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By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

Looking for Las Vegas condos walking distance to the Strip? The truly walkable options are Waldorf Astoria, Veer Towers, Vdara, and The Signature at MGM Grand. Each sits on Las Vegas Boulevard or connects directly into a resort. Trump International is a short walk across Fashion Show Drive. Panorama Towers and The Martin are walkable with effort across I-15. Turnberry Place is Strip-adjacent, but most residents drive or rideshare. Below is a tower-by-tower breakdown, including routes, ownership type, and what to check before you buy or sell.

What Counts as “Walking Distance to the Strip”?

The Las Vegas Strip runs along Las Vegas Boulevard from roughly Sahara Avenue south to Russell Road. Most high-rises near it are technically “off-Strip,” but the walk varies widely. Some buildings connect to a resort through an enclosed walkway. Others require crossing a freeway or six lanes of traffic in summer heat.

To make this useful, I’ve grouped the buildings into four walkability tiers.

Building	Location	Walkability Tier	Ownership Type
Waldorf Astoria Residences	CityCenter, on Las Vegas Blvd	Tier 1: On the Strip	Private residences above a hotel
Veer Towers	CityCenter, on Las Vegas Blvd	Tier 1: On the Strip	Residential condo
Vdara	CityCenter, Harmon Ave	Tier 1: Connected to resorts	Condo-hotel
The Signature at MGM Grand	Harmon Ave, east of the Strip	Tier 1: Covered walkway to MGM Grand	Condo-hotel
Trump International	Fashion Show Dr, north-central Strip	Tier 2: Short walk	Condo-hotel
Panorama Towers	Dean Martin Dr at Harmon, west of I-15	Tier 3: Walkable with effort	Residential condo
The Martin	Dean Martin Dr, west of I-15	Tier 3: Walkable with effort	Residential condo
Turnberry Place	Paradise Rd, near the Convention Center	Tier 4: Strip-adjacent	Guard-gated residential condo

Tier 1: The Most Walkable Condos on the Strip

Waldorf Astoria Residences

The Waldorf Astoria sits directly on Las Vegas Boulevard inside CityCenter. The 47-story tower opened in 2009 as the Mandarin Oriental and was rebranded as the Waldorf Astoria in 2018. A 389-room hotel occupies the lower floors, and 225 private residences sit on the upper floors.

The property is non-gaming and non-smoking. That makes it one of the quietest addresses on the Boulevard. Residents step out to Aria, The Shops at Crystals, Park MGM, and T-Mobile Arena on foot. North-facing residences carry some of the most direct Strip views in the city.

Best fit: buyers who want a true luxury, lock-and-leave residence with full hotel service downstairs.

See Waldorf Astoria Las Vegas residences

Veer Towers

Veer Towers is the only all-residential building in CityCenter. The twin 37-story towers opened in July 2010 and hold 670 units, split evenly between the two buildings. Each tower leans five degrees in opposite directions, which gives many units clear sightlines. Residences range from roughly 500 to 3,300 square feet.

Because it is residential rather than a hotel, Veer offers a more traditional condo ownership experience while still sitting in the middle of CityCenter. Aria, Cosmopolitan, Bellagio, and Crystals are all a short walk away.

Best fit: buyers who want a true Strip address with a residential feel.

Explore Veer Towers condos

Vdara

Vdara is a non-gaming, non-smoking condo-hotel in CityCenter, opened in December 2009. Here is the detail most buyers miss: during the Great Recession, MGM converted the large majority of its roughly 1,500 suites into hotel rooms. That left only about 150 units as individually owned residences. In 2021, Blackstone bought the property, and MGM continues to operate it.

The result is a small resale pool. When a Vdara unit comes to market, buyers who have been watching tend to move quickly. Pedestrian paths connect Vdara to both Bellagio and Aria.

Best fit: buyers who want a furnished, hotel-managed unit and the option to place it in the rental program.

The Signature at MGM Grand

The Signature consists of three 38-story towers with 1,728 units total, all connected to the MGM Grand through a covered walkway. It opened in 2006 as the first condo-hotel near the Strip. Owners can use their unit personally or place it in the hotel rental program.

From the Signature, residents can walk through the MGM Grand to the Boulevard without stepping into the heat. Park MGM, New York-New York, and T-Mobile Arena are within a reasonable walk.

Best fit: owners who want resort access and rental flexibility.

From Ali: When I walk a buyer through a condo-hotel, the first question I ask is how they plan to pay for it. Many conventional lenders treat condo-hotels as non-warrantable, which often means cash, a larger down payment, or a portfolio lender. Knowing that upfront prevents surprises after you’ve fallen in love with the view.

Tier 2: A Short Walk to the Strip

Trump International Hotel & Tower

The gold-glass Trump International is a 64-story, 1,282-unit condo-hotel that opened in March 2008. It sits on Fashion Show Drive, across from Wynn Las Vegas and next to Fashion Show Mall. Owners can live in their unit full- or part-time or have it rented through the hotel. The property is non-gaming.

One ownership note: in 2012, roughly 300 units were sold to Hilton Grand Vacations for timeshare use. Buyers should understand the building’s mix of hotel, timeshare, and private owners before purchasing.

Best fit: buyers who want north-central Strip access and a hotel rental option.

Tier 3: Walkable With Effort

Panorama Towers

Panorama Towers sits on Dean Martin Drive at Harmon Avenue, directly west of I-15. Towers I and II were completed in 2006 and 2007 and rise just over 400 feet. The project was originally planned as four towers; the third became The Martin, and the fourth was never built.

The walk to the Strip follows Harmon Avenue over I-15 toward CityCenter. It’s doable, but it’s a real walk, especially from June through September. In exchange, owners typically get larger floor plans, Strip views to the east, and Spring Mountain views to the west.

Best fit: full-time residents who want space and views, with the Strip close but not underfoot.

The Martin

The Martin, at 4471 Dean Martin Drive, opened in 2008 as Panorama Tower North. It rises 45 stories with about 372 residences and was renamed The Martin in 2011. Its location and walk route are similar to Panorama Towers, and it offers sweeping Strip and mountain views from upper floors.

Best fit: buyers who want a newer-construction tower on the west side with strong view corridors.

Tier 4: Strip-Adjacent

Turnberry Place

Turnberry Place is a guard-gated community of four 38-story towers with about 720 residences. Units average roughly 3,000 square feet, which makes them some of the largest homes in any Las Vegas high-rise. The towers were completed between 2001 and 2006.

Turnberry Place sits on Paradise Road near the Las Vegas Convention Center. Most residents drive or rideshare to the Strip for dinner or a show. What owners get instead is privacy, controlled access, and true home-sized living in a high-rise setting.

Best fit: full-time residents who want maximum space and security near the Strip, not on it.

Selling a Condo Near the Strip? Walkability Is a Pricing Lever

If you own in one of these buildings, how you present the location matters as much as the finishes. Buyers searching for Strip condos are comparing walk routes, rental rules, and HOA costs across every tower on this list.

When I prepare a high-rise listing, I focus on:

• Documenting the walk. Describe the exact route to the nearest resort entrance. “Covered walkway to MGM Grand” sells better than “near the Strip.”
• Getting the HOA resale package ready early. High-rise buyers ask about dues, reserves, and rental restrictions in the first conversation.
• Clarifying rental rules. Whether a unit can be placed in a hotel program, leased long-term, or neither is one of the first things investor buyers filter on.
• Pricing against the right comps. A Veer unit and a Panorama unit with the same square footage are not the same product. Comps should come from the same building whenever possible.

From Ali: The biggest pricing mistake I see in high-rises is comparing across buildings. Floor, view direction, and stack matter more in a tower than almost anywhere else. A pricing analysis should start inside your building and work outward from there.

See what your Las Vegas high-rise condo would sell for this month →

Frequently Asked Questions

Which Las Vegas condos are closest to the Strip?

Waldorf Astoria Residences and Veer Towers both sit on Las Vegas Boulevard inside CityCenter, so residents walk straight onto the Strip. Vdara connects to Bellagio and Aria by pedestrian paths, and The Signature at MGM Grand connects to the MGM Grand through a covered walkway.

What is the difference between a condo and a condo-hotel in Las Vegas?

A traditional condo is a private residence governed by an HOA. A condo-hotel, such as Vdara, The Signature, or Trump International, is individually owned but operated as a hotel, and owners can place their unit in a rental program. Condo-hotels often carry financing limits and hotel-style fees.

Can I get a regular mortgage on a Las Vegas condo-hotel?

Often not through standard conventional programs. Many lenders classify condo-hotels as non-warrantable, so buyers typically use cash, a larger down payment, or a portfolio lender. Talk to a lender experienced with Las Vegas high-rises before writing an offer.

Is Panorama Towers walking distance to the Strip?

Yes, with effort. The route follows Harmon Avenue over I-15 toward CityCenter. It’s manageable in cooler months but can be uncomfortable in summer. Many residents walk when the weather allows and drive or rideshare otherwise.

Is Turnberry Place walkable to the Strip?

Turnberry Place is Strip-adjacent on Paradise Road near the Convention Center. Most residents drive or rideshare to the Strip. The trade-off is guard-gated privacy and some of the largest high-rise floor plans in Las Vegas.

What should I check before buying a high-rise condo near the Strip?

Review the HOA budget and reserves, rental and leasing rules, any special assessments, financing eligibility, and parking. Compare units within the same building, since floor, view direction, and stack drive value.

Ready to Find the Right Tower?

Every building on this list offers a different version of Strip living, from full hotel service at the Waldorf to guard-gated space at Turnberry Place. I can help you narrow the list, tour the right units, and understand the HOA and financing details before you commit.

Sources

• Veer Towers virtually sold out with bulk sale of 427 units — Las Vegas Sun
• Trump tower on Las Vegas Strip sells some 300 units as timeshares — Las Vegas Sun
• Waldorf Astoria Las Vegas — Wikipedia
• Vdara — Wikipedia
• The Signature at MGM Grand — Wikipedia
• The Martin — Wikipedia
• Turnberry Place — Wikipedia

Building information cited from the sources above as of October 2026. Information is deemed reliable but not guaranteed and is provided for general informational purposes. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

Las Vegas seller disclosure comes down to one rule. Under Nevada law, you must tell the buyer about every condition you know of that hurts the home’s value or use. You do that on the state’s Seller’s Real Property Disclosure form (Form 547), and the buyer must receive it at least 10 days before the sale closes. This guide covers what goes on the form, the Las Vegas issues buyers’ inspectors look for, what you don’t have to disclose, and what happens if you get it wrong.

What Is the Nevada Seller’s Real Property Disclosure?

The Seller’s Real Property Disclosure, often called the SRPD or Form 547, is a standardized form published by the Nevada Real Estate Division. It walks you through the home’s structure, systems and history. You answer each item yes, no or don’t know, and you explain anything you flag.

Nevada law defines a defect as a condition that materially affects the value or use of the property in an adverse manner (NRS 113.100). That is the standard the form measures against.

The form is a disclosure, not a warranty. It tells the buyer what you know. It doesn’t promise the home is free of defects, and it doesn’t replace the buyer’s own inspection.

When Is the Disclosure Due?

The completed form must be served on the buyer or the buyer’s agent at least 10 days before the property is conveyed. In a typical sale, conveyance means the close of escrow.

In practice, well-run Las Vegas listings deliver the disclosure right after an offer is accepted, or make it available with the listing. That way the buyer reviews it during the inspection period instead of the week of closing.

Who Fills It Out?

You do. Nevada specifically prohibits the seller’s agent from completing the form on the seller’s behalf. Your agent can explain what each question means and help you gather records, but the answers must be yours.

Does Selling “As-Is” Change Anything?

No. “As-is” tells buyers you won’t make repairs. It doesn’t remove your duty to disclose. Nevada law says a buyer cannot waive the disclosure requirement, and a seller cannot make a waiver a condition of the sale.

A small number of transfers are exempt from the form, such as foreclosure sales. If your sale is unusual (a trust, an estate or a relocation company), confirm with your agent or a Nevada real estate attorney whether an exemption applies.

Las Vegas Seller Disclosure Checklist: 9 Things You Must Disclose

Form 547 is organized by category. Here is what each category means for a home in the Las Vegas Valley.

#	Category	What to Disclose	Las Vegas Note
1	Roof and structure	Leaks, roof repairs or replacement, foundation cracks, settling	Tile roofs can look fine while the underlayment beneath has a leak history
2	Plumbing	Leaks, slab leaks, repipes, known product issues	Kitec fittings were installed in thousands of valley homes
3	Systems and equipment	Electrical, AC, water heater, pool and spa equipment, solar	Note whether solar is owned, financed or leased
4	Water damage and mold	Past leaks or flooding, repairs, remediation	Keep remediation reports and clearance tests
5	Construction defect claims	Any claim under NRS 40.600 to 40.695	The form asks this directly
6	Unpermitted work	Additions, casitas, garage conversions, patio covers built without permits	Permits come from the city or Clark County, depending on location
7	Pests	Termites, rodents, recurring infestations, treatment history	Keep pest-control records
8	Assessments	HOA special assessments, SIDs and LIDs	Common in master-planned communities such as Summerlin
9	Environmental hazards	Lead paint (pre-1978 homes), past meth manufacturing, other known hazards	Meth history is material unless the home was properly decontaminated

1. Roof, Foundation and Structural Issues

Disclose known leaks, prior roof repairs or replacement, foundation cracks and signs of settling. Many valley homes have concrete tile roofs, and the tiles often outlast the underlayment beneath them. A roof can look perfect from the street and still have a leak history.

If a roofer has told you the underlayment is near the end of its life, that is now something you know, and it belongs on the form. The same applies to any soil movement or foundation repair. Disclose it and include the engineering report.

2. Plumbing, Including Kitec

Disclose known leaks, slab leaks, repipes and ongoing water-pressure problems. In Las Vegas, the plumbing item inspectors watch most closely is Kitec.

Kitec was a plumbing system with brass fittings that corroded in the valley’s hard water. The fittings leached zinc that could clog pipes and lead to leaks or bursts. Kitec was installed in thousands of local homes, mostly built from the late 1990s through the mid-2000s. In 2008, the manufacturer agreed to a settlement of roughly $90 million covering an estimated 34,000 Las Vegas Valley homeowners. That settlement program closed long ago.

If your home has Kitec, disclose it. If it was replaced, disclose that too, along with the invoice, the date and the scope of work (a whole-home repipe or fittings only). Kitec pipe was commonly orange for hot water and blue for cold, and it is often visible near the water heater, so a buyer’s inspector will likely spot it anyway.

“Years back, I was involved in a Las Vegas sale where the home had Kitec plumbing, and we had to disclose it properly. That experience stayed with me. In this market, Kitec is a known issue, and buyers and inspectors expect to see it addressed. When it’s disclosed up front with documentation, the conversation stays about price and repair. When a buyer discovers it on their own, the conversation turns to trust, and that is much harder to recover.”

— Ali Shahrokhi

3. Electrical, AC, Pool and Solar

Disclose known problems with the electrical panel, wiring, AC units, water heater and built-in appliances. In a desert climate, the AC system gets close attention from buyers, so include the age of each unit and any service records. A recently replaced AC unit or water heater is good news. List it.

For pools and spas, disclose equipment problems, leaks and resurfacing history. For solar, tell the buyer whether the system is owned outright, financed or leased. A financed or leased system will surface during escrow and title review anyway. Disclosing it early prevents a late surprise.

Routine maintenance, such as a fixed faucet drip, generally doesn’t need to be listed. A recurring problem that points to something larger, such as repeated breaker trips, does.

4. Water Damage and Mold

Disclose past water damage even if it has been repaired. Include where it happened, how extensive it was and who fixed it. If mold was found and remediated, provide the remediation report and the post-remediation clearance test.

Nevada’s disclosure duty is tied to what the seller actually knows. The Nevada Supreme Court has confirmed that a seller is not required to disclose a defect they were unaware of. If you know about past water damage, though, it goes on the form.

5. Construction Defect Claims

The form asks directly whether the property is or has been the subject of a claim under Nevada’s construction defect statutes (NRS 40.600 to 40.695). If you or a prior owner made a claim, disclose it, along with any settlement and whether the repairs were completed. If your HOA has a pending legal action, it will also appear in the HOA resale package.

6. Unpermitted Work

Disclose additions, casitas, garage conversions, enclosed patios and electrical or plumbing work done without required permits. Unpermitted space can affect the appraisal, the buyer’s financing and the buyer’s insurance.

Depending on where the home sits, permits come from the City of Las Vegas, the City of Henderson, the City of North Las Vegas or Clark County. If you’re unsure about past work, check your jurisdiction’s permit records before you list. In some cases, getting the work permitted after the fact is worth doing before going to market.

7. Pests

Disclose termite activity, rodent problems and any recurring infestation, along with treatment records from a licensed pest-control company. Documented treatment shows the problem was handled.

8. Assessments, SIDs and LIDs

The form asks about any assessments tied to the property other than property taxes. That includes HOA special assessments and Special or Local Improvement Districts (SIDs and LIDs), which fund infrastructure in parts of the valley, including areas of Summerlin. Disclose any remaining balance and the annual payment. Buyers will want to know whether it’s paid off.

9. Environmental Hazards

Homes built before 1978 require a separate federal lead-based paint disclosure. Most valley homes are newer, but some established neighborhoods fall in that range.

Under Nevada law, a home’s history as a site of methamphetamine manufacturing is material unless the property has been properly decontaminated and deemed safe as the statute requires. Disclose any other hazard you know about, such as asbestos.

What You Don’t Have to Disclose in Nevada

• Defects you don’t know about. Nevada law (NRS 113.140) doesn’t require you to disclose a defect you’re unaware of, and it doesn’t require you to hire an inspector or open walls to look for one.
• A death on the property. Under NRS 40.770, a homicide, suicide or death by any other cause is not material to the transaction, unless the death resulted from a condition of the property.
• Most past crimes on the property. The site of a felony is not material, with the exception of meth manufacturing, covered above.
• Your personal reasons for selling.

One caution: “not required to disclose” is not the same as “free to mislead.” If a buyer asks you a direct question, never give a false answer.

The HOA Resale Package: Your Second Disclosure

Most Las Vegas homes are in common-interest communities. If yours is, Nevada’s HOA law (NRS 116.4109) requires you to provide the buyer a resale package at your own expense. It includes:

• The CC&Rs, bylaws, rules and the state’s HOA information statement
• Your monthly assessment and any unpaid amounts
• The current budget, financial statement and a summary of reserves
• Any unsatisfied judgments or pending legal actions against the association
• Transfer fees and other fees tied to the sale
• Proof of the insurance the association is required to carry (required for packages issued on or after July 1, 2026)

Guard-gated and master-planned communities often have both a master association and a sub-association, which means two packages. Learn more in our guide to Las Vegas guard-gated communities.

Nevada Disclosure Deadline	Timing
Seller’s Real Property Disclosure (Form 547)	At least 10 days before the property conveys (close of escrow)
HOA delivers the resale package	Within 10 calendar days of your written request
Buyer’s right to cancel after the resale package	Until midnight of the 5th calendar day after the buyer receives it
Resale package valid	90 calendar days

What Happens If You Don’t Disclose?

• Before closing: if the disclosure form isn’t served properly, the buyer may cancel the purchase without penalty at any time before the property conveys.
• If something changes: if you discover a new defect, or a disclosed defect gets worse, after you’ve delivered the form but before closing, you must tell the buyer in writing as soon as practicable. If you won’t repair it, the buyer may have the right to cancel.
• After closing: if you knew about a defect and didn’t disclose it, the buyer can recover three times the cost to repair or replace it, plus court costs and reasonable attorney’s fees (NRS 113.150).

The math is simple. A defect you might hide to protect a few thousand dollars in negotiation can become a judgment several times larger.

How to Prepare Your Las Vegas Seller Disclosure Before You List

1. Gather your records. Collect repair invoices, permits, warranties, roof and AC dates, pest treatments, remediation reports and any repipe invoice.
2. Walk the house with fresh eyes. Write down everything you’ve repaired, replaced or noticed while you’ve owned the home.
3. Decide on a pre-listing inspection. It removes surprises and lets you fix or price around issues early. Keep in mind that anything it finds becomes something you know and must disclose.
4. Order the HOA resale package early. The association has 10 calendar days to deliver it, and late packages are a common cause of closing delays.
5. When in doubt, disclose and explain. Mark “don’t know” only when you truly don’t know.
6. Update the form if anything changes before closing.

“When I prepare a seller for the market, I treat the disclosure as part of the pricing strategy, not paperwork at the end. A buyer who reads a clear, documented disclosure before writing an offer has already priced in what you’ve told them. That leaves far less room to renegotiate after the inspection.”

— Ali Shahrokhi

For the full process, from pricing to closing, see how to sell a luxury home in Las Vegas or visit our seller services page.

Las Vegas Seller Disclosure FAQs

Do I have to fill out a seller disclosure if I’m selling as-is in Las Vegas?

Yes. Selling as-is means you won’t make repairs, but Nevada still requires the Seller’s Real Property Disclosure on most residential sales. The buyer cannot waive it, and you cannot require a waiver as a condition of the sale. A small number of transfers, such as foreclosure sales, are exempt.

Do I have to disclose a death in a house in Nevada?

Generally, no. Under NRS 40.770, a death on the property, including a homicide or suicide, is not material to the sale unless the death resulted from a condition of the property, such as a defect or a hazard. If a buyer asks directly, never give a false answer.

What if I didn’t know about a defect?

Nevada requires you to disclose only the defects you are aware of, and you aren’t required to hire inspectors to search for problems. “Aware” includes what contractors, inspectors or tenants have told you, though. Willful blindness is not a defense.

Do I have to disclose Kitec plumbing if it was replaced?

Disclosing it is the safest course. Note that the home originally had Kitec, when it was replaced and whether the repipe covered the whole home or only the fittings, and attach the invoice. Buyers’ inspectors in Las Vegas look for Kitec, and documented replacement is a selling point.

What is the penalty for not disclosing a defect in Nevada?

Before closing, a buyer who wasn’t properly given the disclosure can cancel without penalty. After closing, a buyer who proves you knew about a defect and didn’t disclose it can recover three times the repair cost, plus court costs and attorney’s fees, under NRS 113.150.

Do landlords and out-of-state owners have to disclose?

Yes. Not living in the home doesn’t remove the duty. You must disclose the defects you know about, including problems reported by tenants or your property manager. Keep maintenance records during the rental period. They make the disclosure accurate and easier to complete.

Sources

• Nevada Real Estate Division: Seller’s Real Property Disclosure Form 547
• Nevada Revised Statutes Chapter 113: Sales of Real Property
• Nevada Revised Statutes Chapter 40 (NRS 40.770)
• Nevada Revised Statutes Chapter 116: Common-Interest Ownership (NRS 116.4109)
• Las Vegas Sun: Kitec maker agrees to pay $90 million over pipes (2008)

Information is current as of October 2026 and based on the Nevada Revised Statutes and Nevada Real Estate Division forms. It is deemed reliable but not guaranteed, and it is provided for general informational purposes only. It is not legal advice. For questions about your specific situation, consult a Nevada real estate attorney. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

Your earnest money deposit (EMD) in Las Vegas is the good-faith money you put into escrow when your offer is accepted. It’s usually 1% to 3% of the purchase price. You get it back if you cancel properly under a contingency in your Nevada purchase agreement. You lose it if you miss a deadline, cancel without a contractual reason, or agree to make it non-refundable. This guide covers how much to offer, the Nevada rules that protect you, and the mistakes that cost Las Vegas buyers their deposits.

A typical Las Vegas EMD is 1–3% of the price. On the September 2026 valley median of $470,000, that’s about $4,700–$14,100.
Your EMD goes to a neutral escrow or title company, never to the seller. It’s credited toward your down payment and closing costs at closing.
Nevada law gives buyers two protections beyond the contract: the Seller’s Real Property Disclosure (NRS 113) and a 5-day cancellation right after receiving the HOA resale package (NRS 116).
Most lost deposits come from missed deadlines, not bad houses.
Always verify wiring instructions by phone with escrow before you send a dollar.
What Is an Earnest Money Deposit in Las Vegas?

An earnest money deposit shows the seller you’re serious. Once your offer is accepted, you deposit the funds with the escrow company named in your purchase agreement. In Southern Nevada, most residential sales use the Las Vegas REALTORS® standard purchase agreement, and escrow is handled by title and escrow companies, not attorneys.

The EMD is not an extra cost. At closing it’s applied to your down payment or closing costs. It sits in escrow and protects the seller in one scenario: you walk away for a reason your contract doesn’t allow.

How Much Earnest Money Should You Put Down in Las Vegas?

The amount is negotiable, and the listing agent often signals what the seller expects. Here’s how deposits typically scale across the valley:

Purchase Price Typical EMD (1–3%) Where You’ll See It
$470,000 (Sept. 2026 valley median) $4,700 – $14,100 Centennial Hills, Mountain’s Edge, Inspirada
$750,000 $7,500 – $22,500 Summerlin villages, Green Valley Ranch, Southern Highlands
$1,500,000 $15,000 – $45,000+ The Ridges, Anthem Country Club, Lake Las Vegas
$3,000,000+ Often negotiated higher MacDonald Highlands, Ascaya, The Summit Club
Does a Bigger EMD Help You Win?

Sometimes. It depends on market conditions, and the current numbers matter. Las Vegas REALTORS® reported roughly a five-month supply of homes in September 2026, up from about four months a year earlier. More supply usually means buyers don’t need to overpay on the deposit to compete. On a well-priced home in a guard-gated community with multiple offers, a stronger EMD paired with clean terms and solid financing can still tip the decision your way.

From Ali: When I structure an offer, I treat the EMD as one lever among several. Price, closing date, financing strength, and how cleanly we handle inspections often matter more to a seller than an extra $10,000 sitting in escrow. I’d rather raise the deposit modestly and keep your protections than make a big deposit with no way out.

Is Earnest Money Refundable in Nevada?

Yes, as long as you cancel under a valid contingency, in writing, before the deadline. Your purchase agreement controls the details. These are the protections Las Vegas buyers rely on most:

Due Diligence Period:

This is your inspection window, and it’s the broadest protection you have. During due diligence you can inspect the home, review the property and the area, and cancel for essentially any reason with a full EMD refund. Locally it often runs 7 to 14 days, but the exact length is whatever you write into your contract. Use every day of it: general inspection, roof, HVAC, pool and spa, sewer scope on older homes, and a termite inspection.

Appraisal Contingency:

If you’re financing and the home appraises below the contract price, this contingency lets you renegotiate, cover the gap in cash, or cancel and recover your deposit. If you waive it, you may have to bring the difference to closing or lose your EMD.

Financing (Loan) Contingency:

A pre-approval is not a loan commitment. If your loan is denied before the contingency deadline, this clause lets you cancel and keep your EMD. Avoid new debt, job changes, and large unexplained deposits until closing.

Seller’s Real Property Disclosure (NRS 113):

Nevada requires sellers of residential property to complete the Seller’s Real Property Disclosure (SRPD) and serve it on the buyer at least 10 days before conveyance. If the seller fails to serve it, NRS 113.150 lets the buyer rescind before closing without penalty. Read the SRPD line by line and compare it against your inspection report.

HOA Resale Package Review (NRS 116):

Much of the valley is governed by HOAs, including most of Summerlin, Henderson’s master-planned communities, and the Strip high-rises. Under NRS 116.4109, you can cancel within 5 days after receiving the HOA resale package. Look for rental and short-term rental restrictions, pending special assessments, reserve fund health, litigation, parking and RV rules, and monthly dues.

Sale of Your Current Home Contingency:

If you need to sell your current home first, this contingency protects your deposit if it doesn’t sell in time. Sellers often resist it, so pair it with a realistic timeline and a strong pricing plan for the home you’re selling.

Title Contingency:

If the title report shows liens, encroachments, or ownership problems the seller can’t clear, you can cancel and recover your EMD.

Thinking about buying in Las Vegas or Henderson? I’ll walk you through every deadline in your contract before you sign. Request a private consultation.

When Can You Lose Your Earnest Money in Las Vegas?

You risk your EMD when you breach the contract. The most common ways buyers lose it:

Missing a deadline. If due diligence expires before you deliver a written cancellation, you may lose that protection. Calendar every date the day you go under contract.
Waiving contingencies. Waiving inspection or appraisal makes your offer cleaner, but it removes your exits.
Cancelling without a contractual reason. If you get cold feet after your contingencies are removed, the seller may be entitled to keep your deposit, often as liquidated damages under the contract.
Agreeing to “go hard.” Making your EMD non-refundable after a set date, usually in exchange for a seller concession, means the money is at risk no matter why you cancel. Only do this when you’re certain you’ll close.
Verbal agreements. An extension agreed to over the phone isn’t an extension. Every change must be in a signed addendum.
Your Las Vegas EMD Timeline at a Glance:
Stage What Happens Your EMD Status
Offer accepted Contract is binding; deadlines start Deposit due to escrow on the contract’s schedule
Due diligence period Inspections, SRPD review, HOA package (5-day window) Refundable for almost any reason
Appraisal and loan deadlines Appraisal ordered; underwriting Protected only by those contingencies
Contingencies removed You’re committed to close At risk if you cancel without cause
Closing Funds released Credited to your down payment and closing costs
What Happens If There’s an EMD Dispute?

If a deal falls apart, escrow generally won’t release the deposit to either side without signed cancellation instructions from both buyer and seller, or a resolution under the contract’s dispute terms. That can tie up your money for weeks. The fix is prevention: cancel in writing, on time, and cite the specific contingency you’re using.

From Ali: The buyers who get their deposits back quickly are the ones whose paperwork is clean. Every notice I send for a client is dated, written, and tied to a specific paragraph of the contract, so there’s nothing for anyone to argue about.

Protect Your EMD From Wire Fraud:

Wire fraud targeting earnest money is a real and growing threat in real estate. Criminals send fake “updated wiring instructions” by email that look like they come from escrow or your agent.

Call your escrow officer at a number you find independently, not one from the email, before you wire.
Treat any last-minute change to wiring instructions as fraud until proven otherwise.
Confirm receipt with escrow the same day you send funds.
Best Practices for Protecting Your Earnest Money
Read the contract before you sign. Know every contingency and date.
Calendar every deadline for due diligence, the HOA package, appraisal, loan, and closing.
Cancel in writing, before the deadline, citing the specific contingency.
Never pay the seller directly. Your EMD goes only to escrow.
Don’t waive contingencies lightly. Understand exactly what you’re giving up.
Get every change in a signed addendum.
Verify wiring instructions by phone, every time.
Frequently Asked Questions

How much earnest money is normal in Las Vegas?
Most Las Vegas deposits run 1% to 3% of the purchase price. On a home near the September 2026 valley median of $470,000, that’s roughly $4,700 to $14,100. Luxury and guard-gated properties often call for more, and the listing agent will usually signal what the seller expects.

Is earnest money refundable in Nevada?
Yes, if you cancel under a valid contingency, in writing, before its deadline. Common contingencies include due diligence, appraisal, financing, title, and the HOA resale package review. Once your contingencies are removed, cancelling without a contractual reason can cost you the deposit.

Who holds the earnest money in Las Vegas?
A neutral escrow or title company named in your purchase agreement holds it. Never give earnest money directly to the seller. At closing, escrow applies your deposit to your down payment or closing costs.

Can I cancel after reviewing the HOA documents?
Yes. Under NRS 116.4109, Nevada buyers can cancel within 5 days after receiving the HOA resale package. Review rental restrictions, assessments, reserves, and any litigation carefully during that window.

What if the seller never gives me the disclosure form?
Nevada requires sellers to serve the Seller’s Real Property Disclosure at least 10 days before closing. If they fail to, NRS 113.150 lets you rescind before closing without penalty.

Is the earnest money deposit the same as the down payment?
No. The EMD is a good-faith deposit made when your offer is accepted. It counts toward your down payment and closing costs at closing, but your full down payment is typically due at closing.

Buying a Home in Las Vegas? Protect Your Deposit From Day One

Your earnest money deposit should work for you, not against you. If you’re buying in Summerlin, Henderson, or a guard-gated community, I’ll structure your offer to compete while keeping your deposit protected. Start with the Las Vegas home buying guide, run your numbers with the mortgage calculator, and then request a private consultation.

Sources

Las Vegas REALTORS® September 2026 market data (via FOX5)
Nevada Revised Statutes Chapter 113: Seller disclosures
Nevada Revised Statutes Chapter 116: Common-interest communities

Market data cited from Las Vegas REALTORS® as of September 2026. Information is deemed reliable but not guaranteed and is provided for general informational purposes only. It is not legal advice; your purchase agreement controls your rights. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

The Las Vegas housing market in September 2026 is cooling, not crashing. The median single-family home price was $470,000, exactly where it was in September 2025, while sales slowed and inventory climbed to about a five-month supply. Mortgage rates above 7% are the main reason buyers are slowing down. For sellers, that means pricing right matters more than it has in years. For buyers, it means more choice and more room to negotiate.

Key Takeaways

• Median single-family price: $470,000 (flat year over year, down from the $490,000 record set in May and June)
• Median condo/townhome price: $290,000 (down 1.4% year over year)
• Total sales: 2,169 homes, condos and townhomes, with single-family sales down 7.4% year over year
• Inventory: about 5 months of supply, up from about 4 months a year ago
• The 30-year mortgage rate averaged 7.28% on October 1, the highest level since early 2025

Las Vegas Housing Market by the Numbers: September 2026

Metric (Southern Nevada MLS)	September 2026	Change
Median single-family price	$470,000	0% vs. Sept. 2025, down 1.1% vs. Aug.
Median condo/townhome price	$290,000	Down 1.4% vs. Sept. 2025
Total sales (all types)	2,169	Homes down 7.4%, condos down 12.6% YoY
Single-family homes listed without offers	7,995	Up 6.6% YoY
Condos/townhomes listed without offers	2,796	Up 7.3% YoY
Months of supply	About 5	Up from about 4 a year ago
Homes sold within 60 days	75.9%	Up from 72.0% a year ago
Cash sales	23.5%	Up from 21.9% in August
Distressed sales (foreclosure + short sale)	1.1%	Up from 0.5% a year ago

Source: Las Vegas REALTORS® September 2026 report. MLS figures do not include most new-construction sales by builders or for-sale-by-owner homes.

Are Las Vegas Home Prices Dropping?

Not year over year. September’s $470,000 median matches September 2025 exactly. What has changed is the direction since spring: the median peaked at a record $490,000 in May and June, slipped to $475,000 in August, and eased to $470,000 in September.

That is a roughly 4% pullback from the peak, which is normal seasonal softening plus the effect of higher rates. It is not the kind of drop that comes from forced selling.

Why Is the Las Vegas Market Slowing Down?

The biggest factor is mortgage rates. According to Freddie Mac, the 30-year fixed rate averaged 7.28% on October 1, 2026, up from 6.34% a year earlier.

Here is what that does to a buyer’s monthly payment on a median-priced Las Vegas home ($470,000 with 20% down, principal and interest only):

30-year rate	Monthly payment (P&I)
6.34% (October 2025)	About $2,337
7.28% (October 2026)	About $2,573

That is about $236 more per month for the same house at the same price. Many buyers are not walking away from the market, but they are negotiating harder and taking more time.

Is It a Good Time to Sell a House in Las Vegas?

Yes, if your home is priced and presented correctly. Three things support sellers right now:

1. Prices are holding. The median is flat year over year, so most owners still have strong equity compared to when they bought.
2. Homes are still selling quickly. 75.9% of single-family homes sold within 60 days in September, a higher share than a year ago.
3. Distressed competition is minimal. Foreclosures and short sales were only 1.1% of sales, so you are not competing against a wave of bank-owned discounts.

The challenge is that buyers have more options. With nearly 8,000 single-family homes listed without an offer, an overpriced home sits while well-priced homes nearby go under contract.

From Ali: When I prepare a pricing analysis in a market like this, I weigh the last 60 to 90 days of closed sales much more heavily than spring comps. A price based on May’s record numbers can cost a seller weeks on the market and a bigger reduction later. Pricing to the current market from day one usually nets more.

What is your home worth this month? Prices have shifted since spring. Get your free Las Vegas home valuation based on September 2026 sales in your neighborhood.

Is Las Vegas a Buyer’s Market Now?

Not yet. About five months of supply is generally considered close to a balanced market, which typically falls in the five-to-six-month range. A true buyer’s market usually means six months or more.

What buyers do have right now:

• More homes to choose from than at any point in the last few years
• More room to ask for seller credits, repairs or rate buydowns
• Less pressure to waive inspections or appraisal contingencies

If you are buying, see our Las Vegas home buying guide and run your numbers with the mortgage calculator.

Will the Las Vegas Housing Market Crash?

Nothing in the September data points to a crash. The 2008 to 2011 collapse was driven by forced selling: foreclosures and short sales flooded the market and dragged prices down. In September 2026, distressed sales were just 1.1% of all sales.

Most Las Vegas owners have significant equity and fixed-rate mortgages. Sellers who do not have to sell can wait, and that keeps prices from falling sharply. The more likely path is a slow, flat market until rates come down.

Las Vegas Condo and High-Rise Market

Condos and townhomes are softer than single-family homes. The median fell 1.4% year over year to $290,000, sales dropped 12.6% year over year, and listings without offers rose 7.3%.

Condo sellers, especially in Strip high-rises and lock-and-leave buildings, face the most competition right now. HOA dues, rental rules and building reserves matter more to buyers when payments are higher. Explore our Las Vegas high-rise condo guide for building-by-building details.

Las Vegas Luxury Homes: Henderson and Summerlin

The luxury market runs on a different engine. Higher-end buyers are more likely to pay cash (cash made up 23.5% of all valley sales in September), so rate increases hit them less directly.

In guard-gated communities like MacDonald Highlands, Ascaya, The Ridges and Lake Las Vegas, well-located homes with views continue to attract out-of-state buyers. Pricing still matters: luxury homes listed above recent comparable sales tend to sit, while correctly priced ones move. See our full guide to selling a luxury home in Las Vegas.

What to Expect for the Rest of 2026

• Fall and winter are typically slower months for Las Vegas sales, so expect inventory to stay elevated through the holidays.
• Rates are the swing factor. A drop back toward the mid-6% range would likely bring buyers back quickly. Rates staying above 7% would likely keep prices flat to slightly lower.
• Sellers who list in the fall face fewer competing listings from the spring crowd and buyers who are serious about moving before year-end.

Frequently Asked Questions

What is the median home price in Las Vegas right now?

As of September 2026, the median price of an existing single-family home in Southern Nevada was $470,000, according to Las Vegas REALTORS®. That is unchanged from September 2025 and below the record $490,000 set in May and June 2026. The median condo and townhome price was $290,000.

Are home prices going down in Las Vegas?

Prices have eased since spring but are flat year over year. The median dropped from $490,000 in June to $470,000 in September, which reflects seasonal slowing and higher mortgage rates. With distressed sales at only 1.1% of the market, there is no sign of a sharp decline.

How many months of housing inventory does Las Vegas have?

Las Vegas had about a five-month supply of homes in September 2026, up from about four months a year earlier. That puts the market close to balanced. Nearly 8,000 single-family homes and about 2,800 condos and townhomes were listed without an offer at the end of the month.

Should I sell my Las Vegas home now or wait?

It depends on your timeline and equity. Prices are stable and most homes still sell within 60 days, but competition is higher than it was a year ago. If rates stay above 7%, waiting may not bring a higher price. A current, neighborhood-level valuation is the best way to decide.

How do mortgage rates affect Las Vegas home sales?

Higher rates raise monthly payments and slow buyer demand. At 7.28%, a $470,000 home with 20% down costs about $236 more per month in principal and interest than it did at last year’s 6.34% rate. That gap is why buyers are negotiating harder this fall.

Thinking About Selling This Fall?

The homes that sell in this market are the ones priced to September’s numbers, not spring’s. Request your free home valuation and get a pricing plan built on current sales in your community. Prefer to talk first? Contact Ali directly or call 702.410.7844.

Sources

• Las Vegas REALTORS® monthly housing statistics
• Freddie Mac Primary Mortgage Market Survey

Market data cited from Las Vegas REALTORS® (September 2026 report) and Freddie Mac (October 1, 2026). Payment examples are estimates of principal and interest only and exclude taxes, insurance and HOA dues. Information is deemed reliable but not guaranteed and is provided for general informational purposes. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

Four Seasons Private Residences Las Vegas is a two-tower, 171-residence luxury condominium project rising inside guard-gated MacDonald Highlands in Henderson. It’s a $1.3 billion development and the valley’s first standalone Four Seasons residential property, meaning there’s no hotel attached. Residences were offered from about $3.95 million at launch to roughly $32 million for the top penthouse. As of spring 2026, about 85% had sold, and move-ins are expected in 2027.

Key Takeaways

• 171 residences in two towers within MacDonald Highlands, Henderson
• Two to five bedrooms, from about 2,300 to 8,400 square feet of interior space
• About 90,000 square feet of Four Seasons amenities, including three outdoor pools and a Wolfgang Puck Fine Dining Group restaurant
• About 85% sold as of April 2026, with very limited inventory remaining
• Towers expected to top out this fall, with occupancy projected for 2027

What Is Four Seasons Private Residences Las Vegas?

It’s a residential-only Four Seasons property, which is rare. Most Four Seasons residences worldwide sit beside a hotel. Here, the entire service team works for the residents.

The project is developed by Azure Resorts & Hotels and Luxus Developments, with Two Roads Development. The architect is Wimberly Allison Tong & Goo (WATG), with interiors by Wimberly Interiors. MJ Dean Construction is the general contractor.

In 2025, the project closed $781 million in construction financing, including a $526 million senior loan from J.P. Morgan. For buyers, that matters: it’s a fully capitalized project, not a concept still looking for funding.

Where Is It Located?

The towers are going up on the slopes of Black Mountain inside MacDonald Highlands, one of Henderson’s premier guard-gated communities. The site sits roughly 600 feet above the valley floor, which gives every residence long views of the Strip and the valley.

Residents are minutes from the 215 Beltway, Harry Reid International Airport and the Strip, while living behind master guard-gated security. MacDonald Highlands also offers walking and biking trails, and access to the private DragonRidge Country Club and its golf course is available through club membership. Explore the full community in my MacDonald Highlands guide.

What Do the Residences Offer?

The residences are designed for full-time living or lock-and-leave ownership:

• Two to five bedrooms
• About 2,300 to 8,400 square feet of interior space
• Large private terraces, many with outdoor kitchens
• Semi-private elevators and private garages
• Tall ceilings and floor-to-ceiling glass
• Furnishing options through a partnership with RH Contract

The top tier includes multi-level Sky Villas, with private plunge pools and multiple terraces, and the penthouses.

How Much Do Four Seasons Private Residences Las Vegas Cost?

Reported pricing from the sales launch through 2026:

• Two-bedroom residences: from about $3.95 million at launch (around 2,288 sq. ft.)
• Sky Villas: about $15.5 million to $16.25 million
• Penthouses: from about $25.5 million
• Top penthouse: about $32 million (roughly 8,400 sq. ft. inside plus more than 3,300 sq. ft. of terrace)

By early 2026, the developer listed remaining homes from $5 million, and total sales had passed $725 million. Ask for current availability, since the remaining inventory is very small.

Interested in one of the last remaining residences? I’ll walk you through what’s still available, the floor plans and the purchase process. Request a private consultation →

What Amenities Will Residents Have?

The amenity program covers about 90,000 square feet and is run by a dedicated Four Seasons team. Highlights include:

• Three outdoor pools with cabanas
• Full-service fitness center and spa, with sauna, steam room and treatment rooms
• Fine dining by Wolfgang Puck Fine Dining Group
• Private dining and wine storage
• Screening room, library and resident lounges
• Event lawn and private event spaces
• Pet spa and auto spa
• Four Seasons concierge, housekeeping and in-residence dining services

Who Is Buying?

Sales have moved fast, at roughly one residence per week after the May 2023 launch. In 2025, about 60% of buyers came from out of state, led by Southern and Northern California, with others from Seattle, Portland, Vancouver and Europe.

That out-of-state demand is a big reason this project matters to the whole luxury market. It signals that high-end buyers now see Henderson and Las Vegas as a primary-home destination, not just a second-home market.

“When I talk with luxury buyers about branded residences, the question I focus on is service. You’re paying for how the building runs every day, so understanding HOA dues, what services they cover and how the ownership rules work is just as important as the floor plan.” — Ali Shahrokhi

When Will It Be Finished?

Construction milestones so far:

• Fall 2025: Major foundation work underway
• January 2026: Vertical construction on both towers, at about one floor per week per tower
• April 2026: About 85% sold and about 250 workers on site
• Fall 2026: Towers expected to top out
• 2027: Occupancy projected (mid-to-late 2027, depending on the source)

How Does It Compare With Other Las Vegas High-Rises?

Four Seasons Private Residences Las Vegas sets a new price level for Southern Nevada condos. Strip high-rises such as Waldorf Astoria Las Vegas offer walkable resort living right on the Strip. Four Seasons trades that for a quieter, guard-gated hillside setting, plus single-family-home neighbors and golf nearby.

If you’re weighing a high-rise against a custom estate, compare with the homes in MacDonald Highlands itself, or read The Ridges vs. MacDonald Highlands. See all towers on my Las Vegas high-rise page.

Frequently Asked Questions

Where is Four Seasons Private Residences Las Vegas?
It’s inside the guard-gated MacDonald Highlands community in Henderson, on the slopes of Black Mountain. The site is minutes from the 215 Beltway, the airport and the Strip, with views of the Strip and the valley.

How much do residences cost?
Two-bedroom homes started at about $3.95 million at launch. Sky Villas were priced around $15.5 to $16.25 million, and the top penthouse at about $32 million. By early 2026, the remaining homes were listed from $5 million.

Is there a hotel at the Four Seasons in Henderson?
No. This is a residential-only Four Seasons property, so the service team, amenities and dining are dedicated to residents rather than shared with hotel guests.

When can residents move in?
The towers are expected to top out in fall 2026, with occupancy projected for 2027.

How many residences are left?
About 85% of the 171 residences had sold by April 2026, and very few homes remain. Contact me for current availability.

What amenities are included?
About 90,000 square feet of amenities: three pools, a full spa and gym, Wolfgang Puck fine dining, a screening room, event spaces, a pet spa, an auto spa and full Four Seasons concierge services.

Own a Piece of Las Vegas’s Most Anticipated Address

Four Seasons Private Residences Las Vegas is changing what luxury living looks like in Southern Nevada. With very few residences left, the time to act is before the towers open.

Ready to explore what’s available? Request a private consultation → | Browse luxury properties

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Project information from the developer and published reports (Business Press, FOX5 Las Vegas, PRWeb, REBusiness Online) as of October 2026. Pricing, availability and timelines are subject to change by the developer. Information is deemed reliable but not guaranteed. Ali Shahrokhi | LPT Realty, 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

The cost of living in Las Vegas runs above the national average on paper, but the number that matters is what you keep. In August 2026, the median single-family home sold for $475,000, the 30-year mortgage rate averaged 7.28%, and Nevada still charges no state income tax. For most buyers relocating from California or another high-tax state, that makes Las Vegas affordable on a net basis, as long as you budget for summer power bills, HOA dues and today’s rates.

Key Takeaways

• The median single-family home sold for $475,000 in August 2026, down 1% from a year earlier and below the record $490,000 set in May and June.
• At a 7.28% rate with 20% down, principal and interest on a median-priced home is about $2,600 per month.
• No state income tax and Nevada’s 3% property tax cap on a primary residence are the two biggest long-term savings.
• Inventory is just over 4.5 months of supply, giving buyers more negotiating room than they’ve had in years.

Is Las Vegas an Affordable Place to Live in 2026?

It depends on where you’re coming from. Cost of living indices put Las Vegas roughly 13% to 18% above the national average, but those scores focus on housing and mostly ignore taxes.

That matters. A household earning $200,000 in California pays thousands in state income tax every year. In Nevada, that number is zero. Homes here are also priced well below coastal California, so a move from Los Angeles, Orange County or the Bay Area usually lowers both the mortgage and the tax bill.

Where Las Vegas is less forgiving: summer electricity, HOA dues in master-planned and guard-gated communities, and mortgage rates back above 7%.

What Does Housing Cost in Las Vegas?

Housing is the biggest part of any Las Vegas budget. Here’s where the market stood in August 2026, according to Las Vegas REALTORS®:

• Median single-family sale price: $475,000 (down 1% year over year)
• Record single-family median: $490,000 (May and June 2026)
• Median condo/townhome price: $299,900
• Single-family homes listed without an offer: 7,590 (up 5.3%)
• Supply: just over 4.5 months
• Homes sold within 60 days: 74.8%
• Cash sales: 21.9%

Prices have been flat for about two years, and inventory is building. That gives prepared buyers more choice, more room to negotiate repairs and closing costs, and less pressure to waive contingencies.

Keep in mind the median is not one house. The same budget buys a very different home in the southwest valley than in Summerlin or Henderson.

“When I build a budget with a relocating buyer, I start with the payment they’re comfortable with, not the list price. Then we work through HOA dues, the property tax bill and a realistic summer power bill. That’s the true cost of living here.” — Ali Shahrokhi

What Is the Monthly Mortgage Payment on a Las Vegas Home?

Freddie Mac’s 30-year fixed rate averaged 7.28% as of October 1, 2026. Here’s the monthly principal and interest with 20% down:

• $475,000 home (valley median): about $2,600/month
• $650,000 home: about $3,558/month
• $850,000 home: about $4,653/month
• $1,200,000 home: about $6,568/month

These figures don’t include taxes, insurance or HOA dues. Jumbo loan rates may differ. You can run your own numbers with my Las Vegas mortgage calculator.

How Much Are Property Taxes in Las Vegas?

Nevada’s property tax rules are one of the best reasons to own here. Under state law (NRS 361.4723), the yearly increase on the tax bill for your primary residence is capped at 3%. Rentals and second homes are capped at up to 8%.

Two things buyers often miss:

• The cap resets when you buy. When a home changes owners, the seller’s tax cap goes away, and your 3% cap starts fresh.
• You must claim your primary residence. Only one Nevada property can have the 3% cap. Return the Clark County Assessor’s postcard so your bill doesn’t default to the higher cap.

Planning a move to Las Vegas? I’ll build a line-item budget for the neighborhoods on your list (payment, HOA, taxes and utilities) before you tour a single home. Request a private consultation →

What Do Utilities Cost in Las Vegas?

Electricity is the utility that shapes a Las Vegas budget. Air conditioning runs hard from June through September, and bigger homes, pools and west-facing windows push bills higher.

Two 2026 changes to know:

• New billing structure: Since April 2026, NV Energy bills include a daily demand charge based on your peak usage, not just total power used. Spreading out heavy appliance use helps.
• Proposed rate decrease: In August 2026, NV Energy filed to lower Southern Nevada rates starting October 1, estimated at about $5 per month for a typical home.

Water, sewer, trash, gas and internet are fairly modest by comparison.

“On every purchase I ask the seller for 12 months of power bills. Two homes at the same price can be $200 a month apart in July because of solar, insulation, orientation or a pool pump.” — Ali Shahrokhi

What Does It Cost to Rent in Las Vegas?

Many buyers rent first while they learn the valley. Apartment rents averaged about $1,473 in mid-2026, down slightly from a year earlier, and most complexes were offering move-in specials.

That’s good leverage if you want a short lease while you shop. At today’s rates, owning a median home costs more per month than renting a median apartment, so the case for buying comes down to building equity, the property tax cap and more space.

Groceries, Healthcare and Getting Around

• Groceries are close to national prices, with big differences depending on where you shop.
• Healthcare coverage for individuals is available through Nevada Health Link, with premiums based on age, plan and subsidies.
• Transportation: Most residents drive. Commutes are generally shorter than in Southern California, which saves on gas and time. RTC buses and the free Downtown Loop are available too.

What Is the Average Income in Las Vegas?

The U.S. Census Bureau puts median household income in the City of Las Vegas at $70,723. The local economy now goes well beyond hospitality, with growth in healthcare, logistics, construction and professional services.

Many people moving here bring income from somewhere else: remote jobs, a business or retirement savings. For them, no state income tax often matters more than local wages.

The Nevada Tax Advantage

Nevada has no personal state income tax. Combined with the 3% property tax cap, the long-term cost of owning here compares well with most Western cities. For high earners and retirees leaving California, Oregon or New York, this is often the biggest savings of all. Talk with a CPA about your move timing and any taxes owed to your current state.

Where Should You Live in Las Vegas?

Cost of living changes by neighborhood, mostly through home prices, HOA dues and lot size:

• Summerlin: Master-planned villages on the west side near Red Rock Canyon. Explore Summerlin
• Henderson: Its own city in the southeast valley, from Green Valley to hillside communities. Explore Henderson
• High-rise condos: Lock-and-leave living where HOA dues cover services a homeowner would pay for separately. Explore high-rise living

Considering a gated community? Read what buyers should know about Las Vegas guard-gated communities.

Frequently Asked Questions

Is Las Vegas cheaper to live in than California?
For most people, yes. Home prices are well below coastal California and Nevada has no state income tax. The savings are biggest for higher earners coming from Los Angeles, Orange County, San Diego or the Bay Area. Summer power bills are higher, so plan for them.

How much do you need to earn to live comfortably in Las Vegas?
It depends on the home you choose. At the $475,000 median and a 7.28% rate, principal and interest alone is about $2,600 a month with 20% down. Add taxes, insurance, HOA and utilities, then check with your lender to set your target income.

What is the median home price in Las Vegas right now?
Las Vegas REALTORS® reported a median single-family price of $475,000 for August 2026, down 1% from a year earlier. Condos and townhomes had a median of $299,900.

How does Nevada’s 3% property tax cap work?
Your tax bill on your primary residence can’t go up more than 3% per year. Other properties are capped at up to 8%. The cap resets when a home sells, and you must claim your home as your primary residence with the Clark County Assessor.

Why are summer power bills so high in Las Vegas?
Air conditioning runs almost nonstop from June through September. NV Energy bills now also include a daily charge based on peak usage. Solar, efficient AC, good insulation and running big appliances off-peak all help.

Is now a good time to buy in Las Vegas?
Inventory is up to about 4.5 months of supply and prices are slightly below their spring peak, so buyers have more room to negotiate. Rates above 7% are the trade-off. The right timing depends on your budget and how long you plan to stay.

Build Your Las Vegas Budget Before You Buy

National averages don’t buy houses. Knowing your real monthly cost (payment, HOA, taxes, insurance and utilities) in the neighborhoods you like is what makes a move confident instead of stressful.

See what living in Las Vegas will really cost you. I’ll match your budget to the right neighborhoods and show you homes that fit. Request a private consultation → | Start your home search

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Market data from Las Vegas REALTORS®, Freddie Mac, Clark County, the U.S. Census Bureau, Lee & Associates and NV Energy as of October 2026. Information is deemed reliable but not guaranteed and is for general information only. Not tax, legal or financial advice. Ali Shahrokhi | LPT Realty, 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

The most expensive neighborhoods in Henderson, NV are Ascaya, MacDonald Highlands, SouthShore at Lake Las Vegas, Anthem Country Club, Roma Hills, The Canyons at MacDonald Ranch, and Seven Hills. Ascaya and MacDonald Highlands sit at the top: Ascaya’s Desert Design Study Homes start at $11.6 million, and MacDonald Highlands recorded a $25.25 million home sale in July 2025. Here is how each community compares on location, privacy, amenities, and price.

Key Takeaways

• Henderson’s top price tier is concentrated in the McCullough Range foothills of ZIP 89012: Ascaya, MacDonald Highlands, and Roma Hills.
• Ascaya set a Las Vegas land record in 2026 when one buyer paid $38.75 million for four homesites.
• ZIP-code medians hide the luxury tier: 89012’s median sold price was $540,000 even though it holds Henderson’s priciest gates.
• Four Seasons Private Residences, under construction inside MacDonald Highlands, adds branded high-rise living from $3.95 million.
• Luxury homes here are priced off closed sales inside the same gate, not citywide averages.

How Expensive Is Henderson Compared to the Rest of Las Vegas?

According to Las Vegas REALTORS®, the median existing single-family home in Southern Nevada sold for $475,000 in August 2026. Henderson’s luxury communities trade far above that, yet the ZIP codes that contain them post surprisingly modest medians because each ZIP also includes thousands of standard homes.

ZIP Code	Luxury Communities Inside	Median Sold Price (6 mo.)	Middle 50% of Sales
89012	Ascaya, MacDonald Highlands, Roma Hills	$540,000	$424,000 – $800,000
89052	Anthem Country Club, Seven Hills, The Canyons at MacDonald Ranch	$632,000	$450,000 – $875,000
89011	Lake Las Vegas (SouthShore)	$480,200	$378,000 – $605,000

Source: Resideline ZIP market snapshots, six-month tracked sample of closed sales, as of September 21 – October 1, 2026.

Ali’s insight: When I price a guard-gated Henderson home, I start with closed sales inside the same gate over the last six to twelve months, then adjust for view, elevation, lot size, and build quality. Two homes a quarter mile apart can sit in different price bands because one has an unobstructed Strip view and the other does not.

Henderson’s Most Expensive Neighborhoods at a Glance

This ranking weighs the highest recorded prices in each community, the cost to buy in, gate security, and the anchor amenity that supports long-term demand.

#	Community	ZIP	Anchor Amenity	Price Marker
1	Ascaya	89012	23,000 sq. ft. private clubhouse	Study homes from $11.6M
2	MacDonald Highlands	89012	DragonRidge Country Club	$25.25M sale (July 2025)
3	SouthShore at Lake Las Vegas	89011	320-acre private lake	Lakefront lots with private docks
4	Anthem Country Club	89052	Private Hale Irwin / Keith Foster course	Custom estates with Strip views
5	Roma Hills	89012	Double-gated Obsidian enclave	33 hilltop custom homesites
6	The Canyons at MacDonald Ranch	89052	Gated foothill neighborhoods	On Redfin’s priciest-neighborhoods list
7	Seven Hills	89052	Serket Golf Club (formerly Rio Secco)	Widest price range on the list

1. Ascaya: The Most Expensive Neighborhood in Henderson

Ascaya is a guard-gated custom-home community terraced into the McCullough Range, about 20 minutes from the Strip. Its architecture is almost entirely desert modern, with homes sited to capture views from the mountains to the Strip.

• Estate homesites: from $1 million, on lots of 0.4 to 2.65 acres.
• The Canyon Residences: move-in-ready homes from $2.9 million.
• Desert Design Study Homes: from $11.6 million.

In 2026, Ascaya reported that one buyer acquired four Cloud Rock homesites for a combined $38.75 million, which the developer calls the largest homesite purchase recorded in Las Vegas. The anchor lot covers 5.17 acres at roughly 3,055 feet of elevation, next to the protected Sloan Canyon National Conservation Area.

Owners get a 23,000-square-foot clubhouse with private dining, a zero-edge pool with Olympic-length lap lanes, fitness studios, tennis and pickleball, a two-acre family park, and private trails. Explore the full Ascaya community guide.

2. MacDonald Highlands: Henderson’s Record-Setting Golf Community

MacDonald Highlands is a 1,320-acre master-planned community behind two 24-hour guard-gated entries. Homes step down the hillsides or line the fairways of DragonRidge Country Club, with architecture that favors glass, stone, and floating terraces.

A MacDonald Highlands estate closed for $25.25 million on July 11, 2025, reported at the time as the valley’s highest sale of the year. DragonRidge is a private 18-hole, par-72 course by Jay Morrish and David Druzisky, stretching 6,975 yards, with a clubhouse, tennis, and a full athletic center.

Also inside MacDonald Highlands: Four Seasons Private Residences Las Vegas, a 171-residence, two-tower project under construction. The developer reported prices from $3.95 million, a $31.5 million penthouse, and move-ins targeted for 2027. See the MacDonald Highlands community guide or compare it in The Ridges vs. MacDonald Highlands.

3. SouthShore at Lake Las Vegas: Henderson’s Private Lakefront Address

Lake Las Vegas sits inside Henderson city limits on its eastern edge, built around a privately owned 320-acre lake with about 10 miles of shoreline. SouthShore is the guard-gated luxury enclave on the lake’s south side.

• Golf: SouthShore Country Club is a private 18-hole Jack Nicklaus design. Across the lake, Reflection Bay is a public Jack Nicklaus Signature course.
• Water access: select lakefront homesites allow private docks, something no other Henderson community offers.
• Village life: waterfront dining and shopping are a short drive from the gate.

Lakefront and lake-view estates command the highest prices here. Explore the Lake Las Vegas community guide.

Own a home in one of Henderson’s luxury communities?

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4. Anthem Country Club: Guard-Gated Golf in South Henderson

Anthem Country Club is the guard-gated, private-club section of the Anthem master plan. Its centerpiece is a 7,373-yard, par-72 championship course designed by Hale Irwin and Keith Foster. Club membership is optional, which keeps the buyer pool wider than at mandatory-membership clubs. Homes range from semi-custom to large custom estates with Strip, mountain, or fairway views. Read the Anthem Country Club community guide.

5. Roma Hills: Italian-Villa Architecture and the Obsidian Enclave

Roma Hills is a guard-gated foothill community in ZIP 89012, beside the entrance road to Ascaya. Its architectural standards favor Italian-villa design on large hillside lots. At the top sits Obsidian, a private, double-gated enclave that builder Blue Heron announced as 33 custom homesites. Obsidian’s modern homes trade in a different price band than the core of Roma Hills. See the Roma Hills community guide.

6. The Canyons at MacDonald Ranch: The Name Most Lists Miss

The Canyons at MacDonald Ranch is a group of gated neighborhoods in the Henderson foothills of ZIP 89052, mapped by the City of Henderson as its own master plan of about 603 acres. Redfin included it in its analysis of the most expensive neighborhoods in the Las Vegas metro, alongside MacDonald Highlands and The Ridges, yet it rarely appears on Henderson lists.

7. Seven Hills: Golf-Course Living Above Serket

Seven Hills is a large hillside master plan in ZIP 89052 built around Serket Golf Club, known as Rio Secco until a 2025 rebrand. The Rees Jones course opened in 1997 and was renovated by Jones in 2017. Seven Hills has the widest price range on this list: its custom enclaves and golf-frontage homes belong in the luxury tier, while other sections trade closer to the citywide median. See the Seven Hills Estates community guide.

What about Green Valley Ranch and Mission Hills?

Both appear on other “most expensive” lists. They are established, well-located communities, but their core housing stock is production and semi-custom homes rather than the custom-estate product that defines Henderson’s top tier.

Selling a Home in One of Henderson’s Most Expensive Neighborhoods

• Thin comps: a gated community may record only a handful of closings a year, so every comp needs adjustment for view, elevation, lot, and finishes.
• View corridors: an unobstructed Strip or valley view is often the biggest price driver in the foothills. Show it with professional twilight photography.
• New-build competition: sellers in MacDonald Highlands and Ascaya compete with developer homesites, spec homes, and branded residences.
• Documents: order the HOA resale package early and know your club membership terms before listing.
• Out-of-state buyers: Nevada has no state income tax, so marketing should reach buyers in higher-tax states, not just locally.

Ali’s insight: The most common pricing mistake I see in the foothill communities is using the neighborhood’s record sale as the benchmark. Record sales usually carry a view, lot, or architecture most homes in the gate don’t have. Price against the closest true match and treat the record as a ceiling.

Frequently Asked Questions

What is the most expensive neighborhood in Henderson, NV?

Ascaya and MacDonald Highlands lead Henderson. Ascaya’s Desert Design Study Homes start at $11.6 million, and the community recorded a $38.75 million four-homesite sale in 2026. MacDonald Highlands recorded a $25.25 million home sale in July 2025. Both are guard-gated and sit in the McCullough Range foothills in ZIP 89012.

Which Henderson ZIP code has the most expensive homes?

ZIP 89012 contains Ascaya, MacDonald Highlands, and Roma Hills, so it holds Henderson’s highest-priced homes. Its overall median is lower than many expect, $540,000 over the six months tracked through October 1, 2026, because the ZIP also includes large Green Valley neighborhoods. ZIP 89052 posted a higher overall median of $632,000.

Is Lake Las Vegas part of Henderson?

Yes. Lake Las Vegas sits on Henderson’s eastern edge in ZIP 89011 and is built around a privately owned 320-acre lake. SouthShore is its guard-gated luxury enclave, with a private Jack Nicklaus golf course and select lakefront homesites that allow private docks.

Which Henderson luxury communities have private golf clubs?

MacDonald Highlands (DragonRidge Country Club), Anthem Country Club, and SouthShore at Lake Las Vegas all have private courses. Seven Hills is built around Serket Golf Club, a public Rees Jones course formerly called Rio Secco. Membership terms vary, so confirm whether a club is optional, mandatory, or transferable before you buy.

What happened to Rio Secco Golf Club in Seven Hills?

Rio Secco was rebranded as Serket in 2025 after Cabot took over operations. The course itself is still the Rees Jones design that opened in 1997 and was renovated by Jones in 2017. Older listings and articles may still use the Rio Secco name.

How do I find out what my home in one of these neighborhoods is worth?

Start with closed sales inside your own gate over the last six to twelve months, then adjust for view, elevation, lot size, and finishes. Online estimates struggle in low-volume luxury communities. A local pricing analysis built on in-gate comps gives you a defensible number before you list.

Thinking about selling in Henderson’s luxury tier?

Get a private valuation built on closed sales inside your gate.

Get Your Home’s Value

Explore more Henderson communities.

Sources

• FOX5: Las Vegas REALTORS® August 2026 report
• Resideline: 89012, 89052, 89011
• Ascaya: $38.75M homesite sale
• Business Press: $25.25M MacDonald Highlands sale
• KLAS: Four Seasons Private Residences Las Vegas
• Golf Digest: Serket (formerly Rio Secco)

Market data cited from Las Vegas REALTORS®, Resideline, developer publications, and news reports as of October 2026. Information is deemed reliable but not guaranteed and is provided for general informational purposes. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.0061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

The most expensive neighborhoods in Las Vegas are The Summit Club and The Ridges in Summerlin, followed by MacDonald Highlands and Ascaya in Henderson. These four guard-gated communities produce the valley’s eight-figure sales. The Summit Club holds the all-time Las Vegas record: a $35 million sale in May 2024. For context, the median single-family home in Southern Nevada sold for $475,000 in August 2026, according to Las Vegas REALTORS®. Below is the full 2026 ranking, with recent sales data, zip codes, and what sets each community apart.

How We Ranked the Most Expensive Neighborhoods in Las Vegas

Many “most expensive neighborhood” lists are based on reputation. This one is based on recorded sales. Communities are ordered by their top recorded sales and market position, then grouped into three tiers: Trophy, Estate, and Established Luxury.

When I prepare a valuation in any of these communities, I never rely on the community median alone. Two homes behind the same gate can be $5 million apart because of elevation, view corridor, lot size, and build year. The neighborhood sets the range; the specific lot sets the price.

Las Vegas’s Most Expensive Neighborhoods at a Glance

#	Neighborhood	Area / Zip	Tier	Notable recorded sale
1	The Summit Club	Summerlin / 89135	Trophy	$35M (May 2024, valley record)
2	The Ridges	Summerlin / 89135	Trophy	$11.25M (Nov 2024)
3	MacDonald Highlands	Henderson / 89012	Trophy	$25.25M (2025)
4	Ascaya	Henderson / 89012	Trophy	Contact for recent sales
5	Southern Highlands (guard-gated golf enclaves)	Southwest / 89141	Estate	$8.8M (2024)
6	Red Rock Country Club	Summerlin / 89135	Estate	Contact for recent sales
7	Tournament Hills	Summerlin / 89134	Estate	Contact for recent sales
8	Queensridge	West Las Vegas / 89145	Estate	Contact for recent sales
9	Spanish Trail	Southwest / 89113	Estate	Contact for recent sales
10	Seven Hills	Henderson / 89052	Established Luxury	$6.8M (Dec 2024)
11	Lake Las Vegas	Henderson / 89011	Established Luxury	Contact for recent sales
12	Anthem Country Club	Henderson / 89052	Established Luxury	Contact for recent sales

Notable sales as reported by the Las Vegas Review-Journal and Redfin; see Sources.

Trophy Tier: The Highest-Priced Addresses in the Valley

1. The Summit Club (Summerlin)

The Summit Club is the most expensive neighborhood in Las Vegas by every measure that matters: record price, price per square foot, and barrier to entry. Developed by Discovery Land Co. with the Howard Hughes Corp. on 555 acres at the western edge of Summerlin, it is the only private membership club community of its kind in the city.

The numbers make the case. A 1.5-acre estate on Summit Club Drive closed for $35 million in May 2024, the highest home sale in Las Vegas history, at a reported $3,063 per square foot. That broke the $30 million record set by a neighboring home in 2023. The community also produced the most expensive sale of 2026 so far, at $22.5 million.

Ownership carries club costs on top of the purchase price. In 2024, the Review-Journal reported a $250,000 membership fee and $110,000 in annual dues. Buyers should confirm current figures directly, since club pricing changes.

Explore The Summit Club community guide

2. The Ridges (Summerlin)

The Ridges sits on elevated terrain in Summerlin’s Village 18 and is one of Summerlin’s most established trophy communities. Several enclaves, including Rimrock, are double guard-gated: you pass the main gate, then a second gate for the enclave. The community sits beside the Bear’s Best golf course, with Red Rock and Strip views shaping much of the pricing.

A Ridges home sold for $11.25 million in November 2024, the top sale in the valley that month.

See The Ridges community guide, or read our comparison of The Ridges and MacDonald Highlands.

3. MacDonald Highlands (Henderson)

MacDonald Highlands is Henderson’s trophy address and the strongest challenger to Summerlin at the top of the market. Built into the hills of the Dragon Range and anchored by DragonRidge Country Club, it offers what Summerlin’s west side can’t: unobstructed, elevated views straight across the valley to the Strip.

Its top sales prove it competes with The Summit Club. A home at 685 Dragon Peak Drive sold for $25.25 million in 2025, per Redfin data. In 2024, a Dragon’s Reserve estate behind a double-gated private cul-de-sac sold for $15 million. Entry pricing runs far below those figures, so the community spans a wide range.

View the MacDonald Highlands community guide

4. Ascaya (Henderson)

Ascaya is a custom-home community of 313 homesites on the McCullough Range, about 1,000 feet above the valley floor. It borders the Sloan Canyon National Conservation Area. An architectural review committee requires desert-contemporary design, so homes here are newer and more architecturally consistent than in most luxury communities.

That combination of elevation, newer custom construction, and full Strip views puts Ascaya in the trophy tier. Because many homes are recently built, pricing per square foot tends to reflect replacement cost on difficult hillside lots.

Explore the Ascaya community guide

Estate Tier: Guard-Gated Golf and Custom Enclaves

5. Southern Highlands (Guard-Gated Golf Enclaves)

Southern Highlands is a large master plan with a wide price range. Its priciest homes sit inside the guard-gated enclaves around the private Southern Highlands Golf Club, including Olympia Ridge and the custom estates on the western ridges. These enclaves draw high-profile buyers: in April 2024, a Raiders player paid $8.8 million for a home inside the golf club enclave, and in September 2023, a former Raiders quarterback’s home there sold for $8.55 million.

See The Estates at Southern Highlands

6. Red Rock Country Club (Summerlin)

Red Rock Country Club is a guard-gated golf community with two 18-hole courses designed by Arnold Palmer, set against Red Rock Canyon. It offers a broader price range than The Ridges next door, from semi-custom golf homes to large custom estates, which makes it one of Summerlin’s most liquid luxury markets.

View the Red Rock Country Club guide

7. Tournament Hills (Summerlin)

Tournament Hills is a guard-gated custom-home enclave on the TPC Summerlin golf course. Lots are larger than in most Summerlin communities, and many homes are fully custom, which gives this established neighborhood a level of privacy and space that newer tract-style luxury can’t match.

Explore the Tournament Hills guide

8. Queensridge (West Las Vegas)

Queensridge is a guard-gated community on the west side of Las Vegas, just east of Summerlin, with some of the largest custom estates in the city. Its central location gives quick access to Summerlin, Downtown Summerlin shopping, and the 215 Beltway, which is a real advantage over farther-west communities.

See the Queensridge community guide

9. Spanish Trail (Southwest Las Vegas)

Spanish Trail is one of the valley’s original guard-gated country club communities, built around a private golf course in the southwest. Its location near the Strip and airport, with mature landscaping and established custom estates, keeps it in demand with buyers who want centrality over new construction.

View the Spanish Trail guide

Established Luxury: Prestige With More Range

10. Seven Hills (Henderson)

Seven Hills is a Henderson master plan whose guard-gated custom enclaves reach well into the estate range. A Villa Rica Drive home sold for $6.8 million in December 2024, the second-highest sale in the valley that month. Seven Hills offers a strong Henderson alternative for buyers who want guard-gated custom homes below MacDonald Highlands pricing.

Explore Seven Hills Estates

11. Lake Las Vegas (Henderson)

Lake Las Vegas is the valley’s premier lakefront luxury market, built around a private man-made lake in eastern Henderson. Waterfront estates with private docks command the community’s highest prices, while golf and view homes offer a wider range. It suits buyers who want a resort setting away from the central valley.

View the Lake Las Vegas guide

12. Anthem Country Club (Henderson)

Anthem Country Club is a guard-gated golf community in Henderson’s higher elevations, with semi-custom and custom homes and valley views. It offers country club living at a lower price point than MacDonald Highlands, which makes it one of Henderson’s strongest value plays in the luxury tier.

See the Anthem Country Club guide

What Makes These Las Vegas Neighborhoods So Expensive?

• Staffed guard gates. Every community on this list has gated access, and the top tier adds double gates or 24-hour staffed entries.
• Elevation and views. Higher elevation means a clearer line of sight to the Strip, Red Rock, or the valley. In my experience, a protected view corridor is often the largest single price driver between homes in the same community.
• Golf and private clubs. Most of these communities are built around a championship course, and the top end adds full-service private clubs.
• Lot size and scarcity. Custom enclaves with half-acre to multi-acre lots are rare in a valley dominated by tract housing. Limited land keeps prices up.
• Newer custom construction. In Ascaya and the newest Summit Club and Ridges builds, high replacement costs on difficult terrain set a price floor.

Thinking of Selling in a Top Las Vegas Neighborhood?

Selling at the top of this market takes a different approach than the median-priced home. The buyer pool is smaller, many buyers are relocating from out of state, and the best comparable sale may be six months old and in a different enclave. Pricing has to account for elevation, view, lot, and build quality, and marketing has to reach buyers before they ever search the MLS.

When I walk a seller through pricing in a guard-gated community, we start with the sales behind that specific gate, then adjust for the features buyers pay for: view, lot, privacy, and condition. That analysis is where the strongest net result begins.

Learn more about how to sell a luxury home in Las Vegas or our seller strategy.

Frequently Asked Questions

What is the most expensive neighborhood in Las Vegas?

The Summit Club in Summerlin is the most expensive neighborhood in Las Vegas. It holds the valley’s all-time record sale of $35 million (May 2024) and produced the top closing of 2026 at $22.5 million. Purchase also requires club membership, which adds to the cost of ownership.

What is the most expensive area in Henderson?

MacDonald Highlands and Ascaya are Henderson’s most expensive communities. MacDonald Highlands recorded a $25.25 million sale in 2025, one of the highest prices in valley history. Ascaya is a 313-homesite custom community about 1,000 feet above the valley floor, known for new desert-contemporary estates with Strip views.

Which Las Vegas zip codes have the most luxury homes?

Zip code 89135 in Summerlin (The Summit Club, The Ridges, Red Rock Country Club) and 89012 in Henderson (MacDonald Highlands, Ascaya) hold most of the valley’s trophy communities. Other luxury zip codes include 89134, 89145, 89141, 89113, and 89052.

What is the median home price in Las Vegas right now?

The median price of an existing single-family home in Southern Nevada was $475,000 in August 2026, according to Las Vegas REALTORS®. That’s down 1% from August 2025 and below the record $490,000 set in May and June 2026. Trophy communities trade far above the valley median.

Are all luxury Las Vegas neighborhoods guard-gated?

Every neighborhood on this list has gated access, and most have 24-hour staffed guard gates. Some enclaves, such as parts of The Ridges and MacDonald Highlands, add a second gate. Gated access varies by sub-community, so confirm the gate type for any specific home.

How do I find out what my luxury home is worth?

Community medians are only a starting point. In luxury communities, view, elevation, lot size, and finishes can move value by millions. A property-specific valuation compares recent sales behind your gate with current competition. Request a home valuation.

Sources

• Las Vegas REALTORS®, August 2026 market report, via FOX5 Las Vegas (September 9, 2026)
• Las Vegas Review-Journal: $35M Summit Club sale sets Vegas record (May 2024)
• Las Vegas Review-Journal: Most expensive home of 2026 sells for $22.5M in Summit Club
• Stacker / Redfin: Most expensive homes sold in Las Vegas in 2025
• Las Vegas Review-Journal “Real Estate Millions” coverage of 2024 luxury sales (The Ridges, MacDonald Highlands, Southern Highlands, Seven Hills)
• Las Vegas REALTORS® MLS data

Market data cited from Las Vegas REALTORS®, the Las Vegas Review-Journal, and Redfin as of the dates noted. Information is deemed reliable but not guaranteed and is provided for general informational purposes. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

Las Vegas commute times are shorter than the national average. The mean commute is 25.7 minutes in the city of Las Vegas and 25.1 minutes across Clark County, compared with 26.4 minutes nationwide, according to the U.S. Census Bureau (2020–2024). Among the major suburbs, Summerlin South (23.4 minutes) and Henderson (24.3 minutes) come in below the city average, while North Las Vegas runs slightly higher at 26.7 minutes. Below is a suburb-by-suburb breakdown, with the routes and traffic patterns that actually shape your drive.

What Is the Average Commute Time in Las Vegas?

The Census Bureau measures how long residents actually take to get to work, wherever they work. By that measure, the Las Vegas Valley compares well with other large metros. A late-2024 Lyft study cited by the Las Vegas Global Economic Alliance ranked Las Vegas the second-easiest commute among major U.S. cities.

Area	Mean commute (minutes)	vs. U.S. average
Mesquite	18.9	7.5 min shorter
Boulder City	23.2	3.2 min shorter
Summerlin South	23.4	3.0 min shorter
Henderson	24.3	2.1 min shorter
Clark County (overall)	25.1	1.3 min shorter
City of Las Vegas	25.7	0.7 min shorter
North Las Vegas	26.7	0.3 min longer
Pahrump	29.8	3.4 min longer
United States	26.4	—

Source: U.S. Census Bureau QuickFacts, mean travel time to work, workers 16+, American Community Survey 2020–2024.

One caution: these averages reflect where residents work, not the drive to the Strip. Many Henderson and Summerlin residents work close to home, which pulls their averages down. If your job is downtown or on the Strip, your route matters more than the average.

When I help a buyer choose between neighborhoods, I ask where they’ll drive most often, not just where they work. A home that’s 15 minutes from the office but 40 minutes from the airport and the kids’ activities may not be the shorter commute in practice.

Commute by Suburb: Routes and What to Expect

Henderson to Las Vegas

Henderson has the most freeway options of any suburb. The I-215 Beltway runs east-west across its southern half toward the airport and the south Strip, and US-95 runs northwest into downtown. Average commute: 24.3 minutes. Green Valley and the communities closest to I-215 have the easiest access. Hillside communities such as MacDonald Highlands and Anthem Country Club add surface-street time before reaching the freeway, which is the trade-off for elevation and views.

Summerlin to the Strip and Downtown

Summerlin connects to the rest of the valley through the 215 Beltway, Summerlin Parkway, and Charleston and Sahara boulevards. Average commute in Summerlin South: 23.4 minutes, the lowest of the major suburbs. Summerlin Parkway feeds directly into US-95 toward downtown, so drivers heading downtown pass through the Spaghetti Bowl area. For the Strip, many residents prefer surface routes like Charleston or Sahara, or the 215 to I-15 south. See our Summerlin community guide.

North Las Vegas to Downtown

North Las Vegas sits closest to downtown, with direct access to I-15 and the northern 215 Beltway. Its average commute is slightly higher, 26.7 minutes, partly because many residents work across the valley. Drives into downtown from central North Las Vegas are short, while the newer northern areas depend more on I-15 and the 215.

Southwest Las Vegas and Southern Highlands

The southwest valley, including Southern Highlands and Spanish Trail, has some of the most direct access to the Strip and Harry Reid International Airport by way of I-15 and the 215. That proximity is a major reason these areas appeal to buyers who travel often or work in the resort corridor.

Lake Las Vegas

Lake Las Vegas sits on the eastern edge of Henderson, connected by Lake Mead Parkway to US-95. It is one of the farther-out luxury markets from the Strip, which buyers accept in exchange for a resort setting and waterfront living.

Boulder City

Boulder City is no longer limited to the old two-lane highway. The I-11 freeway connects it to Henderson and the rest of the valley. Its average commute is 23.2 minutes, shorter than the city of Las Vegas, though trips to the Strip or downtown run longer than the average suggests because many residents work locally.

Pahrump

Pahrump has the longest average commute in the region, 29.8 minutes. Drivers reach the valley over the mountains on State Route 160 (Blue Diamond Road), entering through the southwest. Commuters trade a longer drive for lower home prices and larger lots.

Mesquite

Mesquite’s 18.9-minute average is the shortest in the region because most residents work locally. A trip into Las Vegas is a long I-15 drive, so Mesquite suits buyers who rarely need to commute into the valley.

Where Las Vegas Traffic Backs Up

• The Spaghetti Bowl. The I-15 / US-95 interchange near downtown is the valley’s main bottleneck. Routes that bypass it, such as the 215 Beltway, often save time even if they’re longer in miles.
• I-15 through the resort corridor. Traffic builds near the Strip, especially before and after concerts, conventions, and games at Allegiant Stadium and T-Mobile Arena.
• Strip-adjacent surface streets. Flamingo, Tropicana, and Sahara carry heavy local and visitor traffic.
• Major event weeks. The F1 Las Vegas Grand Prix runs November 19–21, 2026. Track setup brings overnight lane closures on streets near the circuit in the weeks before the race, and race week reroutes traffic around the Strip.

How to Shorten Your Las Vegas Commute

• Test-drive the commute before you buy. Make the drive at your real departure time on a weekday, or use the “Depart at” setting in Google Maps for a planned time.
• Use the 215 Beltway. It connects Summerlin, the southwest, Henderson, and North Las Vegas without passing through the Spaghetti Bowl.
• Check event calendars. Strip event nights affect I-15 and the resort corridor more than daily rush hour does.
• Use Nevada 511. NDOT’s 511 service shows live closures and construction.
• Watch for Grand Prix alerts. Text “F1LV” to 31996 for weekly updates on F1 road work.

My advice to relocating buyers: shortlist two or three communities, then drive each one at 7:30 a.m. and 5 p.m. on a weekday. Twenty minutes in the car tells you more than any average.

Which Las Vegas Suburb Has the Best Commute?

By Census averages, Summerlin South and Henderson have the shortest commutes among the major suburbs. The southwest valley offers the most direct access to the Strip and airport. North Las Vegas is closest to downtown. The best choice depends on where you go each day. If you’re comparing communities, start with our neighborhood guides or the Las Vegas buying process.

Frequently Asked Questions

What is the average commute time in Las Vegas?

The mean commute is 25.7 minutes in the city of Las Vegas and 25.1 minutes across Clark County, according to the U.S. Census Bureau’s 2020–2024 American Community Survey. Both are below the national average of 26.4 minutes.

Which Las Vegas suburb has the shortest commute?

Among the major suburbs, Summerlin South has the shortest average commute at 23.4 minutes, followed by Henderson at 24.3 minutes (Census, 2020–2024). Mesquite’s 18.9-minute average is lower still, but most of its residents work locally rather than in the valley.

How long is the drive from Henderson to the Las Vegas Strip?

It depends on where in Henderson you start and when you leave. Henderson’s average commute is 24.3 minutes. Most drivers reach the Strip by the I-215 Beltway toward the south Strip and airport, or by US-95 toward downtown. Check your exact route at your planned departure time.

Is Summerlin far from the Strip?

Summerlin sits on the west side of the valley, but it has the shortest average commute of the major suburbs at 23.4 minutes for Summerlin South. Drivers reach the Strip by Charleston or Sahara boulevards, Summerlin Parkway, or the 215 Beltway to I-15.

When is traffic worst in Las Vegas?

Weekday morning and late-afternoon rush hours are the regular peaks. The bigger disruptions come from Strip events, such as concerts, games, conventions, and the F1 Las Vegas Grand Prix on November 19–21, 2026, which affect I-15 and roads around the resort corridor.

Sources

• U.S. Census Bureau QuickFacts: mean travel time to work, 2020–2024 (Las Vegas, Henderson, North Las Vegas, Summerlin South, Boulder City, Pahrump, Mesquite, Clark County, United States)
• Las Vegas Global Economic Alliance: Las Vegas commute rankings (Lyft study, 2024)
• FOX5 Las Vegas: F1 Las Vegas Grand Prix road prep (September 2026)
• Nevada 511 (NDOT)

Commute data from the U.S. Census Bureau American Community Survey 2020–2024. Information is deemed reliable but not guaranteed and is provided for general informational purposes. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844