The numbers,
without
the hype
This is how I actually read the Las Vegas market, and what I watch week to week. I will not paste invented statistics on this page: the honest market update for your specific neighborhood comes straight from current data, on request.
Six numbers
that tell the story
Months of supply
How long today's inventory would last at the current sales pace. Under roughly three months leans toward sellers; more favors buyers. It is the single most useful number for direction.
Days on market
How fast homes are actually selling, and in which communities. This is where neighborhood-level truth hides inside valley-level averages.
List-to-sale ratio
What final prices run relative to list prices. A ratio at or above list tells you pricing strategy; well below it tells you the overpricing pattern.
Mortgage rates
Rates move affordability faster than prices do. I watch them because a small rate change moves your payment more than a small price change.
New construction pipeline
Builders set pricing that resale sellers have to respect. The number of active communities and their incentives shapes the resale market underneath it.
Seasonal patterns
Las Vegas has a rhythm. Spring and summer lean active, fall settles, and the holidays are quiet. Timing a listing or an offer to the season matters.
Averages
lie politely
A single 'Las Vegas median' number can mislead you badly: Summerlin, Henderson's master plans and the northwest move on different clocks. The useful market report is the one built for your community, your price point and your home type.
That is the report I prepare for clients: current supply, sales pace, list-to-sale performance and the pricing implications for the specific property on the table. It is a working document, not a headline.
Your market update, on request
Send your address or the neighborhood you are watching, pick the question you are trying to answer, and I will come back with the current numbers and what they mean for your decision.
Ask for
yours
Market data changes weekly, so I never post a dated headline here and call it news. Ask for the live read on your community and I will send the real numbers with the reasoning attached.
Direct to Sandy
Get my neighborhood's numbers
Decide from information, not headlines
The market report that matters is the one for your block. Ask for yours.