Las Vegas, NV
Balanced's marketSoftening prices and 62% of homes selling below list — Las Vegas is one of the cleaner buyer markets in the country right now.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
| Detail | Value | Detail | Value |
|---|---|---|---|
| Median list price | $453,000 | Median sale price | $419,000 |
| Sale-to-list ratio | 0.986 | % sold below list | +62.0% |
| Active inventory | 8,426 | New listings | 2,129 |
How Las Vegas has moved.
Las Vegas sits at a median home value of $426,069 as of the latest Zillow read, down 2.8% year-over-year — a meaningful softening that’s putting deal flow back on the table for cash buyers.
The sale-to-list ratio of 0.986 signals a balanced market — neither bid wars nor fire sales dominate. 62.0% of closings land below list, leaving room to negotiate on the right deal but no broad discount across the board.
Rents are workable but not generous. ZORI of $1,701/mo against a $426k median gives a 4.79% gross yield — average for the metro tier, requiring tight underwriting on any hold.
Median days-on-market is running around 32 days against 8,425.667 active listings. Pace is moderate — neither chaos nor stagnation. Standard wholesaling cadences work here.
MDR’s composite investor score for Las Vegas is 61/100 based on rent yield, sale-to-list discount, motivated-seller proxies, and DOM. Solid mid-tier. A disciplined operator can build a real book here; a tourist will get hurt.
The same data, five operator lenses.
Lead lists, sourcing channels, and disposition strategies tuned to the local market.
ARV math, rehab scope, and exit timing for the local buyer profile.
Buy-rehab-rent-refi-repeat math tuned to local rents, prices, and DSCR.
Buy-and-hold rental analysis tuned to local rents, taxes, and tenant mix.
Subject-to, seller financing, wraps, and lease-options sized for the local market.
Las Vegas for investors.
Is Las Vegas a good market for real estate investors in 2026?
Metro Deal Report's composite investor score for Las Vegas is 61/100, based on rent yield, sale-to-list ratio, motivated-seller proxies, and days on market. Las Vegas is a solid mid-tier market — workable for disciplined operators but not a top-of-list pick.
What is the median home price in Las Vegas?
The typical home value in Las Vegas as of the most recent Zillow read is $426,069. Median list price is $453,000 and median sale price is $419,000. Year-over-year change: -2.8%.
What can a landlord expect to rent a property for in Las Vegas?
Zillow's Observed Rent Index for Las Vegas is $1,701/mo. Against the typical home value of $426k, that produces a gross annual rent yield of 4.79% — right at the national baseline, requiring tight underwriting on holds.
Is Las Vegas a buyer's or seller's market?
Las Vegas's current sale-to-list ratio is 0.986 with 62.0% of homes closing below list. That's a balanced market — neither side dominates. Median days on market: 32 days. Active inventory: 8,426 listings.
Which investment strategy works best in Las Vegas?
Las Vegas's data favors a mixed approach — no single strategy dominates, so selective deal sourcing wins. See the per-strategy breakdowns at /wholesaling/las-vegas, /brrrr/las-vegas, and /flipping/las-vegas.
Loan options for Las Vegas properties.
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