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The Vegas Move · Market Report
Las Vegas & Henderson Market Report
October 2026 · Updated monthly by Megan Stephens
Housing data as of the most recently completed month (August 2026, Las Vegas REALTORS); mortgage rates as of September 24, 2026.

Here's where the Las Vegas valley stands heading into October 2026, broken out by area so you can zero in on exactly where you're buying or selling. The headline: the valley-wide median existing single-family price held essentially flat at $475,000 in August — down $5,000 from July and about 1% below a year ago — while closed single-family sales ran about 2% behind last August. So this is a market cooling gently, not falling.

What has changed is pace and leverage. Single-family listings without an offer have climbed to about 7,590 — up 5.3% from a year ago — leaving the valley with about 4.2 months of supply, and days on market are up in nearly every area below. That's the most consistent signal in this month's data: buyers finally have time to think and room to ask, while well-priced sellers are still getting strong numbers. The bigger story this month is rates — the 30-year fixed jumped from the high‑6s to just above 7% in the back half of September, the sharpest single-month move of the year, which is why payment math is about to matter more than sticker price for a lot of buyers. Jump straight to your area below.

Jump to your area
Financing & RatesSummerlin (Overall)Henderson (Overall)Northwest VegasSouthwest VegasNorth VegasEast VegasSummerlin WestInspiradaCadenceGreen ValleySkye CanyonSunstoneCentennial HillsResources

The Valley at a Glance

Market by Area

Summerlin (Overall)
Limited buildable land and steady high-income demand keep Summerlin the valley's premium market, and single-family closings are still running well ahead of last year on price. But days on market have stretched into the high 60s from the mid-50s this spring — buyers finally have room to negotiate even here.
Median Price
$759,000
Year over Year
▲ 7.6% YoY
Avg Days on Market
68
Henderson (Overall)
Top-rated schools and master plans like Inspirada and Cadence keep Henderson one of the valley's steadiest performers, with single-family values up solidly year-over-year and homes still moving in about five weeks — the fastest major area in this report.
Median Price
$540,000
Year over Year
▲ 5.4% YoY
Avg Days on Market
35
Northwest Vegas
Family-friendly and newer, with Skye Canyon, Sunstone, and Centennial Hills anchoring strong new-construction demand. Values vary a lot block to block here — the zips nearest Summerlin run well above this figure, the outer zips well below — so a street-level read matters more than the area average.
Median Price
$445,000
Year over Year
▲ 5.0% YoY
Avg Days on Market
42
Southwest Vegas
One of the valley's fastest-growing corridors (89141, 89113, 89178) with heavy new-build activity. The area average has eased slightly year-over-year even as premium pockets like 89113 keep outperforming, and days on market have climbed the most of any major area.
Median Price
$475,000
Year over Year
▼ 2.1% YoY
Avg Days on Market
75
North Vegas
The valley's most affordable entry point, with single-family prices still inching up year-over-year even as the broader valley cools — a sign of how much demand there is at this price point.
Median Price
$422,000
Year over Year
▲ 1.8% YoY
Avg Days on Market
46
East Vegas
Established, central, and value-priced relative to the west side. Prices are up modestly year-over-year, but this is now the slowest-moving major area in the valley — sample sizes are small, so pricing here is street-by-street.
Median Price
$349,000
Year over Year
▲ 5.7% YoY
Avg Days on Market
79

Neighborhood Deep-Dive

Want to focus on a specific community? Here are detailed reads on the valley's most-requested master plans.

Summerlin West
Newest Summerlin villages and the heart of Megan's new-construction coverage at grandparknewhomes.com. The valley's priciest submarket by a wide margin; prices are still up modestly year-over-year, but days on market have climbed into the 70s as builders release more standing inventory.
Median
$787,000
YoY
▲ 1.1% YoY
Days on Mkt
70
Inspirada
Henderson master plan beloved by families for parks, trails, and newer homes — one of the strongest appreciators in this entire report, with sales volume actually up year-over-year even as days on market lengthen.
Median
$581,000
YoY
▲ 8.2% YoY
Days on Mkt
62
Cadence
Fast-growing Henderson community with amenity-rich living and active new construction. Prices are up solidly year-over-year, but days on market have more than doubled from last year's 34 — builder base prices start well below this resale median, which is exactly why entry-price headlines mislead buyers.
Median
$530,000
YoY
▲ 5.8% YoY
Days on Mkt
75
Green Valley
Established, central Henderson with mature neighborhoods and top schools. Figure reflects Green Valley Ranch, which runs meaningfully higher than Green Valley North and South — ask me for a street-level read on those.
Median
$600,000
YoY
▲ 4.3% YoY
Days on Mkt
43
Skye Canyon
Northwest favorite; fitness-focused amenities and heavy new-build demand keep values climbing modestly. Note: the most recent closed-sale read available for this specific community is from this spring — ask me for the latest before pricing a listing here.
Median
$592,000
YoY
▲ 2.1% YoY
Days on Mkt
82
Sunstone
Newer NW master plan along the 215 with brand-new construction from Lennar, Shea, and Woodside — still the strongest year-over-year number in this report. Note: the most recent closed-sale read available for this specific community is from this spring — ask me for the latest before pricing a listing here.
Median
$630,000
YoY
▲ 8.1% YoY
Days on Mkt
73
Centennial Hills
Spacious NW value with newer homes and easy access to the 215. High sales volume makes this one of the most reliable reads in the valley — up modestly year-over-year with days on market still reasonable.
Median
$495,000
YoY
▲ 3.1% YoY
Days on Mkt
54

Financing & Interest Rates

Rates move the market more than any single statistic — they decide what you can actually afford. Here's where financing stands as of September 24, 2026.

Loan Type Rate What it means
30-Yr Fixed 7.03% The benchmark. Freddie Mac PMMS, 9/24/26 — up sharply from 6.95% the prior week and 6.30% a year ago.
15-Yr Fixed 6.42% Lower rate, higher payment, big interest savings. Freddie Mac PMMS, 9/24/26 — up from 6.26% the prior week.
FHA 30-Yr 7.15% Low 3.5% down; great for first-time buyers. Mortgage News Daily index, 9/25/26.
VA 30-Yr 6.88% 0% down for eligible veterans. Veterans United rate table, 9/27/26.
Jumbo 30-Yr 7.55% For loans above the conforming limit — most of Summerlin West. Mortgage News Daily index, 9/25/26.
Conforming Loan Limit
$832,750
Clark County 2026 — loans above this are "jumbo."
FHA Loan Limit
$541,287
Clark County 2026 — low 3.5% down option.
Why a single point matters 💰

On a typical $475,000 valley home with 20% down, the monthly principal & interest is about $2,536 at today's 7.03%. If rates drop a full point, that same home costs roughly $2,286/mo — about $250 less every month. This is why pre-approval and rate timing matter as much as price. (Estimate, P&I only; taxes, insurance & HOA not included.)

Resources & What to Watch

A few trusted links and programs worth bookmarking, whether you're buying, selling, or just keeping an eye on the market.

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Realty One Group Equal Housing Opportunity / REALTOR
Megan Stephens, REALTOR
Megan Stephens
Questions on these numbers? Call, text or just reply.
702-430-2626 · [email protected]
Megan Stephens, REALTOR® · License #S.0175452 · Realty One Group — Summerlin · Broker Lic. #B.0037100.CORP
10750 W Charleston Blvd #180, Las Vegas, NV 89135
This October 2026 edition is compiled from Las Vegas REALTORS® (LVR), Redfin, and area market reports, using the most recently completed housing data available (August 2026) and mortgage rates current as of September 24, 2026. Area and neighborhood figures are single-family only where the source distinguishes it; some levels differ from prior issues because condo and townhome sales were removed. Rates: Freddie Mac PMMS, Mortgage News Daily, Veterans United and Bankrate as of September 24, 2026. Figures are medians and approximate; individual homes and streets vary widely. Not an appraisal.