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Prototype of a planned home-buying brokerage for the 50 largest U.S. cities. Not a licensed brokerage in any state, and no brokerage services are offered. Listings, people and companies are sample data; market statistics are real public data, cited where shown.

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Trends · Nevada

House prices and costs in Las Vegas, NV

How house prices moved across 20 Las Vegas ZIP codes, what buyers here borrowed and paid, what's new and how buying works in Nevada. Public data, with sources and dates. Past change, not a forecast.

Las Vegas-Henderson-North Las Vegas, NV metro house prices +1.7% in the year to 2026 Q2 (FHFA, purchases)

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.

How house prices moved in Las Vegas, 2022–2025

Of 16 ZIPs with enough data, 16 rose 7% or more, 0 fell 7% or more and 0 moved less (no clear change). Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Past change, not a forecast.

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. Tap a ZIP to see it on the map.

Largest house-price rises, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

  1. 1ZIP 89106 · includes Downtown2023 +6.5% · 2024 +12.5% · 2025 +2.0%+22.2%
  2. 2ZIP 89149 · includes Centennial Hills2023 +2.1% · 2024 +14.0% · 2025 +2.7%+19.5%
  3. 3ZIP 89131 · includes Centennial Hills2023 +4.4% · 2024 +9.3% · 2025 -1.2%+12.7%
  4. 4ZIP 891102023 +1.1% · 2024 +6.9% · 2025 +3.5%+11.9%
  5. 5ZIP 89104 · includes Huntridge2023 +8.2% · 2024 +2.5% · 2025 +0.7%+11.7%

Largest house-price falls, 2022–2025

3-year change of the ZIP index; ZIPs with an index every year, 5,000+ residents and 1,000+ owner-occupied homes. Left out as too jumpy: a ZIP whose index rose 7% or more in one year and fell as much in another. Each year's change below.

No Las Vegas ZIP's house prices fell 7% or more from 2022 to 2025.

Lowest owner-reported values

Median value owners report (Census ACS 2020–2024). Left out: ZIPs under 1,000 residents, less reliable estimates, and ZIPs where most owners live in condos or co-ops.

  1. 1ZIP 89101 · includes Downtown± $20K · ≈ $1,699/mo housing payment (est.) on a house, 20% down$284K
  2. 2ZIP 89106 · includes Downtown± $16K · ≈ $1,735/mo housing payment (est.) on a house, 20% down$290K
  3. 3ZIP 89104 · includes Huntridge± $10K · ≈ $1,939/mo housing payment (est.) on a house, 20% down$326K
  4. 4ZIP 89107± $9.1K · ≈ $1,967/mo housing payment (est.) on a house, 20% down$331K
  5. 5ZIP 89108± $8.4K · ≈ $1,988/mo housing payment (est.) on a house, 20% down$334K

Population grew most

Residents, 2015–2019 to 2020–2024 (Census ACS): only changes larger than the margin of error, in ZIPs with 1,000+ residents.

  1. 1ZIP 8914622,150 residents+18.5%
  2. 2ZIP 89149 · includes Centennial Hills45,202 residents+14.1%
  3. 3ZIP 89128 · includes Desert Shores40,040 residents+12.3%
  4. 4ZIP 8914526,891 residents+7.3%

Public loan records · 2025

What buyers here actually borrowed and paid (2025)

2025 home-purchase loans (first liens) on owner-occupied 1–4 unit homes in Las Vegas's census tracts: 5,189 loans. These are loans that closed in Las Vegas, not offers: a rate depends on your credit, down payment, points and the day you lock it.

Interest rate, 30-year fixed (conventional)
6.125% to 6.99%Middle half of loans; median 6.625% · 2,741 loans
Loan costs at closing
$4,533 to $9,610Middle half; median $6,385. Origination charges (points included) and settlement services, Closing Disclosure section D · 2,969 loans
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: every loan on the home (second loans, down-payment-assistance loans and financed FHA or VA fees too) ÷ 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.
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)

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. Source: 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).

Research · dated and sourced

What's new in Las Vegas

Rail openings, zoning changes and big projects from primary sources, newest first. Stars on the map mark the ones with a location. News, not a price forecast.

  1. 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
  2. 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)

Metro area · public data

Las Vegas-Henderson-North Las Vegas, NV

House prices, year to 2026 Q2
+1.7%FHFA purchase-only index
House prices, 5 years to 2026 Q2
+30.3%FHFA purchase-only index
House prices, 2025
+2.7%All sales and refinances, like the ZIP figures; 2022–2025: +10.3%
New homes permitted
4.5 per 1,000 residents10,717 homes · -20.8% vs a year earlier · Sep 2025–Aug 2026
Jobs, 12 months
+1.5%Aug 2026 (preliminary)
Population, July 2020 to July 2025
+5.8%2,407,226 residents in July 2025 (Census estimates)
Mortgage rate benchmark
7.03%Freddie Mac average, week of Sep 24, 2026

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. New homes permitted is a supply signal: more permits per resident usually means more homes coming to market. Jobs, permits and population cover the whole metro.

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 this home. Check the address on FEMA's flood map; in a high-risk flood zone, a federally backed loan requires flood insurance.

Sources (7)

Research summary · not legal advice

How buying works in Nevada

The usual steps, deadlines and closing costs for a purchase in Las Vegas, from state law, standard contract forms and local custom. Contracts can change any of it. Homiy is a prototype: it isn't a licensed brokerage in Nevada and offers no services here.

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

Closing taxes in Las Vegas, who customarily pays and the rate
TaxCustomarily paid byRate
Real property transfer tax (Clark County)Seller0.51% of the priceNevada Department of Taxation: real property transfer tax (NRS ch. 375)

Programs and after you buy

Down-payment help
Home Is Possible for First-Time Homebuyers (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 (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 (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) (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.
Sources (10)

Methodology

How we measure, and what it isn't

Past change, not a forecast. These figures describe the past from public data; they don't tell you where prices go next.

House prices by ZIP, and the rankings

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. It's built from repeat sales and refinance appraisals of the same homes, not average sale prices, and FHFA publishes no margin of error for it. We rank ZIPs by the change over the last 3 years, only where FHFA published the index in every one of them, and only ZIPs with 5,000+ residents and 1,000+ owner-occupied homes. A change smaller than 7% either way is “no clear change”: in our 50 cities, the index's own year-to-year swings suggest sampling alone can move a three-year change about that much. A ZIP whose index rose 7% or more in one year and fell as much in another is left out as too jumpy. We show rises and falls, each year's change, and the city's and metro's figures for the same years. Past rankings are a weak guide: of the ZIPs in their city's top 3 for 2019–2022, 25 of 134 (about 1 in 5) were top 3 again for 2022–2025; chance alone would give about 21. Many ZIPs, especially dense ones, have no index.

City and metro price figures

City: the resident-weighted average of its ZIPs that have an index (the ZIP card says when that's only part of the city). Metro: FHFA's all-transactions index over the same calendar years, the ZIPs' method; the metro card also shows FHFA's purchase-only index for the latest quarter against a year and five years earlier. Where FHFA splits a metro into divisions (New York, Miami, Detroit and others), the division's index, named where it's shown. Jobs, permits and population always cover the whole metro.

Payment ÷ income

Monthly housing payment (est.) on a house at the ZIP's median value: 20% down · 30-year fixed at 7.03% (Freddie Mac average) · 360 monthly loan payments · 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. Property tax uses Las Vegas's rule for a new buyer (about 0.48% of the price a year, our planning figure); insurance is a typical premium. Not included: upkeep, utilities, flood insurance, special assessments. Divided by a month of the ZIP's median household income. The Census reports values over $2 million and incomes over $250,000 only as “or more”, so those shares are bounds (“at least”, “at most”). Left out where 50% or more of owner-occupied homes are in buildings with 5+ units: their HOA dues or co-op charges aren't in the payment. It combines two estimates, so no margin is computed. 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.

Census figures and margins of error

American Community Survey 5-year estimates, 2020–2024: the median value owners report for their homes (it lags sale prices; co-op owners report the value of their shares), median rent with utilities, median household income, residents, and the property tax and monthly costs owners report. Each comes with its 90% margin of error (±). Figures whose margin is 20–49% of the estimate are marked “less reliable” and left out of rankings and tags; figures with wider margins aren't shown. A population change (from 2015–2019) is shown only when it passes the Census Bureau's 90% significance test; otherwise it says “no clear change”. Las Vegas's own figures come from the Census's estimates for the city itself where published; otherwise they blend its ZIPs (no margin computed). Lists leave out ZIPs with fewer than 1,000 residents.

Tags

Lower home values:
The median value owners report is in the lowest quarter of the city's ZIPs (Census ACS). Less reliable estimates and ZIPs where most owners live in condos or co-ops aren't compared.
Population grew:
Residents rose 5% or more between the two latest five-year Census surveys, by more than the margin of error.
Mostly condos or co-ops:
Half or more of owner-occupied homes are in buildings with 5 or more units. Values there leave out HOA dues and co-op charges, so they aren't ranked.
New rail nearby:
A rail station opened within about a mile in 2023–2026.

“New rail nearby” uses our dated news pins: a ZIP whose center is within 1,600 m of a station that opened, plus the ZIP the station sits in. No tag describes price momentum.

Hazards and flood insurance

FEMA's National Risk Index rates each county's expected yearly losses from each hazard against all U.S. counties; we show those Expected Annual Loss ratings for every county the city lies in, without FEMA's social-vulnerability adjustments. They describe counties, not homes. Flood insurance counts are policies and claims in the federal program (NFIP) only. Check an address's flood zone on FEMA's flood map.

What buyers borrowed and paid

Public HMDA loan records: home-purchase first liens on owner-occupied 1–4 unit homes in the city (the card names the area covered), with the number of loans behind each figure. Loans that closed, not offers or quotes.

Neutral by design

We describe prices, payments, population counts, construction and rail lines. We don't describe places by who lives there, schools or crime, and we don't call areas “up-and-coming”, “transitional” or “safe”. Choose where to live for your own reasons.

Sources and dates