Las Vegas Homes 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.

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.

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.

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.

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.