to contract. On the active board, 41.4% of listings are two weeks old or less while 29.9% have passed 60 days; the median active listing has been on the market 25 days.
What does the median Las Vegas home cost per month?
At Freddie Mac's 6.76% average for the week of September 10, 2026, July's $480,000 single-family median carries about $2,805 a month in principal and interest with 10% down and $2,493 with 20% down, before taxes, insurance and any HOA.
Where does this data come from?
Every active listing in Las Vegas 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 Las Vegas Report Built?
Counted, not sampled. All 8,330 active Las Vegas 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 43.3% cut share and the $20,000 median cut come from. Every July closing posted through the sweep date, 1,400 in all, was ratioed sale price against final list price; that is where 98.9% and the 57.6%-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 Las Vegas 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 Las Vegas Market Report?
- Nevada Real Estate Group sweep of the Las Vegas REALTORS (GLVAR) via Repliers, September 15, 2026: every active Las Vegas 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.
