Las Vegas market pulse
Real public data for Las Vegas's ZIP codes, updated as the agencies publish.
Metro prices
+1.7%
in 1 year · Las Vegas metro · 2025 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2025 Q2 |
|---|---|---|
| 2025 Q2 | 395.0 | — |
| 2025 Q3 | 400.5 | +1.4% |
| 2025 Q4 | 396.1 | +0.3% |
| 2026 Q1 | 385.1 | -2.5% |
| 2026 Q2 | 401.6 | +1.7% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Las Vegas-Henderson-North Las Vegas, NV: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+30%
in 5 years · Las Vegas metro · 2021 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2021 Q2 |
|---|---|---|
| 2021 Q2 | 308.1 | — |
| 2021 Q3 | 331.1 | +7.5% |
| 2021 Q4 | 344.5 | +12% |
| 2022 Q1 | 363.7 | +18% |
| 2022 Q2 | 383.4 | +24% |
| 2022 Q3 | 371.8 | +21% |
| 2022 Q4 | 356.6 | +16% |
| 2023 Q1 | 350.8 | +14% |
| 2023 Q2 | 359.2 | +17% |
| 2023 Q3 | 374.9 | +22% |
| 2023 Q4 | 376.9 | +22% |
| 2024 Q1 | 382.5 | +24% |
| 2024 Q2 | 395.0 | +28% |
| 2024 Q3 | 397.4 | +29% |
| 2024 Q4 | 403.9 | +31% |
| 2025 Q1 | 396.6 | +29% |
| 2025 Q2 | 395.0 | +28% |
| 2025 Q3 | 400.5 | +30% |
| 2025 Q4 | 396.1 | +29% |
| 2026 Q1 | 385.1 | +25% |
| 2026 Q2 | 401.6 | +30% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Las Vegas-Henderson-North Las Vegas, NV: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
+118%
in 10 years · Las Vegas metro · 2016 Q2–2026 Q2
Past change, not a forecast.
Data table
| Quarter | Index | Change since 2016 Q2 |
|---|---|---|
| 2016 Q2 | 184.0 | — |
| 2016 Q3 | 187.1 | +1.7% |
| 2016 Q4 | 188.8 | +2.6% |
| 2017 Q1 | 192.7 | +4.7% |
| 2017 Q2 | 198.6 | +7.9% |
| 2017 Q3 | 207.8 | +13% |
| 2017 Q4 | 216.3 | +18% |
| 2018 Q1 | 223.7 | +22% |
| 2018 Q2 | 235.5 | +28% |
| 2018 Q3 | 243.4 | +32% |
| 2018 Q4 | 242.8 | +32% |
| 2019 Q1 | 247.8 | +35% |
| 2019 Q2 | 250.6 | +36% |
| 2019 Q3 | 251.9 | +37% |
| 2019 Q4 | 252.9 | +37% |
| 2020 Q1 | 256.7 | +40% |
| 2020 Q2 | 261.4 | +42% |
| 2020 Q3 | 267.2 | +45% |
| 2020 Q4 | 274.1 | +49% |
| 2021 Q1 | 284.5 | +55% |
| 2021 Q2 | 308.1 | +67% |
| 2021 Q3 | 331.1 | +80% |
| 2021 Q4 | 344.5 | +87% |
| 2022 Q1 | 363.7 | +98% |
| 2022 Q2 | 383.4 | +108% |
| 2022 Q3 | 371.8 | +102% |
| 2022 Q4 | 356.6 | +94% |
| 2023 Q1 | 350.8 | +91% |
| 2023 Q2 | 359.2 | +95% |
| 2023 Q3 | 374.9 | +104% |
| 2023 Q4 | 376.9 | +105% |
| 2024 Q1 | 382.5 | +108% |
| 2024 Q2 | 395.0 | +115% |
| 2024 Q3 | 397.4 | +116% |
| 2024 Q4 | 403.9 | +120% |
| 2025 Q1 | 396.6 | +116% |
| 2025 Q2 | 395.0 | +115% |
| 2025 Q3 | 400.5 | +118% |
| 2025 Q4 | 396.1 | +115% |
| 2026 Q1 | 385.1 | +109% |
| 2026 Q2 | 401.6 | +118% |
Each index has its own base, so compare its changes, not its level.
Details
FHFA's purchase-only index for Las Vegas-Henderson-North Las Vegas, NV: repeat sales of the same houses, from mortgages Fannie Mae and Freddie Mac purchased or securitized. It isn't seasonally adjusted, so each span starts in the quarter it ends.
ZIP by ZIP
+131%
The median ZIP's house price index, 2015–2025. 16 ZIPs, from +108% to +211%.
One-year ZIP changes are noisy: of last year's top-3 ZIPs in our 50 cities, 1 in 15 was top 3 again. Past change, not a forecast.
About these figures
FHFA's experimental ZIP house price index: houses with Fannie Mae or Freddie Mac loans, from sales and refinance appraisals. Condos, co-ops and multi-unit buildings aren't in it. 19 of Las Vegas's 20 ZIPs have an index; FHFA publishes one only where enough sales exist. A ZIP whose index stops before the latest year shows the year it ends instead of changes. Each index has its own base, so compare a ZIP's changes, not its level.
Rent or buy here
EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $3,144 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$1,012
a month more to own a typical sample home than HUD's rent for its size, ZIP 89102
- Own: 4-bedroom sample house, $589,000Sample: fictional home, for the demo.
- EstimateMonthly housing payment (est.): 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments of $3,144 · APR not calculated (it depends on the lender's fees) · includes principal and interest, property tax, home insurance and any HOA dues, plus mortgage insurance below 20% down.7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.Source: Freddie Mac Primary Mortgage Market Survey · Sep 24, 2026 (opens in a new tab)$3,502 a monthNot included: upkeep, utilities, flood insurance, special assessments.
- Rent: HUD fair market rent, 4 bedrooms
- $2,490 a monthHUD Small Area Fair Market Rent, FY2027: a 40th-percentile rent for a standard home, utilities included. Not an asking rent.
Lending
6.625%
Median rate, 30-year fixed conventional · 2,741 loans · 2025
2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Las Vegas's census tracts: 5,189 loans. Loans that closed, not offers: a rate depends on your credit, down payment, points and the day you lock it.
- Middle half of rates
- 6.125% to 6.99%
- Loan costs at closing
- $6,385 medianMiddle half $4,533 to $9,610: origination charges (points included) and settlement services, Closing Disclosure section D · 2,969 loans
- Loan limits, 2026
- $832,750 conformingAbove it, a jumbo loan with its own rates and rules; FHA limit $541,287 (one-unit home, Clark County). Limits set by FHFA and HUD.
More lending figures
- Borrowed, every loan on the home combined
- 94% of the value (median)Middle half 80% to 96.5%. 65.1% of buyers borrowed more than 80% of the value, 52.7% more than 90%, 38.3% more than 95%. HMDA's combined loan-to-value counts every loan on the home (second loans, down-payment-assistance loans, financed FHA or VA fees) against the value the lender used, so it doesn't show the cash buyers put down · 4,972 loans
- Loan types
- Conventional 57.8% · FHA 26.1%VA 16.2% · USDA 0%
- Discount points
- 63.7% of loans paid pointsMedian paid: $3,848. Points buy a lower rate.
For comparison: 7.03% is Freddie Mac's average 30-year fixed rate for the week of Sep 24, 2026, for buyers with 20% down and excellent credit. It isn't an offer or an APR.
Flood and insurance
$1,181 a year
Median of 20 Las Vegas ZIPs' average homeowners premiums, 2022. Premiums have risen since; get quotes for your address.
- Federal flood insurance
- 405 policies in force · 59 claims since 2000FEMA National Flood Insurance Program, summed over 20 ZIPs (policies in force Jun 30, 2026; claims since 2000). Private flood policies aren't counted.
- Policies insurers didn't renew
- 0.8% in the median ZIPU.S. Treasury Federal Insurance Office, 2022.
Most homeowners policies exclude flood, so flood insurance is a separate policy. Source: FEMA FloodSmart: What is my flood risk?, retrieved 2026-10-09 (opens in a new tab) Check an address on FEMA's flood map (opens in a new tab)
County hazard ratings (FEMA)
Natural hazards, compared with other U.S. counties
- Clark County, NV: expected yearly losses rated very high for inland flooding, heat wave; expected yearly losses rated relatively high for earthquake, wildfire, hail.
Other ratings for Clark County, NV
- HurricaneNo Expected Annual Losses
- TornadoVery Low
- Winter weatherRelatively Moderate
FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county (NRI December 2025): expected annual losses to buildings, people and agriculture; FEMA's social-vulnerability adjustments aren't included. This describes each county, not one home. Check an address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.
What's new in Las Vegas
Rail openings, zoning changes and big projects from primary sources, newest first. News, not a price forecast.
- Zoning change
Las Vegas implements new ADU rules
Ordinance 6963 updates residential ADU development standards alongside Nevada AB396. Building form, district dimensions and private covenants still require review.
Las Vegas UDC §19.06.040; Ordinance 6963 (opens in a new tab) - Project
Downtown Civic Center and Plaza open
The city’s civic campus gains public plaza and service space. The project architect records the public opening; this is not a private housing-price forecast.
BNIM, Las Vegas Civic Center and Plaza opening (project architect) (opens in a new tab)
Rules in Nevada
From state law, standard contract forms and local custom. Research, not legal advice.
- ClosingRule
- An escrow company runs the closing and holds the money.
- Seller's disclosureRule
- Seller's Real Property Disclosure Form (NRS 113.130) You may cancel within 4 business days in some cases: seller discloses a new or worsened defect before closing and won't repair it (written, notarized notice); with no disclosure form, any time before closing.
- Closing taxesRule
- Real property transfer tax (Clark County): 0.51% of the price · seller pays
How buying works in Nevada
- Who runs the closing
- An escrow company runs the closing and holds the money. Typical time from contract to keys: about 30 days.
- The contract
- Your signed offer becomes a binding contract once the seller accepts it.
Details
Residential Purchase Agreement (Las Vegas REALTORS / Nevada REALTORS, rev. 10/24)
- Buyer agreement
- Buyer brokerage agreement (Nevada REALTORS form), signed before touring.
Details
No Nevada statute sets the timing (Nevada is not among NAR's 27 buyer-agreement-law states); NAR's 2024 rule requires it before touring.
Source: NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) (August 2024)
- Inspection
- About 10 days for inspections.
Details
Due diligence period is a blank in the RPA (calendar days after acceptance); 10 days is a sample.
- Earnest money
- 1–3% of the price, due within 1 business day, held by: Escrow holder (or a broker trust account).
Details
RPA §1A: deposited within 1 business day of acceptance unless another number is filled in. Typical % is a sample.
- Seller's disclosure
- Seller's Real Property Disclosure Form (NRS 113.130) You may cancel within 4 business days in some cases: seller discloses a new or worsened defect before closing and won't repair it (written, notarized notice); with no disclosure form, any time before closing.
Details
The form is due at least 10 days before closing; the RPA asks for disclosures within 5 days of acceptance (NRS 113.150).
Source: NRS ch. 113 (113.130 Seller's Real Property Disclosure; 113.150 rescission) (retrieved 2026-09-27)
- Loan and appraisal
- Loan contingency: 21 days (set in the contract).
Details
The RPA appraisal contingency lets the buyer cancel if the home appraises below the price, by a deadline set in the offer; otherwise it's waived. 21 days is a sample.
- Title insurance
- The seller customarily pays for the owner's policy.
Details
Custom in Clark County (secondary, low confidence): seller pays the owner's policy, escrow fees are split. The RPA's cost table decides.
- Property tax for a new owner
- The seller's assessment and its caps carry over; the sale doesn't reset it. Your bill starts from the seller's assessment; about 0.48% of the price a year is our planning figure for Las Vegas.
Details
Assessed at 35% of taxable value (replacement cost less depreciation plus land); a primary home's bill can rise at most 3% a year (partial abatement) and a sale doesn't reset it [medium confidence].
Census ACS 2020–2024 median tax ÷ median value in Las Vegas (0.48%). Nevada's 3% yearly cap on a primary home's bill keeps rates low; a sale doesn't reset it [medium confidence]. Owner-reported values lag the market; treat as an estimate.
- Agent credits to the buyer
- Nevada allows an agent to credit part of their pay to the buyer, with the lender's approval.
Details
Only undisclosed rebates are prohibited (NRS 645.633(1)(g)); disclose to all parties and the lender.
Source: NRS ch. 645 (645.633(1)(g): undisclosed rebates prohibited) (retrieved 2026-09-27)
Closing taxes
| Tax | Customarily paid by | Rate |
|---|---|---|
| Real property transfer tax (Clark County) | Seller | 0.51% of the priceNevada Department of Taxation: real property transfer tax (NRS ch. 375) |
Sources (10)
- Las Vegas REALTORS Residential Purchase Agreement, rev. 10/24 (copy hosted by a broker) · rev. 10/24 (opens in a new tab)
- NRS ch. 113 (113.130 Seller's Real Property Disclosure; 113.150 rescission) · retrieved 2026-09-27 (opens in a new tab)
- NRS ch. 645 (645.633(1)(g): undisclosed rebates prohibited) · retrieved 2026-09-27 (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- Nevada Department of Taxation: real property transfer tax (NRS ch. 375) · retrieved 2026-09-27 (opens in a new tab)
- Fennemore: who pays Clark County transfer tax (historically the seller; often negotiated) · 2026-02-11 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
Programs and deadlines
Official pages for Las Vegas, the same for every buyer. Each program decides who qualifies.
- Down-payment help
- Home Is Possible for First-Time Homebuyers (opens in a new tab) (Nevada Housing Division)Interest-free down payment assistance of up to 4% of the loan amount for the down payment and closing costs, with a 30-year fixed mortgage; it isn't forgiven.Official page, checked 2026-09-28.Nevada's housing finance agency runs it; the program decides who qualifies and for how much.
- Down-payment help in Las Vegas
- We found no city or county down-payment program for Las Vegas. Where we looked: City of Las Vegas and Clark County government sites and web searches, which found state and lender programs but no city or county program page.Checked 2026-09-28.
- Homestead exemption
- Tax Abatement (opens in a new tab) (Clark County)A 3% cap on the tax bill of the owner's primary residence (up to 8% for homes that aren't owner-occupied); a recorded change of ownership removes it until the Assessor's postcard is returned.Official page, checked 2026-09-28.
- If you disagree with your assessment
- Board of Equalization (opens in a new tab) (Clark County)Appeal the Assessor's valuation to the County Board of Equalization.When: on or before January 15 of the fiscal yearOfficial page, checked 2026-09-28.
- After you buy: alerts on your deed
- Recording Notification Service (RNS) (opens in a new tab) (Clark County Recorder)Subscribe to get an email whenever a document is recorded on a property, name or parcel number you monitor (up to five per email address). The announcement doesn't state a fee.Official page, checked 2026-09-28.
Sample homes in Las Vegas, each with its estimated monthly cost and the things to check. Found one somewhere else? Check it here.
Sources (30)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2000–2025 (updated 2026-03-31) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted, quarterly: Las Vegas-Henderson-North Las Vegas, NV (metro area 29820) · 2000 Q1–2026 Q2 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA), with 90% margins of error: population, median household income, median home value, median gross rent, median real estate taxes paid, median monthly owner costs with a mortgage, owner-occupied share and units, owner homes in buildings with 5+ units, median year built · ACS 2020–2024 (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates (ZCTA): population and its margin of error, for the 5-year change and its significance test · ACS 2015–2019 (opens in a new tab)
- FHFA House Price Index, five-digit ZIP codes, annual (developmental, all-transactions) · 2025 (updated 2026-03-31) (opens in a new tab)
- U.S. Census Bureau, 2020 ZCTA to place relationship file, 2025 Gazetteer and cartographic boundaries (city ZIPs, centers, bounds) · 2020 ZCTAs; 2025 place boundaries (opens in a new tab)
- U.S. Census Bureau, Population Estimates, Vintage 2025 (metropolitan and micropolitan areas) · July 2020 → July 2025 (opens in a new tab)
- U.S. Census Bureau, Building Permits Survey: new privately-owned housing units authorized, by CBSA · Sep 2025–Aug 2026 (opens in a new tab)
- FEMA National Risk Index December 2025: Expected Annual Loss rating of each hazard, by county · NRI December 2025 (opens in a new tab)
- U.S. Department of Housing and Urban Development, Small Area Fair Market Rents by ZIP code, FY2027 · FY2027 (from Oct 1, 2026) (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Policies, version 3 (policies in force). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · in force Jun 30, 2026; data refreshed 2026-07-27; accessed 2026-09-27 (opens in a new tab)
- FEMA, OpenFEMA API: NFIP Redacted Claims, version 3 (claims since 2000). This product uses the Federal Emergency Management Agency’s OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s). · data refreshed 2026-08-04; accessed 2026-09-27 (opens in a new tab)
- U.S. Treasury, Federal Insurance Office: Analyses of U.S. Homeowners Insurance Markets, 2018–2022, Supporting Underlying Metrics by ZIP code (premiums per policy, nonrenewal rate) · 2018–2022 (published January 2025) (opens in a new tab)
- FHFA House Price Index, purchase-only, not seasonally adjusted: Las Vegas-Henderson-North Las Vegas, NV (metro area 29820) · 2026 Q2 (opens in a new tab)
- FHFA House Price Index, all-transactions, not seasonally adjusted: Las Vegas-Henderson-North Las Vegas, NV (metro area 29820), calendar-year averages of the quarterly index · 2020–2025 (opens in a new tab)
- U.S. Bureau of Labor Statistics, Current Employment Statistics, total nonfarm, not seasonally adjusted (series SMU32298200000000001) · Aug 2026 (preliminary) (opens in a new tab)
- U.S. Census Bureau, American Community Survey 5-year estimates for the city of Las Vegas, NV (Census place 3240000): median home value, median household income, median gross rent, with 90% margins of error · ACS 2020–2024 (opens in a new tab)
- FFIEC Home Mortgage Disclosure Act (HMDA) data: 2025 Snapshot National Loan-Level Dataset (data as of June 1, 2026), via the CFPB HMDA Data Browser; Homiy's calculations · 2025 loans; retrieved 2026-09-27 (opens in a new tab)
- U.S. Department of Housing and Urban Development, FHA forward mortgage limits, one-unit limit for Clark County, NV · CY2026 (Mortgagee Letter 2025-23) (opens in a new tab)
- Las Vegas REALTORS Residential Purchase Agreement, rev. 10/24 (copy hosted by a broker) · rev. 10/24 (opens in a new tab)
- NRS ch. 113 (113.130 Seller's Real Property Disclosure; 113.150 rescission) · retrieved 2026-09-27 (opens in a new tab)
- NRS ch. 645 (645.633(1)(g): undisclosed rebates prohibited) · retrieved 2026-09-27 (opens in a new tab)
- NAR, Written Buyer Agreements: State Groupings (the 27 states with buyer-agreement laws) · August 2024 (opens in a new tab)
- Census ACS 2020–2024 5-year, city: median real estate taxes paid (B25103) ÷ median home value (B25077) · ACS 2020–2024 (opens in a new tab)
- Nevada Department of Taxation: real property transfer tax (NRS ch. 375) · retrieved 2026-09-27 (opens in a new tab)
- Fennemore: who pays Clark County transfer tax (historically the seller; often negotiated) · 2026-02-11 (opens in a new tab)
- NAIC Dwelling Fire, Homeowners Owner-Occupied, and Homeowners Tenant and Condominium/Cooperative Unit Owner's Insurance Report: Data for 2023 (Tables 4–5; Homiy cites a few derived state figures) · 2023 data, published July 2026 (opens in a new tab)
- Census CHARS 2025: average contract price per sq ft of new contractor-built houses (excludes lot), by region · 2025 (opens in a new tab)
- FHFA 2026 conforming loan limits, county file · 2026 (opens in a new tab)
- Freddie Mac average (Primary Mortgage Market Survey) · Sep 24, 2026 (opens in a new tab)