How Las Vegas Compares With the Rest of the Valley

Las Vegas Is Not One Market, It's Dozens

Right now there are 4,106 homes for sale in Las Vegas, with a median asking price of $405,000 and a median of $240 per square foot. Listings sit an average of 56 days before going under contract, and prices span an enormous range, from $80,000 up to $10,710,000. Those numbers describe the city as a whole, but anyone who has spent time house hunting here knows that "Las Vegas" covers a lot of ground, and the figures shift considerably once you narrow in on a specific community or property type.

If you're browsing Las Vegas homes for sale and wondering why one listing feels like a bargain and another feels steep for the square footage, the answer usually comes down to property type and location. Both move the median more than almost anything else.

What Property Type Does to the Price

Las Vegas's for sale inventory splits across five property types, and each one has its own price story. Single Family Residences make up the largest share, 2,681 homes, with a median of $479,000. Condominiums come in at 702 listings with a median of $199,700, making them the most accessible entry point in the city. Townhouses sit in between, 525 listings at a median of $300,000. Manufactured Homes, 116 of them, carry a median of $249,950, and Multi Family properties, 75 listings, run higher at a median of $665,000.

That spread means your budget determines your property type almost as much as your neighborhood preference does. A buyer looking at $200,000 is shopping condos. A buyer at $600,000 or more is likely comparing single family homes against multi family options.

Comparing the Named Communities

Once you move beyond citywide figures, the differences between communities become the real story. Here's how several stack up against each other and against the Las Vegas median of $405,000:

• Summerlin: 1,546 homes for sale, median $619,000, $314 per square foot, the highest per-square-foot figure among the communities we track.
• Henderson: 1,456 homes for sale, median $499,999, $258 per square foot.
• Centennial Hills: 1,378 homes for sale, median $530,000, $251 per square foot.
• Anthem: 631 homes for sale, median $565,000, $279 per square foot.
• Aliante: 513 homes for sale, median $449,000, $228 per square foot, the lowest per-square-foot figure on this list.
• Green Valley Ranch: 462 homes for sale, median $494,500, $268 per square foot.
• Southern Highlands: 390 homes for sale, median $585,000, $258 per square foot.
• MacDonald Ranch: 259 homes for sale, median $1,195,000, $363 per square foot, well above every other community here.

Browsing by area helps narrow the search fast. If Summerlin's pace and price point interest you, start with Summerlin homes for sale. For Henderson, which has nearly as much inventory at a lower median, look at Henderson homes for sale. Buyers focused on Green Valley Ranch can go straight to Green Valley Ranch homes for sale, while those comparing Anthem against Southern Highlands should check Anthem homes for sale and Southern Highlands homes for sale side by side. MacDonald Ranch, with its $1,195,000 median, is worth a look at MacDonald Ranch homes for sale if you're shopping at the upper end. Centennial Hills and Aliante round out the list at Centennial Hills homes for sale and Aliante homes for sale.

Smaller Communities Worth Knowing

Beyond the larger named areas, several smaller communities have their own inventory worth tracking if you have a specific location in mind. Sun City Las Vegas currently has 99 homes for sale, the largest of the smaller communities we track. Highlands Ranch has 44 listings, Sierra Sunrise has 29, and Vistana Condo has 28. Meridian at Hughes Center follows with 24 listings, Mountain Creek with 23, and the two Desert Inn Mobile Estate communities round things out with 22 and 20 listings respectively.

Each of these has its own page if you want to see current inventory: Sun City Las Vegas, Highlands Ranch, Sierra Sunrise, Vistana Condo, Meridian at Hughes Center, Mountain Creek, Desert Inn Mobile Estate 2, and Desert Inn Mobile Estate 3. If none of these match what you're picturing, it's worth browsing every Las Vegas community we track to see the full list.

What These Prices Actually Buy

Numbers on a chart are one thing, actual listings make the comparison real. At 8022 Diamond Gorge Road, $368,000 gets you 4 beds and 3 baths across 1,875 square feet. A bit lower, 8544 Lakota Street is priced at $325,000 for 2 beds, 2 baths, and 1,006 square feet. Near the city's overall median, 2090 Lucerne Street lists at $389,900 for 3 beds and 2 baths in 1,766 square feet, and 6340 Dallaswood Lane sits just under that at $386,999 for 3 beds, 2 baths, and 1,286 square feet.

Moving up in price and size, 5854 Alfred Drive is listed at $634,999 for 4 beds, 3 baths, and 2,445 square feet, while 3588 Franciscan Lane offers 4 beds and 3 baths in 2,349 square feet for $649,000. At the top of this group, 6800 Keren Marie Avenue lists at $895,000 for 5 beds, 4 baths, and 3,396 square feet, a useful comparison point against the $1,195,000 median we're seeing in MacDonald Ranch.

Making Sense of It as a Buyer

The citywide figures are a starting point, not the whole picture. A $405,000 median means very little if you're set on a townhouse, where the citywide median runs closer to $300,000, or a condo, where it's $199,700. The same logic applies geographically. Two buyers each looking to spend around $500,000 could end up in very different places, one comfortably inside Aliante's $449,000 median, another stretching to the lower end of Anthem's $565,000 median.

Our advice is always to compare on two axes at once, property type and community, before deciding a price feels high or low. That's the fastest way to figure out where your budget actually fits, and it's why we point buyers toward specific area pages rather than just the citywide list when they're ready to get serious.