Las Vegas, NV — Momentum Score, Home Values & Best-For

All states·Nevada·Las Vegas

Clark County · Las Vegas-Henderson-Paradise · population 678,922

Renter-friendlyBig-city amenities
Las Vegas, NV
Image: Wikipedia · Las Vegas
OverviewCost of livingMoving guide
View watchlist →
60
Stable
Momentum score · 0–100

Where Las Vegas stands

Steady, no major recent move.

Median home $426,069
1-year -2.8%
5-yr CAGR +5.5%
vs 5-yr peak -3.5%
Population +1.4%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-08$426k$194k$282k$371k$459k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
38/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
85/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,701/mo$1,295$1,553$1,811202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent130123100120140202220242026

Rent vs buy

Price-to-rent ratio: 20.9
Lean rent

At a 20.9 price-to-rent ratio, the math is starting to lean toward renting in Las Vegas. Owner-occupier ROI requires longer holds and the assumption that prices keep appreciating roughly at the rate of rent.

How the momentum score breaks down

methodology →
Home YoY
36 · w22%
Home 5-yr CAGR
67 · w22%
Distance from peak
69 · w18%
Population growth
71 · w16%
Rent YoY
45 · w12%
Home 10-yr CAGR
77 · w10%
Long thesis

Las Vegas is a major US metro showing +5.5% annualized appreciation with 678,922 residents — scale plus growth. The kind of city that doesn't need a thesis; the data has been making its own case for years.

Short thesis

Las Vegas's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Las Vegas

Las Vegas is a city in Clark County, Nevada, with an estimated population of 678,922. It anchors the Las Vegas-Henderson-Paradise metro area. The population grew 1.4% annually from 2020 to 2024, a moderate gain. The median home value in Las Vegas is $426,069 as of 2026-04, down 2.8% over the last 12 months. Over the last five years, home values have averaged +5.5% annual growth (-3.5% from the 5-year peak). Rents in Las Vegas average $1,701 per month, roughly flat year-over-year (-0.0%). The composite momentum score is 60 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Healthy 5-year run: +5.5% annualized over 5 years, outpacing US inflation.
●Net positive migration: population up 1.4% per year — demand fundamentals are intact.
○Scale = optionality: 678,922 population gives you airports, hospitals, a deep job market, and a real cultural scene.

▼ Bear case

●Cooling: -2.8% over the trailing year — momentum has stalled.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Las Vegas (Wikipedia)

Las Vegas, colloquially shortened to Vegas, is the most populous city in the U.S. state of Nevada and the county seat of Clark County. It is the 24th-most populous city in the United States, with 641,903 residents at the 2020 census. The Las Vegas metropolitan area has an estimated 2.4 million residents and is the 29th-largest metropolitan area in the country. Las Vegas is an internationally renowned major resort city, known primarily for its gambling, shopping, fine dining, entertainment, and nightlife. Most of these venues are located in downtown Las Vegas or on the Las Vegas Strip, which is outside city limits in the unincorporated towns of Paradise and Winchester. The Las Vegas Valley serves as the leading financial, commercial, and cultural center in Nevada.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorShelley Berkley (D)
Area141.91 sq mi
Elevation2001 ft
FoundedMay 15, 1905
Density4525.16/sq mi
Time zonePST

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Things to see in Las Vegas(Tourism)

  • Golden Nugget Las Vegas
  • Las Vegas Strip
  • Paradise
  • Las Vegas Valley
  • Stratosphere Tower
  • Fremont Street
  • The STRAT Hotel, Casino & Skypod
  • Fremont East
  • Gaslamp Quarter
  • Golden Gate Hotel and Casino
  • Northern Club
  • La Bayou

+18 more on Wikipedia.

Extracted from the Wikipedia article. Names linked in the source — open the city’s Wikipedia page for details.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Clark County right now.

NWS active alerts (NV)Nevada Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Clark County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of Las Vegas

37 tracked · ranked by median home value
1Queensridge$1,004,684-1.5%
2Summerlin South$722,851+0.8%
3Blue Diamond$695,546+1.3%
4Summerlin North$636,298-1.2%
5Sheep Mountain$611,013-1.5%
6Skye Canyon$606,362-1.8%
7Tule Springs$524,221-1.8%
8The Lakes$492,857-2.2%
9Enterprise$478,412-3.6%
10Providence$476,595-1.9%
11Buffalo$464,297-2.2%
12Desert Shores$464,142-3.3%
13The Strip$460,864+8.3%
14Sun City Summerlin$452,514-3.2%
15Centennial Hills$450,051-2.7%
16Downtown$449,589+0.6%
17Lone Mountain$445,830-2.2%
18North Cheyenne$432,180-2.4%
19Spring Valley$419,645-3.8%
20Paradise$394,941-2.7%
21Rancho Charleston$380,116-2.9%
22University Medical Center$369,225-2.3%
23Meadows Village$363,779+0.0%
24Angel Park Lindell$361,767-2.1%

See the full neighborhood ranking →

Cities like Las Vegas

Henderson, NV61 · StableNorth Las Vegas, NV63 · RisingReno, NV66 · RisingSparks, NV62 · Rising

Run the numbers for Las Vegas

ToolCan I afford Las Vegas?Income → city shortlistToolROI on a Las Vegas rentalCap rate, cash-on-cash, DSCRToolCompare Las Vegas to anywhereSide-by-side up to 3 citiesToolLas Vegas cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
45° / 24°
avg high / low
Summer (Jul)
91° / 60°
avg high / low
Sunny days/yr
252
~69% of year
Annual precip
9″ rain
6″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
High
Flood
Low

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Las Vegas-Henderson-Paradise area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Las Vegas listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
38%
Very dry climate
Median household income
$71,600
Nevada state median
Top industries (state-level)
Tourism/GamingMiningLogistics

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Las Vegas

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