Everywhere else in the valley the September story is negotiation. North Las Vegas is still the exception, and now that July has fully posted we can say it with a complete count rather than a partial one: the median July sale closed at exactly 100% of its asking price, in 19 days, and one buyer in four paid more than the seller asked.
Every active figure below comes from a complete sweep of the GLVAR feed our team ran on September 15, 2026, all 1,037 active North Las Vegas listings examined individually. Every closed figure comes from July, the most recent month whose sales have finished posting: 249 closings, each one ratioed sale price against final list. If you want to understand where Southern Nevada's remaining competition lives, this is the count.
North Las Vegas in September 2026 remains the valley's last competitive market: 1,037 active listings counted on September 15, 42.9% of them cut but at an $11,000 median, the smallest concession in Southern Nevada. July, the last settled month, closed 249 sales at a $415,000 median, $425,000 for single-family, at 100% of list in 19 days, with 25.3% closing over asking. August is about 39% posted, so its $400,000 provisional median is not a trend.
- North Las Vegas had 1,037 active listings on September 15, 2026; 42.9% had cut price at an $11,000 median.
- July settled at 249 closings, a $415,000 median and 100% of list in 19 days; 25.3% closed above asking.
- Only 97 August closings had posted by September 15, so August stays provisional at $400,000.
- Central ZIP 89031 closed 83 July sales at full list in 16 days, the fastest ZIP in Southern Nevada.
- The $400,000 to $500,000 band holds 40.3% of listings and sells in 18 days.
What Are North Las Vegas's Key Housing Numbers for September 2026?
| Measure | Figure | Basis |
|---|---|---|
| Active listings | 1,037 | Every residential listing, counted September 15, 2026 |
| Listings with at least one price cut | 445 (42.9%) | Original asking price vs current, per listing |
| Median price cut | $11,000 (2.9%) | Among cut listings; 21 cut $50,000 or more |
| Median asking price | $425,000 | All actives; $445,000 single-family, $312,500 condo and townhome |
| Median asking price per square foot | $231 | All actives |
| Median days on market, actives | 21 | 42.8% listed 14 days or less; 24.6% at 60-plus days |
| July closings (settled) | 249 | All July sales posted to the MLS through September 15, 2026 |
| July median sold price | $415,000 | $425,000 single-family; $319,995 condo and townhome |
| July sale-to-list ratio | 100.0% | 42.6% closed below list, 25.3% above |
| July sold price per square foot | $230 | Median across all July closings |
| July median days on market | 19 | Homes that closed; 36.5% had cut price before selling |
| August closings posted so far | 97 at $400,000 | Provisional: about 39% of a full month has posted; see the next section |
The table's odd couple is the 42.9% cut share sitting next to a 100% sale-to-list ratio. Both are true because the cuts are tiny: an $11,000 median reduction is 2.9% of the asking price, roughly half the concession in Henderson or Las Vegas, and once a North Las Vegas seller makes it, the home sells at the new number rather than below it. Sellers here reprice once, early, and then hold; buyers pay the reduced ask because the next buyer will.
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: 97 at a $400,000 median ($414,000 single-family), about 39% 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 North Las Vegas, the July count moved from 173 to 249 once the month settled, while the medians moved about 1%: the all-types median eased from $419,900 to $415,000 and single-family held at $425,000. 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 North 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 42.9% of North Las Vegas Listings Cut Their Asking Price?
Because a cut in North Las Vegas is a correction, not a surrender. The median reduction is $11,000 against $20,000 in Las Vegas and Henderson, only 21 listings on the whole board have cut $50,000 or more, and the homes that cut then close at full reduced ask in under three weeks. That is the behavior of sellers who opened a little high in a market that still has buyers, not sellers chasing a falling market down.
The cutting is concentrated in Aliante. ZIP 89084 cuts at 52.2%, the highest in the city, because its newer and larger homes were listed against 2024 comps that no longer clear; Southwest North Las Vegas's 89032 cuts at 34.8% because its 1990s and 2000s tracts price against a deep bench of nearly identical sales. Old North Las Vegas in 89030, at a $175,000 median ask, cuts least of the volume ZIPs at 31.8% and is the cheapest housing in the metro that is not a condo.
The counted detail behind that: of 1,037 active listings on September 15, 2026, 445 carry at least one reduction from their original asking price, the median reduction is $11,000 (2.9%) and 21 listings have cut $50,000 or more. Among listings that have sat 60 days or longer, 76.1% have already cut, and those aged-and-cut homes are 18.7% of the whole board. A listing in that group is a listing where the seller has conceded once and is still waiting.
What Did North Las Vegas Homes Actually Sell For in July?
July is the settled month, so it is the month to price against. Across 249 closings, the median sale was $415,000 at 100.0% of the final list price and $230 per square foot, with a 19-day median from listing to contract. 42.6% of sales closed below asking, 25.3% above it and the rest at list, and 36.5% 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 | 211 | $425,000 | 100.0% | 40.8% | 28.0% | $230 | 18 |
| Condo / Townhouse | 32 | $319,995 | 100.0% | 46.9% | 12.5% | $240 | 20.5 |
A 100% median sale-to-list ratio with 42.6% of sales below list and 25.3% above is a market clearing exactly at ask. Single-family homes closed at $425,000 and 100% in 18 days with 28.0% over asking, the highest over-ask share of any Southern Nevada city; condos and townhomes closed at $319,995 and 100% in 20.5 days. Only 36.5% of July's sellers had cut before selling, against 52.3% in Henderson.
The settled count tells the same story the August edition told at 70% posted, which is the point of the restatement rule: the all-types median eased 1.2% from the figure reported on August 23 and the single-family median did not move. What changed was the count, from 173 to 249, and a July that produced 249 closings against 1,037 actives is a market with about four months of supply at the current pace, the tightest in the valley.
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 North Las Vegas: 97 closings had posted by September 15, 2026, against 249 for settled July, and their median is $400,000 ($414,000 for single-family) at about $232 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 North Las Vegas it did not. A $400,000 provisional median against July's $415,000 is a 3.6% lower provisional median, which is the mix of the early-posting half rather than a decline, since the single-family provisional median of $414,000 sits within 3% of settled July. 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 North Las Vegas?
| Band | Active | Share of board | Cut share | Median DOM |
|---|---|---|---|---|
| Under $400K | 405 | 39.1% | 41.2% | 27 |
| $400K–$500K | 418 | 40.3% | 42.8% | 18 |
| $500K–$650K | 165 | 15.9% | 46.7% | 21 |
| $650K–$850K | 35 | 3.4% | 51.4% | 26 |
| $850K–$1.5M | 4 | 0.4% | 50.0% | 111.5 |
| $1.5M+ | 10 | 1.0% | 20.0% | 114 |
The largest band on the North Las Vegas board is $400K–$500K, 418 listings or 40.3% of everything for sale, and it is cutting at 42.8% with a 18-day median age. The fastest band with meaningful volume is $400K–$500K at 18 days; the most-cut is $650K–$850K at 51.4%, and the least-cut Under $400K at 41.2%. 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.
Eighty percent of North Las Vegas is priced under $500,000, split almost evenly between the sub-$400,000 band at 39.1% and the $400,000-to-$500,000 band at 40.3%, and the second of those is the fastest band in Southern Nevada at an 18-day median age. Above $500,000 the market thins quickly: 165 listings between $500,000 and $650,000 cutting at 46.7%, and a handful above that which sit for months, including the ten $1.5 million-plus listings at a 114-day median age.
For buyers the reading is simple: the competition is in the $400,000s, the choice is in the $300,000s, and anything over $600,000 is negotiable because there are few buyers for it here.
Which North 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 |
|---|---|---|---|---|---|---|---|
| 89084 (Aliante) | 251 | $475,000 | 52.2% | 25 | 59 | $449,900 | 100.0% |
| 89031 (Central and Eldorado) | 241 | $435,000 | 44.8% | 18 | 83 | $410,000 | 100.0% |
| 89032 (Southwest NLV) | 158 | $430,000 | 34.8% | 21.5 | 31 | $420,000 | 100.0% |
| 89081 (Northeast and Skye Canyon border) | 154 | $429,950 | 39.6% | 20 | 38 | $415,000 | 100.0% |
| 89030 (Old North Las Vegas) | 148 | $175,000 | 31.8% | 23 | 21 | $325,000 | 100.0% |
| 89086 (North) | 67 | $399,900 | 49.3% | 25 | — | — | — |
ZIP 89031, central North Las Vegas and Eldorado, is the fastest ZIP in Southern Nevada: 83 July closings at 100% of list in 16 days at a $410,000 median. Aliante's 89084 closed 59 at $449,900 and 100% in 21 days, the city's premium tier, while carrying the biggest and most-cut active board. The northeast's 89081 matched 89031's 16-day clock at $415,000. Every volume ZIP in the city closed July at a 100% median ratio; the only difference between them is price and speed.
Old North Las Vegas, 89030, is the one to understand separately. Its $175,000 median ask and $325,000 settled median are two different products, older single-family homes closing against a board full of manufactured and small-lot listings, and its 36-day July clock is the city's slowest. It is also where the metro's cheapest detached homes are, and where investor competition is heaviest. 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 North 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 21 days as of September 15, 2026: 42.8% of listings are two weeks old or less, 24.6% have passed 60 days and 16.0% have passed 90. On the sold side, July's closings took a 19-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 24.6% of what is for sale.
New supply keeps arriving. 83 North Las Vegas listings came on in the seven days before the sweep at a $424,990 median ask, 155 in the last 14 days and 327 in the last 30. Set against roughly 249 closings a month, the board is turning over faster than anywhere else in the valley, which is why 42.8% of it is two weeks old or younger.
North Las Vegas turns over. 42.8% of the board is two weeks old or younger, only 24.6% has passed 60 days, and July's closings took 19 days at the median. The 60-plus tail is thin and mostly the over-$500,000 inventory; below that, a listing that has sat 60 days is a listing with a problem, not a listing in a slow market.
What Does the Median North 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 $425,000 in North 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 | $14,875 | $417,302 | $2,709 |
| 10% down | $42,500 | $382,500 | $2,483 |
| 20% down | $85,000 | $340,000 | $2,207 |
According to HUD, the 2026 FHA floor for a one-unit home is $541,287, so the median North Las Vegas single-family home fits inside an FHA loan with 3.5% down; the annual mortgage insurance premium of 0.55% adds roughly $191 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 North Las Vegas Buyers Do This Fall?
Be ready before you tour, because this is still a market where the good listing is gone by the second weekend. Get a full pre-approval, not a pre-qualification, and know your ceiling in the $400,000s where 40.3% of the board sits and sells in 18 days. At 6.76%, the $425,000 single-family median costs about $2,484 a month with 10% down and about $2,613 with an FHA loan at 3.5% down once the mortgage insurance premium is added, and the FHA floor of $541,287 covers almost everything in the city; our first-time buyer guide walks through both.
Offer at ask on a fresh, well-priced listing and save the negotiation for the aged ones. July's 25.3% over-ask share says a lowball on a two-week-old Aliante or Eldorado listing loses to another buyer, while the 194 listings that have sat 60 days and cut are where a 2% to 3% discount is available. Use the North Las Vegas homes for sale search sorted by days on market to separate the two.
Weigh new construction seriously. Tule Springs, Skye Canyon's edge and the remaining Aliante builder lots are pricing finished homes against a $425,000 resale median with rate buydowns that resale sellers cannot match, and the North Las Vegas housing market guide covers the trade-off in detail.
What Should North Las Vegas Sellers Do Before Listing?
Start from the settled record, because it is the only one buyers' agents are pulling: 249 July closings at $415,000 and 100.0% of final list, 42.6% of them below asking and 36.5% repriced at least once before they sold. On the active board, 42.9% of your competitors have already cut by a $11,000 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.
You still have the valley's best selling conditions, and the way to lose them is to overprice. The median North Las Vegas seller who priced to the comps in July got full ask in 19 days; the one who priced above them cut $11,000 and then got full reduced ask. Open at the ZIP's settled July median, which in 89031 is $410,000 and in 89084 is $449,900, and let the 28% over-ask share work for you rather than pricing it in.
Do not confuse this with a market that will pay for condition problems. Buyers here are first-time and move-up households at the edge of their payment, and an inspection surprise costs you the deal, not just a credit; fix the obvious before listing. The August edition of this report, now restated, shows the same 100% ratio at a 70% count; our sellers page explains the seven-day listing agreement. For a pricing review on your street, call or text (702) 637-1759.
How Does North Las Vegas Compare With Its Neighbors This Month?
| Market | Active | Cut share | Median ask | July closings | July median sold | Sale-to-list | July DOM |
|---|---|---|---|---|---|---|---|
| North Las Vegas | 1,037 | 42.9% | $425,000 | 249 | $415,000 | 100.0% | 19 |
| 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 |
| 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 |
Las Vegas closed July at $430,000, $15,000 above North Las Vegas, on a 28-day clock, 9 days longer, with 43.3% of its board cut; Henderson closed July at $490,000, $75,000 above North Las Vegas, on a 38-day clock, 19 days longer, with 44.0% of its board cut; Summerlin corridor closed July at $527,500, $112,500 above North Las Vegas, on a 27-day clock, 8 days longer, with 46.7% of its board cut; Boulder City closed July at $442,500, $27,500 above North Las Vegas, on a 25-day clock, 6 days longer, with 33.1% of its board cut. The live pages linked in the table carry each market's settled 12-month trend.
North Las Vegas is the valley's outlier on every closing measure: the only market at a 100% median sale-to-list ratio, the fastest July clock at 19 days, the smallest median cut and the lowest 60-plus share. It is also the cheapest of the four cities by $15,000 to $75,000 at the settled median, which is the whole explanation. The buyers who can no longer afford Henderson's premium or Summerlin's are competing here, and they are paying ask.
How Has North 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 985 to 1,037 listings, the share with a price cut from 39.3% to 42.9%, and the median cut from $11,000 to $11,000. The board grew by 52 listings and the cut share rose 3.6 points, the largest move among the valley's cities, but the median cut held at $11,000, so more sellers are making the same small correction rather than deeper ones. July's settled count of 249 against 173 reported on August 23 is the restatement; the ratio, the clock and the over-ask share did not change.
Supply is the other side of the shift. 327 North Las Vegas listings came on in the 30 days before the sweep, 83 of them in the final week at a $424,990 median ask, against a settled July pace of 249 closings; 42.8% of the board is now two weeks old or younger and 16.0% 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 (249 closings, $415,000 median, 100.0% 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 North Las Vegas right now?
July 2026, the most recent settled month, closed at a $415,000 median across 249 sales, $425,000 for single-family homes. The median asking price on September 15, 2026 was $425,000. Closings, not asks, describe what buyers actually paid.
Is North Las Vegas a buyer's market in September 2026?
The evidence points to negotiable rather than distressed: 42.9% of active listings have cut price, July's median sale closed at 100.0% of list, and 42.6% 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, 97 North Las Vegas August closings had posted against 249 for settled July, so August is shown as provisional and July as the settled month.
How many homes are for sale in North Las Vegas?
1,037 residential listings were active on September 15, 2026: 809 single-family homes at a $445,000 median ask and 122 condos and townhomes at $312,500. 327 of them came on in the previous 30 days.
How long does it take to sell a home in North Las Vegas?
July's closings took a 19-day median from listing to contract. On the active board, 42.8% of listings are two weeks old or less while 24.6% have passed 60 days; the median active listing has been on the market 21 days.
What does the median North Las Vegas home cost per month?
At Freddie Mac's 6.76% average for the week of September 10, 2026, July's $425,000 single-family median carries about $2,483 a month in principal and interest with 10% down and $2,207 with 20% down, before taxes, insurance and any HOA.
Where does this data come from?
Every active listing in North 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 North Las Vegas Report Built?
Counted, not sampled. All 1,037 active North 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 42.9% cut share and the $11,000 median cut come from. Every July closing posted through the sweep date, 249 in all, was ratioed sale price against final list price; that is where 100.0% and the 42.6%-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 North 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 North Las Vegas Market Report?
- Nevada Real Estate Group sweep of the Las Vegas REALTORS (GLVAR) via Repliers, September 15, 2026: every active North 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.
