$324,900 to $399,000: What Three Budgets Buy in Pinnacle Peaks

The lowest asking price in Warm Springs Torrey Pines at Pinnacle Peaks is $324,900. The highest is $399,000. That is a spread of $74,100 across 15 homes, and the gap between those two ends is smaller than it looks on paper, because the houses in between are fairly close in size. This post walks through three budgets inside that range and says plainly what each one gets you, using only the listing details we have.

A note before we start. Every price here is an asking price on a home that is for sale. It is not a sale price and it is not a valuation. What a home eventually sells for is a separate question, and we come back to it near the end.

The market in brief

All 15 homes for sale in Warm Springs Torrey Pines at Pinnacle Peaks are single-family houses. The median asking price is $350,000, and the median home has 3 bedrooms and 1,277 square feet. The median home was built in 2004. The median asking price works out to $265 per square foot.

Across all of Las Vegas, the median asking price is $404,999, or $237 per square foot. So the typical listing here asks about $55,000 less than the citywide median, but it asks more per square foot. In plain terms, the homes here are on the compact side, and the lower total price comes from smaller floor plans rather than a lower rate per square foot.

Timing also matters to a buyer. A typical listing here has been on the market 54 days, against 60 days across Las Vegas. Of the 15 homes, 8 (53%) are asking less than their original list price, by a median of 4%. Citywide, 44% of homes for sale have cut their asking price. Only 1 home came on the market in the last 14 days, and 1 listing (7%) is already under contract or pending.

Around $325,000: the entry point

The bottom of the range is where the smallest asking prices sit, and two listings share the same footprint of 1,211 square feet.

• 6706 Oxendale Avenue is listed at $324,900, the lowest asking price in the community. It has 3 bedrooms, 3 bathrooms and 1,211 square feet.
• 6677 Churnet Valley Avenue is listed at $325,000, with 3 bedrooms, 3 bathrooms and 1,211 square feet.

These two are a useful pair because the details match. The asking prices are $100 apart, so the comparison comes down to the specifics of each house rather than the numbers on the listing. If you are weighing the two, ask for each listing's full history, including how long it has been on the market and whether the price has changed. With 8 of 15 homes in the community asking less than their original price, a price history is worth reading for any home you consider.

Also in this band is 6644 Churnet Valley Avenue at $335,400. It has 2 bedrooms, 3 bathrooms and 1,128 square feet. It is the smaller of the homes we can name, with one fewer bedroom than the others near it. If a third bedroom matters to you, the $325,000 listing above has more bedrooms and more square footage for a lower asking price. If two bedrooms is all you need, this one is worth a look on its own terms.

At this level, the homes we can name run from 1,128 to 1,211 square feet. That is just under the community median of 1,277 square feet, which fits with the idea that this is the compact end of the market here.

Around $350,000: the middle of the list

The median asking price in the community is exactly $350,000, and one listing asks that figure: 6714 Catoctin Avenue. It has 3 bedrooms, 3 bathrooms and 1,230 square feet.

Right beside it is 7390 Carrot Ridge Street at $349,999, with 3 bedrooms, 3 bathrooms and 1,535 square feet. This is the comparison worth pausing on. The asking prices differ by one dollar, but the Carrot Ridge house lists 305 more square feet than the Catoctin house. For a buyer who is working from a single number, that is a reminder to look at what is behind the price.

Moving slightly up, 6597 Roundstone Bog Avenue asks $355,000 for 3 bedrooms, 3 bathrooms and 1,535 square feet, the same size as the Carrot Ridge listing. And 7436 Speedwell Cavern Street asks $358,800 for 3 bedrooms, 3 bathrooms and 1,493 square feet.

If you want to understand the per-square-foot picture, these listings help. Dividing price by square feet for the Carrot Ridge house gives a figure well under the community median of $265, while the Catoctin house sits higher. That spread is part of why we suggest comparing size as well as price. Two homes at nearly the same price can offer quite different amounts of space.

This band is where most of the community sits, so it is also where you are likely to have the most to compare. With a typical listing on the market for 54 days, there is usually time to look at several before deciding.

Around $400,000: the top of the range

The highest asking price is $399,000. The home we can name nearest to it is 7466 Speedwell Cavern Street, listed at $398,000. It has 4 bedrooms, 3 bathrooms and 1,655 square feet, which makes it the largest of the named homes by both bedroom count and square footage.

For the extra money over the middle of the list, the listing details show a fourth bedroom and about 120 more square feet than the 1,535 square foot homes at $349,999 and $355,000. Set against the community median of 3 bedrooms and 1,277 square feet, it is clearly at the larger end of what is listed here.

It also helps to place this price against the city. The community's top asking price of $399,000 is still below the Las Vegas median asking price of $404,999. In other words, the most expensive listing in this community asks less than the typical home for sale across the city. That is a statement about asking prices only, and it says nothing about condition, finishes or anything else we have not seen.

How to use these numbers

A few practical points for a buyer or a seller reading this list.

1. Compare price per square foot, not just price. The community median is $265, and the Las Vegas median is $237.
2. Look at price history. Eight of the 15 homes are asking less than their original list price, by a median of 4%, so a current price may not be the first one.
3. Check status. One listing is already under contract or pending, so not every home on the list is still open to an offer.
4. Note the age of the stock. The median home here was built in 2004, which is useful to know when you ask about inspections and maintenance.

If you are a seller, the same figures apply from the other side. A home priced into the middle of this list is competing with several homes of similar size, and the share of listings that have cut price is a signal worth taking seriously. Asking prices tell you where sellers are starting, not where a home will end up.

To see the full set of listings, start with the community page. For a wider comparison, browse Las Vegas homes for sale and see how these asking prices compare with other parts of the city.