Once a month, after the Las Vegas REALTORS publish the prior month’s closings, I write up what the numbers mean for the three kinds of clients I work with: people moving from California, buyers from $500,000 to luxury, and investors. Every edition stays online under its own date, so you can see what I said and whether it held up. Rules and laws move on a slower clock and live on their own page, updated quarterly.
One email when each edition is published, mid-month, after the Las Vegas REALTORS release the prior month’s closings: the median, the supply, rates, and what it means if you are moving, buying, or investing. Written by me, not a drip campaign.
One email a month. Reply “stop” and you are off the list. Privacy policy.
A $470,000 median, five months of supply and 7.40% rates. What California equity buys here this month, county by county; where future supply above $1 million is coming from; and the rules investors need on their list, from HOA rental caps to short-term rentals.
Read the October report →Written brokerage agreements, the all-in rent rule, HOA solar deadlines, the casita law and its HOA rental amendments, delayed-marketing listings, and what the 2027 Legislature may bring. Each item says who it touches and what I check before an offer.
Read the law update →| Edition | Data month | Single-family median | Months of supply | The one-line read |
|---|---|---|---|---|
| October 2026 | September 2026 | $470,000 | About 5 | Prices flat, pace slower; rates at 7.40% did more to sales than anything local. |
| September 2026 | August 2026 | $475,000 | 4.5+ | Balanced market tilting to buyers below the median; Fed raised rates the week the numbers landed. |
Editions are added here as they publish, normally between the 10th and the 20th of each month. Earlier pricing commentary from August 2026 was folded into the September edition.
The monthly editions use closed-sale medians from the Las Vegas REALTORS. The chart below is the other lens: Zillow’s typical home value for the two Summerlin halves, Henderson, and the metro, three years back. It is an index of a typical home rather than a median of what sold, so it moves more smoothly and is the better tool for the direction of a neighborhood over time. Prices climbed through early 2025 and have eased by one to three percent since, depending on the area.
| Area | August 2026 | 1-year change | 3-year change |
|---|---|---|---|
| Summerlin South | $724K | -1.1% | +11.7% |
| Summerlin North | $662K | -2.1% | +9.6% |
| Henderson | $497K | -2.3% | +3.9% |
| Las Vegas metro | $444K | -2.7% | +3.7% |
Tell me your budget, timeline, and which of the three readers you are. I’ll send the parts that apply, with current pricing for the neighborhoods that fit, when each edition publishes.
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