Las Vegas Homes Under $400,000
Live MLS listings · Updated June 26, 2026
Las Vegas currently has active homes under $400,000. Under $400,000 is the entry tier of the Las Vegas market — concentrated in North Las Vegas, the established east and central valley, and condo and townhome communities valley-wide. It is the most active first-time-buyer and FHA segment, and with Nevada's no state income tax and roughly 0.5% effective property-tax rate, holding costs here are among the lowest of any major Western metro.
What Should Las Vegas Home Buyers Know First?
- Under $400,000 skews toward condos, townhomes, and single-family homes in North Las Vegas, the east valley, and older central tracts.
- FHA buyers can enter with 3.5% down — roughly $14,000 on a $390,000 home — and Nevada's Home Is Possible program can cover part of that.
- Property taxes run about $2,000–$2,300 a year in this tier, versus $5,000-plus for a similar-priced coastal home.
- This is the fastest-moving price band in the valley, so a saved search and fast pre-approval matter most here.
- Buyers wanting more space often step up to the under-$500,000 tier, where single-family inventory widens sharply.
No active listings match this search right now. Call (702) 637-1759 and we'll set up an instant alert the moment one hits the market.
Why Buy Homes Under $400,000 in Las Vegas?
- It is the lowest cost of entry into Las Vegas ownership — condos and townhomes start well under $300,000, and detached homes appear in North Las Vegas and the east valley in the $300,000s.
- FHA, VA, USDA, and Nevada down-payment-assistance programs all target this band, so the real cash to close is far lower than buyers expect.
- Lower price means lower property tax and insurance — true monthly carrying costs stay manageable even at current rates, especially with a builder or seller rate buydown.
- Entry-tier homes near the Strip employment corridor, Harry Reid International, and downtown rent and resell quickly, making this a strong first-investment band.
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Las Vegas FAQ — 6 Answers
What Do Las Vegas Buyers Most Frequently Ask?
Most AskedHow many Las Vegas homes under $400,000 are for sale right now?
Live inventory in this price band is shown above, pulled directly from the GLVAR MLS feed. Supply is tightest in the entry tier and moves fastest, so the count shifts week to week. Set a saved search and we will alert you the moment a qualifying condo, townhome, or single-family home hits the market in your target area.
What can you buy in Las Vegas for under $400,000?
Under $400,000 you will find 1–3 bedroom condos and townhomes valley-wide, plus older 3-bedroom single-family homes in North Las Vegas, the east valley, and central tracts. Newer detached homes at this price are rare and usually smaller or farther from the core. Condos offer the lowest entry; detached homes trade space and yard for an older build year.
Which Las Vegas areas have the most homes under $400,000?
The deepest sub-$400,000 single-family inventory sits in North Las Vegas (89030, 89031, 89032), the east valley near Nellis (89110, 89142), and Sunrise Manor. Condo and townhome inventory in this band spreads across Spring Valley, the central valley, and the Strip-adjacent corridors. North Las Vegas consistently offers the best detached-home value at this price.
Can a first-time buyer afford a Las Vegas home under $400,000?
Often yes. With FHA at 3.5% down, a $390,000 home needs about $13,650 down plus closing costs, and roughly $95,000–$105,000 in household income to qualify comfortably at current rates. Nevada's Home Is Possible program through the Nevada Housing Division can cover part of the down payment, and a builder rate buydown can lower the monthly payment further.
Is it better to buy a condo or a single-family home under $400,000?
It depends on goals. Condos and townhomes offer the lowest entry price and HOA-covered exterior maintenance but carry monthly dues. Single-family homes in North Las Vegas or the east valley give you land, parking, and renovation freedom for similar money, usually in an older build. Investors often prefer detached homes for appreciation; first-time owner-occupants weigh dues against upkeep.
Are sub-$400,000 Las Vegas homes a good investment?
They can be. The entry band has the broadest buyer and renter pool, so resale and rental demand are strong, and lower carrying costs improve cash flow. The trade-offs are older construction (budget for roof, HVAC, and plumbing) and, for condos, HOA dues and lender condo-approval requirements. We help buyers run the numbers before they write an offer.
Updated June 26, 2026
How Do You Get New Homes Under $400,000 Emailed Daily?
Set your alert in 30 seconds and we'll send matching Las Vegas listings the moment they hit the MLS — or call (702) 637-1759 to talk with a local specialist.
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