The main takeaway for July of 2026 is that inventory increased while home prices softened slightly. Single family inventory climbed to an absorption rate of 3.6 months, about a 3% increase. Although up, this is much lower than the early months of the year. Median single family home prices dipped 2.0% from June to $480,000, although it’s only 1.0% below where it was a year ago. Keep in mind the all-time high is $490,000 that it came down from.

Despite the month over month slowdown in single family sales, closed sales remain higher than they were a year ago (+1.2%). Last month there was a massive 18% jump in the number of home sales so to see a drop by 11% shows a more stable, balancing market.

New listings continue to outpace last year (+3.3%), and homes are still selling relatively quickly, with 57.4% of single family homes going under contract within 30 days.

We are seeing fluctuations rather than any alarm bells. Rates are fluttering at the 6.6% mark and don’t look to be coming down. The biggest X factor is the fact that we are in July. July is typically one of the stronger months for home sales so to see prices go down at all is notable. School starts in August which is when a good chunk of buyers with children start sitting on the sidelines. To see a softening in July is a bit premature for the seasonal shifts in Las Vegas.

Condos and Townhouses didn’t have any major notable changes as it was give and take with about 4% more units being sold but a small decrease of less than a percentage in median price. 

For buyers, this means more negotiating power and a wider selection of homes than we’ve seen recently. For sellers, pricing accurately is becoming increasingly important as competition grows. Well presented, well priced homes are still selling, but buyers have more options and are becoming more selective.

MARKET STATS | July 2026

🏠 Median Single Family Home Price: $480,000

• 📉 Down from $490,000 a month ago (−2.0%)
• 📉 Down from $485,000 a year ago (−1.0%)

🏢 Median Condo/Townhome Price: $290,000

• 📉 Down from $292,000 a month ago (−0.7%)
• ➡️ Flat from $290,000 a year ago (0.0%)

🆕 New Listings (Single Family): 3,349

• 📉 Down from 3,368 last month (−0.6%)
• 📈 Up from 3,242 last year (+3.3%)

🆕 New Listings (Condo/Townhome): 993

• 📈 Up from 907 last month (+9.5%)
• 📈 Up from 938 last year (+5.9%)

📦 Single Family Homes Without Offers: 7,442

• 📈 Up from 7,147 last month (+4.1%)
• 📈 Up from 7,147 last year (+4.1%)

📦 Condos/Townhomes Without Offers: 2,719

• 📈 Up from 2,690 last month (+1.1%)
• 📈 Up from 2,622 last year (+3.7%)

🏡 Single Family Homes Sold: 2,046

• 📉 Down from 2,302 last month (−11.1%)
• 📈 Up from 2,021 last year (+1.2%)

🏢 Condos/Townhomes Sold: 541

• 📈 Up from 521 last month (+3.8%)
• 📉 Down from 547 last year (−1.1%)

💰 Median Price of New Listings (Single Family): $514,999

• ➡️ Flat from $515,000 last month (0.0%)
• 📉 Down from $519,900 last year (−0.9%)

💰 Median Price of New Listings (Condo/Townhome): $295,000

• 📈 Up from $285,000 last month (+3.5%)
• 📉 Down from $296,500 last year (−0.5%)

📊 Median Price of Active Listings (Single Family): $545,925

• 📉 Down from $549,900 last month (−0.7%)
• 📉 Down from $549,900 last year (−0.7%)

📊 Median Price of Active Listings (Condo/Townhome): $270,000

• ➡️ Flat from $270,000 last month (0.0%)
• 📉 Down from $279,900 last year (−3.5%)

📈 Average Price of Units Sold (Single Family): $613,505

• 📉 Down from $628,394 last month (−2.4%)
• 📈 Up from $608,208 last year (+0.9%)

📈 Average Price of Units Sold (Condo/Townhome): $312,980

• 📉 Down from $353,255 last month (−11.4%)
• 📈 Up from $308,176 last year (+1.6%)

💸 Average Price of New Listings (Single Family): $731,753

• 📈 Up from $701,291 last month (+4.3%)
• 📉 Down from $744,222 last year (−1.7%)

💸 Average Price of New Listings (Condo/Townhome): $311,279

• 📈 Up from $306,420 last month (+1.6%)
• 📉 Down from $333,175 last year (−6.6%)

⏳ Single Family Time on Market: 57.4% sold in 30 days or less

• 📉 Down from 58.2% last month
• 📈 Up from 56.0% a year ago

⏳ Condo/Townhome Time on Market: 43.8% sold in 30 days or less

• 📉 Down from 44.1% last month
• 📉 Down from 47.5% a year ago

📆 Effective Months of Availability (Single Family): 3.6 months

• 📈 Up from 3.1 months last month (+17.2%)
• 📈 Up from 3.5 months a year ago (+2.9%)

📆 Effective Months of Availability (Condo/Townhome): 5.0 months

• 📉 Down from 5.2 months last month (−2.7%)
• 📈 Up from 4.8 months a year ago (+4.8%)

(Data provided by Applied Analysis, a partner of the Las Vegas Realtors Association)

Original Post Here

The main takeaway for July of 2026 is that inventory increased while home prices softened slightly. Single family inventory climbed to an absorption rate of 3.6 months, about a 3% increase. Although up, this is much lower than the early months of the year. Median single family home prices dipped 2.0% from June to $480,000, although it’s only 1.0% below where it was a year ago. Keep in mind the all-time high is $490,000 that it came down from.

Despite the month over month slowdown in single family sales, closed sales remain higher than they were a year ago (+1.2%). Last month there was a massive 18% jump in the number of home sales so to see a drop by 11% shows a more stable, balancing market.

New listings continue to outpace last year (+3.3%), and homes are still selling relatively quickly, with 57.4% of single family homes going under contract within 30 days.

We are seeing fluctuations rather than any alarm bells. Rates are fluttering at the 6.6% mark and don’t look to be coming down. The biggest X factor is the fact that we are in July. July is typically one of the stronger months for home sales so to see prices go down at all is notable. School starts in August which is when a good chunk of buyers with children start sitting on the sidelines. To see a softening in July is a bit premature for the seasonal shifts in Las Vegas.

Condos and Townhouses didn’t have any major notable changes as it was give and take with about 4% more units being sold but a small decrease of less than a percentage in median price. 

For buyers, this means more negotiating power and a wider selection of homes than we’ve seen recently. For sellers, pricing accurately is becoming increasingly important as competition grows. Well presented, well priced homes are still selling, but buyers have more options and are becoming more selective.

MARKET STATS | July 2026

🏠 Median Single Family Home Price: $480,000

• 📉 Down from $490,000 a month ago (−2.0%)
• 📉 Down from $485,000 a year ago (−1.0%)

🏢 Median Condo/Townhome Price: $290,000

• 📉 Down from $292,000 a month ago (−0.7%)
• ➡️ Flat from $290,000 a year ago (0.0%)

🆕 New Listings (Single Family): 3,349

• 📉 Down from 3,368 last month (−0.6%)
• 📈 Up from 3,242 last year (+3.3%)

🆕 New Listings (Condo/Townhome): 993

• 📈 Up from 907 last month (+9.5%)
• 📈 Up from 938 last year (+5.9%)

📦 Single Family Homes Without Offers: 7,442

• 📈 Up from 7,147 last month (+4.1%)
• 📈 Up from 7,147 last year (+4.1%)

📦 Condos/Townhomes Without Offers: 2,719

• 📈 Up from 2,690 last month (+1.1%)
• 📈 Up from 2,622 last year (+3.7%)

🏡 Single Family Homes Sold: 2,046

• 📉 Down from 2,302 last month (−11.1%)
• 📈 Up from 2,021 last year (+1.2%)

🏢 Condos/Townhomes Sold: 541

• 📈 Up from 521 last month (+3.8%)
• 📉 Down from 547 last year (−1.1%)

💰 Median Price of New Listings (Single Family): $514,999

• ➡️ Flat from $515,000 last month (0.0%)
• 📉 Down from $519,900 last year (−0.9%)

💰 Median Price of New Listings (Condo/Townhome): $295,000

• 📈 Up from $285,000 last month (+3.5%)
• 📉 Down from $296,500 last year (−0.5%)

📊 Median Price of Active Listings (Single Family): $545,925

• 📉 Down from $549,900 last month (−0.7%)
• 📉 Down from $549,900 last year (−0.7%)

📊 Median Price of Active Listings (Condo/Townhome): $270,000

• ➡️ Flat from $270,000 last month (0.0%)
• 📉 Down from $279,900 last year (−3.5%)

📈 Average Price of Units Sold (Single Family): $613,505

• 📉 Down from $628,394 last month (−2.4%)
• 📈 Up from $608,208 last year (+0.9%)

📈 Average Price of Units Sold (Condo/Townhome): $312,980

• 📉 Down from $353,255 last month (−11.4%)
• 📈 Up from $308,176 last year (+1.6%)

💸 Average Price of New Listings (Single Family): $731,753

• 📈 Up from $701,291 last month (+4.3%)
• 📉 Down from $744,222 last year (−1.7%)

💸 Average Price of New Listings (Condo/Townhome): $311,279

• 📈 Up from $306,420 last month (+1.6%)
• 📉 Down from $333,175 last year (−6.6%)

⏳ Single Family Time on Market: 57.4% sold in 30 days or less

• 📉 Down from 58.2% last month
• 📈 Up from 56.0% a year ago

⏳ Condo/Townhome Time on Market: 43.8% sold in 30 days or less

• 📉 Down from 44.1% last month
• 📉 Down from 47.5% a year ago

📆 Effective Months of Availability (Single Family): 3.6 months

• 📈 Up from 3.1 months last month (+17.2%)
• 📈 Up from 3.5 months a year ago (+2.9%)

📆 Effective Months of Availability (Condo/Townhome): 5.0 months

• 📉 Down from 5.2 months last month (−2.7%)
• 📈 Up from 4.8 months a year ago (+4.8%)

(Data provided by Applied Analysis, a partner of the Las Vegas Realtors Association)

Original Post Here

Las Vegas Home Sales Surge 18% While Prices Hold At Record Highs - June 2026 Market Update

Single Family Home Sales are up a whopping 18.3% since this time last year and 11.4% since last month. Prices are holding steady with the record high median price for single family homes holding at 490,000. Summer season is in full effect and it seems rates in the 6% range are being accepted by buyers as the new norm.

The average price jumped 2% month over month but is down by 1.3% year over year. This would be more indicative of the luxury market which still is holding steady. Listings are up but it looks like sellers are coming down to earth slowly as the median and average listing price are both down a few points. The average price of listings came down 1.5% also.

Buyers are absorbing the listings hitting the market faster than new listings can replenish the supply with a 5.4% decrease in Effective Month of Availability dropping to 3.1 months. That’s over a 5% drop since last month and over 13% drop since last year. Homes are selling just as quickly with 58.2% selling within the first 30 days.

Condos and townhomes are in a bit of a strange place as they actually dropped in median price by a percentage since last month. However, the average price jumped by over 10%. This indicates that the condos and townhomes that are being sold trend toward luxury or upscale. Despite these interesting stats, inventory dropped a smidge down to 5.2 months, likely due to a 4.6% drop in new listings and 2.4% increase in sales. Overall very steady but taking a little longer to sell with 44% of units selling in 30 days compared to 47% last month.

TLDR:

More inventory. Even more sales. Stable home prices. A healthy summer market with buyers becoming more active while values continue to hold at record highs.

🏠 Median Single Family Home Price: $490,000
➡️ Flat from $490,000 a month ago (0.0%)
📈 Up from $485,000 a year ago (+1.0%)

🏢 Median Condo/Townhome Price: $292,000
📉 Down from $295,000 a month ago (−1.0%)
📉 Down from $305,000 a year ago (−4.3%)

🆕 New Listings (Single Family): 3,368
📈 Up from 3,309 last month (+1.8%)
📈 Up from 3,252 last year (+3.6%)

🆕 New Listings (Condo/Townhome): 907
📉 Down from 951 last month (−4.6%)
📉 Down from 926 last year (−2.1%)

📦 Single Family Homes Without Offers: 7,147
📈 Up from 6,784 last month (+5.4%)
📈 Up from 6,992 last year (+2.2%)

📦 Condos/Townhomes Without Offers: 2,690
📈 Up from 2,639 last month (+1.9%)
📈 Up from 2,564 last year (+4.9%)

🏡 Single Family Homes Sold: 2,302
📈 Up from 2,066 last month (+11.4%)
📈 Up from 1,946 last year (+18.3%)

🏢 Condos/Townhomes Sold: 521
📈 Up from 509 last month (+2.4%)
📈 Up from 515 last year (+1.2%)

💰 Median Price of New Listings (Single Family): $515,000
📉 Down from $520,000 last month (−1.0%)
📉 Down from $519,900 last year (−0.9%)

💰 Median Price of New Listings (Condo/Townhome): $285,000
📉 Down from $287,000 last month (−0.7%)
📉 Down from $297,500 last year (−4.2%)

📊 Median Price of Active Listings (Single Family): $549,900
➡️ Flat from $550,000 last month (0.0%)
➡️ Flat from $550,000 a year ago (0.0%)

📊 Median Price of Active Listings (Condo/Townhome): $270,000
📉 Down from $274,900 last month (−1.8%)
📉 Down from $279,900 last year (−3.5%)

📈 Average Price of Units Sold (Single Family): $628,394
📈 Up from $614,918 last month (+2.2%)
📉 Down from $636,617 last year (−1.3%)

📈 Average Price of Units Sold (Condo/Townhome): $353,255
📈 Up from $320,158 last month (+10.3%)
📈 Up from $313,389 last year (+12.7%)

💸 Average Price of New Listings (Single Family): $701,291
📉 Down from $721,715 last month (−2.8%)
📉 Down from $735,784 last year (−4.7%)

💸 Average Price of New Listings (Condo/Townhome): $306,420
📉 Down from $311,828 last month (−1.7%)
📉 Down from $345,631 last year (−11.3%)

⏳ Single Family Time on Market: 58.2% sold in 30 days or less
➡️ Unchanged from last month (58.2%)
📉 Down from 61.4% a year ago

⏳ Condo/Townhome Time on Market: 44.1% sold in 30 days or less
📉 Down from 47.2% last month
📉 Down from 50.7% a year ago

📆 Effective Months of Availability (Single Family): 3.1 months
📉 Down from 3.3 months last month (−5.4%)
📉 Down from 3.6 months a year ago (−13.6%)

📆 Effective Months of Availability (Condo/Townhome): 5.2 months
➡️ Essentially unchanged from 5.2 months last month (−0.4%)
📈 Up from 5.0 months a year ago (+3.7%)

(Data provided by Applied Analysis, a partner of the Las Vegas Realtors Association)

Original Post Here

The biggest story this month is that the Las Vegas housing market just set a new record high median home price of $490,000, and it did so during a period when many people expected prices to cool. At first glance, the statistics may seem counterintuitive. Fewer homes sold this month, mortgage rates remain elevated, and affordability continues to be one of the biggest challenges facing buyers. Yet prices still moved higher. The biggest influencing factor from this report are that new listings dropped nearly 8% from both last month and this time last year. With fewer homes hitting the market, buyers simply had less fresh inventory to choose from, helping support prices even as overall sales activity slowed.

What's even more remarkable is the backdrop against which this is happening. Interest rates are still significantly higher than the ultra low rates we saw just a few years ago and are holding in the mid 6% range currently. The Iran war continues to create economic uncertainty. Gas prices are elevated, inflation has increased the cost of nearly everything, and many buyers are still waiting for interest rates to come down. Under normal circumstances, you might expect those factors to put downward pressure on home values. Instead, the Las Vegas real estate market continues to demonstrate resilience, with home prices reaching record high levels we've never seen before.

For anyone thinking about buying a home whether it is in Las Vegas, Henderson, Summerlin, Skye Canyon, or the surrounding valley, this is another reminder that trying to time the market perfectly can be difficult and that the only right time to buy or sell is the time that is right for you and your situation. Buyers have more options today than they did during the buying rush of 2021 and 2022 but if rates eventually decline, there is a strong possibility that a frenzy of buyers will jump back into the market, increasing competition and driving prices even further higher. Right now, this market rewards sellers who price correctly, 58.2% of home sold in less than 30 days, and buyers who are prepared to act when the right home becomes available. Don't forget that buyers on many of these sales are receiving credits for closing costs and rate buy downs. Numbers for these are not tracked (which is ridiculous and another story) but buyers still retain a decent amount of negotiating power in this market. 

MARKET STATS

🏠 Median Single Family Home Price: $490,000
📈 Up from $473,875 a month ago (+3.4%)
📈 Up from $480,000 a year ago (+2.1%)

🏢 Median Condo/Townhome Price: $295,000
📈 Up from $290,000 a month ago (+1.7%)
📉 Down from $307,000 a year ago (−3.9%)

🆕 New Listings (Single Family): 3,309
📉 Down from 3,588 last month (−7.8%)
📉 Down from 3,591 last year (−7.9%)

🆕 New Listings (Condo/Townhome): 951
📉 Down from 1,027 last month (−7.4%)
📉 Down from 1,103 last year (−13.8%)

📦 Single Family Homes Without Offers: 6,784
📈 Up from 6,689 last month (+1.4%)
📈 Up from 6,646 last year (+2.1%)

📦 Condos/Townhomes Without Offers: 2,639
📈 Up from 2,580 last month (+2.3%)
📈 Up from 2,510 last year (+5.1%)

💰 Median Price of New Listings (Single Family): $520,000
📉 Down from $525,000 last month (−1.0%)
📉 Down from $532,140 last year (−2.3%)

📊 Median Price of Active Listings (Single Family): $550,000
📉 Down from $564,235 last month (−2.5%)
📉 Down from $560,185 last year (−1.8%)

📊 Median Price of Active Listings (Condo/Townhome): $274,900
➡️ Flat from $274,900 last month (0.0%)
📉 Down from $280,000 last year (−1.8%)

📈 Average Price of Units Sold (Single Family): $614,918
📉 Down from $620,267 last month (−0.9%)
📈 Up from $594,044 last year (+3.5%)

💸 Average Price of New Listings (Single Family): $721,715
📉 Down from $744,749 last month (−3.1%)
📈 Up from $717,489 last year (+0.6%)

⏳ Single Family Time on Market: 58.2% sold in 30 days or less
📈 Up from 56.8% last month
📉 Down from 61.3% a year ago

⏳ Condo/Townhome Time on Market: 47.2% sold in 30 days or less
📉 Down from 49.2% last month
📉 Down from 54.9% a year ago

📆 Effective Months of Availability (Single Family): 3.3 months
📈 Up from 3.2 months last month (+3.6%)
📈 Up from 3.2 months a year ago (+3.1%)

📆 Effective Months of Availability (Condo/Townhome): 5.2 months
📈 Up from 4.8 months last month (+7.1%)
📈 Up from 4.5 months a year ago (+15.5%)

(Data provided by Applied Analysis, a partner of the Las Vegas Realtors Association)

Original Post Here

I created a subreddit for people to post questions to about the local real estate market and to post news and stats on the market. Overall, it's been growing but I feel as if I have to keep making rules up after the fact when some agent finds a loophole and starts spamming.

I now see many low effort posts come in from agents trying to advertise that are written by AI. I see landlords trying to rent out their listings. What would be some fair rules to make sure it doesn't become another random spam filled facebook type group? These are the current rules:

• 1 No Realtor Advertising

Any comments with contact info will be removed. Automatic Ban.

• 2 No Selling Courses

No selling courses to masterminds, seminars, etc. Anything that links away will be a ban.

• 3 Recommendations in Sidebar and Wiki Only

There have been less than transparent marketing campaigns, blatant advertising, and brigades of multiple accounts posting the same contact info for agents and lenders repeatedly so any thread requesting an agent or lender will be locked and/or removed. The overwhelming majority of these accounts provide zero value to the sub.

• 4 No discussion of real estate commissions

There can be no discussion regarding real estate commissions. Agents are not allowed to discuss commission with other agents and can be accused of collusion as evidenced by multiple lawsuits, even on a public forum. Although not everyone on the subreddit will be an agent, after discussion with legal counsel there is too much liability to allow for discussion.

• 5 Specific Targeting

If a post specifically targets a property or person with any intent to harm in any way, financial, physically, or otherwise, the post must be taken down. Unless indisputable proof is provided, speculation cannot be tolerated. Even if mods agree with the OP on the situation, any such posts invite litigation.