Free home valuation
What's your Las Vegas home actually worth?
Skip the algorithm. Tell us about your home and one of our agents will hand-pull the comps, walk the recent sales on your block, and get back to you with real numbers — usually within one business day.
- Comparable sales from the last 90 days
- List-price strategy tuned to your timeline
- 30-minute video or in-person consult
- No obligation, no listing pressure
Got it
Your valuation is on the way.
One of our Las Vegas agents will pull comps and reach out at within one business day. If you'd rather chat now, call (702) 919-4018.
Browse Las Vegas homes →From a person, not an algorithm
What you get with a free home valuation
A real comparative market analysis from a real Las Vegas agent — the same document we'd hand a paying client deciding whether to list. No automated estimate, no email funnel.
Comparable sales
Recent solds and active listings on your block — pulled from the same MLS data the appraiser will use.
Pricing strategy
List high to test the market or list at value to start a bidding war? We'll walk you through both paths and the implications.
A 30-minute consult
Phone or video, your pick. No script — just a conversation about your timeline, your goals, and your options.
Las Vegas home values right now
What Las Vegas homes are actually selling for
The quickest way to sanity-check any number you've seen for your house is to look at what the market is doing this month, not what it did during the run-up of a few years ago. These figures come straight from closed sales in the Las Vegas REALTORS® MLS and refresh automatically.
- Median single-family sale, September 2026
- $471,000
- Up 0.6% from a year earlier
- Sale price vs. final asking price
- 98%
- Average, last 90 days
- Typical days on market
- 29
- Median, homes that sold in the last 90 days
- Months of supply
- 5.6
- Homes for sale ÷ monthly closings
Based on information from the Las Vegas REALTORS® Multiple Listing Service. Median sale: closed single-family sales for September 2026, compared with September 2025. 90-day figures and months of supply: July 21, 2026 through October 19, 2026.
Are Las Vegas home prices dropping?
Not across the board. The valley-wide median single-family sale is up 0.6% from a year ago, which is a flat market, not a falling one. What has changed is speed and leverage. Buyers have more homes to choose from than they did a few years ago, so a house that's priced right still sells, while one priced on last year's optimism sits, takes a reduction, and often ends up selling for less than it would have at the right number on day one.
Is Las Vegas a buyer's or seller's market?
With about 5.6 months of supply, the valley is roughly balanced. Under about four months usually favors sellers, over six favors buyers. Homes are closing at an average of 98% of their final asking price, so most sellers are negotiating a little, not taking big haircuts. The citywide number hides a lot, though. A move-in-ready single-story in a popular master plan can draw several offers in a week, while a dated two-story a few miles away waits a couple of months. That gap is exactly what a home-by-home analysis is for.
Median sale prices by area
| Area | Median sale price | Homes sold |
|---|---|---|
| Las Vegas City | $435,000 | 18,430 |
| Henderson City | $490,000 | 5,589 |
| North Las Vegas City | $418,000 | 3,061 |
| Summerlin Master plan | $620,000 | 2,210 |
| Southern Highlands Master plan | $600,000 | 338 |
| Inspirada Master plan | $540,000 | 381 |
| Skye Canyon Master plan | $532,495 | 318 |
| Mountain's Edge Master plan | $465,000 | 388 |
| Green Valley Master plan | $465,000 | 393 |
| Sun City Summerlin Master plan | $445,000 | 508 |
| Aliante Master plan | $452,000 | 199 |
Closed residential sales (houses, townhomes, condos and high-rise units). Based on information from the Las Vegas REALTORS® Multiple Listing Service for the period October 19, 2025 through October 19, 2026.
Area medians are a starting point, not an answer. Two homes on the same street can sell a long way apart once you account for size, layout, lot, pool and condition, and a median moves with whatever mix of homes happened to sell. For month-by-month trends, see the Las Vegas market reports.
The method
How we figure out what your house is worth
A comparative market analysis (CMA) answers one question: what will a ready, willing buyer pay for this specific home, right now? Here's how we get there, step by step, and it's the same way an appraiser will look at your home if a buyer finances the purchase.
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1
Pull the right comparable sales
We start with closed sales from the MLS, ideally from your own subdivision or master plan, within the last 90 days, and close to your home in size, age and style. In a slow pocket we widen the search to six months or to the next neighborhood over, and we tell you when we did. Public-record data alone misses a lot of this: the MLS shows the photos, the concessions, and whether a sale was a distressed or off-market deal that shouldn't count.
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2
Adjust for what's different
No comparable sale is identical to yours. We adjust each one for the differences that move Las Vegas prices most: living area, single-story versus two-story, a pool, lot size and position, garage spaces, views, the age of the roof and air conditioning, and how updated the kitchen and baths are. A comp that had a brand-new kitchen sold for more than yours will, and we account for that rather than pretending it didn't.
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3
Read the competition
Closed sales tell you what happened. Active and pending listings tell you what a buyer will compare you with next weekend. If three similar homes on your side of the master plan are sitting at the same price, that changes the strategy, and so do expired listings that never found a buyer at all.
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4
Land on a range, then a strategy
You get a realistic price range and the reasoning behind it, not a single number pulled from thin air. Then we talk through how to use it: list at market value to draw the most buyers quickly, or test the top of the range while you have time. Either way, you'll know what the trade-off is before you decide.
Local factors
What moves home values in Las Vegas
National valuation tools treat a square foot in Las Vegas like a square foot anywhere else. Buyers here don't. These are the details that most often separate two homes that look identical on paper.
Single-story floor plans
Single-story homes are a smaller slice of the valley's inventory than two-story plans, and they tend to draw more buyers at the same size. In some master plans the difference is one of the biggest adjustments in the whole analysis.
Pools and backyards
A pool helps most in the price ranges where buyers expect one and can matter less where they don't. It is also judged on condition: resurfacing, equipment age and the decking all show up in offers. A finished, low-water backyard is worth more here than a large patch of thirsty grass.
The master plan and the HOA
Summerlin, Henderson's master plans, Southern Highlands and others carry a premium for their parks, trails and upkeep, but buyers also price in the monthly dues. A master association plus a sub-association, a pending special assessment or a guard gate all change the math.
Air conditioning and roof age
A Las Vegas summer is hard on equipment. Buyers and inspectors look closely at the age of the AC units and the roof. On concrete tile roofs, the tiles can outlast the underlayment beneath them, and an old underlayment shows up in the inspection report and the negotiation.
Plumbing in older homes
Many valley homes built from the late 1970s into the mid-1990s were plumbed with polybutylene pipe. Some insurers and buyers treat it as a repair item, so a home that has already been re-piped has a real advantage over one that hasn't.
Solar: owned or leased
Owned solar panels can add value. Leased panels or a solar loan are a different story: the buyer usually has to take over the agreement or the seller has to pay it off, and that can slow down or complicate a sale. Know which one you have before you set a price.
Views and lot position
Mountain and Strip views, a lot that backs to open desert or a golf course, a cul-de-sac or an oversized lot all earn a premium. A lot that backs to a busy road, a commercial center or a utility easement does the opposite.
RV parking, casitas and garages
Valley lots are mostly small, so a home with RV parking, a detached casita or a third garage bay stands out and is hard for a buyer to find elsewhere. They're often worth more here than the same space would be in the house.
Builders down the street
New construction in Inspirada, Skye Canyon, Summerlin and the southwest often comes with builder incentives such as rate buy-downs and paid closing costs. If you're competing with a model home nearby, your pricing and your concessions need to account for it.
Know which number you're looking at
Online estimate, CMA or appraisal?
You can get a number for your house in ten seconds from Zillow, Redfin or Realtor.com, and it's a fine place to start. Just know what's behind it. Automated estimates read public records and recent sales near you, but they can't see your remodeled kitchen, the pool you resurfaced last spring, or the fact that your street backs to a wash. They're least reliable exactly where Las Vegas homes vary the most.
| Online estimate | CMA from a local agent | Appraisal | |
|---|---|---|---|
| Who prepares it | An algorithm | A licensed agent who knows the area | A licensed appraiser |
| What it sees | Public records and nearby sales | MLS sales, active and pending competition, your home's condition and updates | Closed sales and an inspection of the home |
| Cost | Free | Free | Usually a few hundred dollars; ordered by a lender or paid by you |
| Turnaround | Instant | Usually within one business day | About a week or more |
| Best for | A rough idea | Deciding whether and how to sell, and at what price | A mortgage, refinance, estate or legal matter |
One more number you'll see is the Clark County Assessor's taxable value. It isn't a market value at all: Nevada taxes homes on a formula based on land value and the depreciated cost of the building, and the tax bill on an owner-occupied home can only rise by a capped amount each year. Don't price your home from your tax bill.
Before you list
Getting the most for your home
The best return usually comes from the unglamorous work, not a remodel you rush through before listing.
- Service the AC and fix the small stuff. A clean HVAC report, working fixtures and no leaks keep a buyer's inspection from turning into a long repair list and a lower price.
- Paint and light. Fresh neutral paint and bright bulbs do more for photos and showings than almost anything else at the same cost.
- Clean up the outside. Rock refreshed, weeds gone, pool clear and the front door painted. Buyers decide a lot from the curb and the first listing photo.
- Gather your paperwork. Roof, AC, re-pipe and solar documents, HOA contacts and warranty transfers answer buyer questions before they become negotiating points.
- Skip the big remodel. A new kitchen right before listing rarely pays back in full. We'll tell you honestly which updates are worth it for your price range and which aren't.
Not selling yet?
Other good reasons to know your value
Plenty of the valuations we prepare are for owners who aren't listing at all. Knowing what your home would sell for helps when you're:
- Thinking about a refinance or a HELOC, so you know roughly how much equity you have before a lender orders an appraisal.
- Deciding between selling and renting it out, by putting your likely sale price next to what the home could rent for.
- Handling an estate, a divorce or a relocation, where everyone needs a realistic number to plan around. For court or tax purposes you'll want a formal appraisal, and we can explain when.
- Checking your insurance and your plans, because the market value of your home is one of the biggest numbers in your financial picture.
Want to see what's selling near you first? Browse homes for sale, recently sold homes on the map, or our Las Vegas, Henderson and North Las Vegas pages.
Get my free home valuationFAQ
Home value questions, answered
There are three ways. An online estimate from Zillow, Redfin or Realtor.com gives you a rough number in seconds. A comparative market analysis (CMA) from a local agent uses recent MLS sales near you, your home's condition and the homes you'd be competing with, and it's free. An appraisal is a formal valuation by a licensed appraiser, usually ordered by a lender. For deciding whether and how to sell, a CMA is the most useful. Fill out the form at the top of this page and we'll prepare one for you.
Yes. There's no fee and no obligation to list with us. Preparing a market analysis is how a real estate agent earns your trust before you decide to sell, whether that's next month, next year or never.
It's a reasonable starting point, but it can't see inside your home. An algorithm doesn't know about a remodeled kitchen, a resurfaced pool, a new AC system or a lot that backs to a busy road, and those are exactly the details that move Las Vegas prices. Use it as a rough idea, then check it against recent sales of homes like yours.
Just your address and how to reach you. Beds, baths, square footage and year built are optional because we can pull them from public records. What really helps is anything the records can't show: updates you've made, the age of the roof and AC, a pool, solar, or anything a buyer would notice.
No. We can prepare a solid analysis from the MLS and what you tell us. If you're seriously thinking about selling, a quick walk-through or a few photos makes the number more precise, because condition and updates are where homes on the same street differ most.
Usually within one business day, often the same day. If your timeline is urgent, mention it in the form or call (702) 919-4018.
No. Your details go to the agent preparing your analysis and aren't sold or shared with anyone else. You'll get your numbers and an honest opinion, and what you do with them is up to you.
A CMA is prepared by a real estate agent to help you set a list price and a selling strategy. It looks at closed sales, active and pending listings and how buyers are behaving right now. An appraisal is prepared by a licensed appraiser, is based on closed sales and an inspection, and is what a lender relies on for a mortgage or refinance. They usually land close together when both are done well.
Month to month, and faster in some neighborhoods than others. A valuation from six months ago may already be out of date, especially if new listings or builder incentives have appeared near you. If you're planning to sell, it's worth refreshing your number shortly before you list. We're happy to update it at no cost.
The whole Las Vegas Valley, including Las Vegas, Henderson, North Las Vegas, Summerlin, Enterprise, Spring Valley and Paradise, plus Boulder City, Pahrump, Mesquite and Laughlin. If your home is outside our area, we'll refer you to an agent we trust.