Should I Sell My Las Vegas Home Now or Wait Until 2026?

by Ryan Rose

It's the question everyone asks. Is now a good time to sell? Or should I wait? Let me share what the data actually says.

What We Know About Now

Las Vegas median home prices hit a record $488,995 in November 2025, according to Las Vegas Realtors. Prices are up 1.9% year-over-year. That's the good news.

The challenging news: Inventory is up 26%. Homes are taking longer to sell. About 61.5% of homes sell below asking price. Buyers have more negotiating power than they did a year or two ago.

It's not a bad market. It's a normalized market. Sellers can still get strong prices, but expectations need to match reality.

What Forecasters Predict for 2026

Here's what major forecasters are saying:

Realtor.com projects Las Vegas home sales will decline an additional 2.5% in 2026, with price growth nearly flat at 0.6%. That's below national forecasts of 2.2% price growth.

Mortgage rates are expected to average around 6% in 2026, similar to current levels. No dramatic relief on the horizon.

The National Association of Realtors notably excluded Las Vegas from its top 10 housing hot spots for 2026. Markets like Charlotte, Indianapolis, and Phoenix made the list. Las Vegas didn't.

Arguments for Selling Now

Prices are at record highs. There's no guarantee they'll go higher. A flat or slightly declining market is possible.

Inventory is still manageable. Five months of supply is closer to balanced than buyer-dominated. If inventory keeps rising, competition increases.

You know what you're dealing with. Today's market is knowable. Next year's is speculation.

Your personal situation. If you need to sell for job, family, or financial reasons, waiting is a gamble.

Arguments for Waiting

Seasonal factors. Spring typically brings more buyers. If you list in January, you might get less traffic than April.

Rate optimism. If rates drop significantly, buyer demand could increase. But forecasters don't expect major rate drops.

Your home needs work. If you need time to prepare your property, waiting a few months to do it right makes sense.

You're not ready. Selling while stressed, unprepared, or uncertain leads to mistakes.

What Actually Matters

Here's the truth: timing the market perfectly is nearly impossible. People who waited for the "perfect" time in 2019 missed 2020's surge. People who waited in 2023 for prices to crash are still waiting.

The best time to sell is when:

Your home is ready. You're financially and emotionally prepared. Your personal circumstances align. The current market works for your goals.

Trying to predict whether prices will be 2% higher or lower next year is guesswork. Your life circumstances aren't guesswork.

The Bottom Line

The Las Vegas market in late 2025 is solid but normalized. 2026 forecasts suggest similar conditions. There's no obvious "wait for the boom" scenario on the horizon.

Sell when it's right for you, not when you think you've outsmarted the market.

Want to discuss whether now is the right time for your situation? Let's talk through your specific circumstances.

Las Vegas Home Selling Timeline: Frequently Asked Questions

Q1: What are current Las Vegas home prices as of late 2025?

The median home price in Las Vegas reached a record $488,995 in November 2025, according to Las Vegas Realtors. This represents a 1.9% increase year-over-year, showing continued price appreciation despite a normalizing market.

Q2: Is the Las Vegas housing market favoring buyers or sellers right now?

The market has shifted to a more balanced condition. With inventory up 26% and about 61.5% of homes selling below asking price, buyers have more negotiating power than in previous years. However, sellers can still achieve strong prices with realistic expectations.

Q3: What are the predictions for Las Vegas home prices in 2026?

Realtor.com projects nearly flat price growth of just 0.6% for Las Vegas in 2026, which is below the national forecast of 2.2%. Home sales are expected to decline by an additional 2.5%, suggesting a slower market ahead.

Q4: Will mortgage rates improve in 2026?

Mortgage rates are expected to average around 6% in 2026, similar to current levels. Forecasters do not anticipate dramatic rate drops, so sellers shouldn't count on significantly improved buyer affordability driving demand.

Q5: How long are homes taking to sell in Las Vegas currently?

Homes are taking longer to sell compared to the previous year or two. With five months of inventory supply and increased competition among sellers, the days on market have extended as the market has normalized from the seller-dominated conditions of recent years.

Q6: Should I wait until spring 2026 to list my Las Vegas home?

Spring typically brings more buyers to the market, which could be advantageous if you list in April versus January. However, this seasonal benefit must be weighed against current record-high prices and the risk of further inventory increases. If your home is ready and your circumstances align, waiting may not provide significant additional benefit.

Q7: What's the current inventory situation in Las Vegas?

Inventory has increased 26% compared to the previous year, bringing the market to approximately five months of supply. This represents a shift toward more balanced conditions, though it's not yet a buyer-dominated market. Continued inventory growth could increase competition among sellers.

Q8: Is Las Vegas expected to be a hot housing market in 2026?

No. The National Association of Realtors notably excluded Las Vegas from its top 10 housing hot spots for 2026. Markets like Charlotte, Indianapolis, and Phoenix made the list instead, suggesting other cities may see stronger price growth and buyer demand.

Q9: What's the biggest risk of waiting to sell until 2026?

The primary risks include: prices remaining flat or potentially declining, inventory continuing to increase (creating more competition), and missing the opportunity to sell at current record-high prices. Additionally, your personal circumstances may change, making a future sale more complicated.

Q10: When is the best time to sell my Las Vegas home?

The best time to sell is when your home is ready, you're financially and emotionally prepared, your personal circumstances align, and the current market works for your goals. Trying to time the market perfectly is nearly impossible. Focus on your specific situation rather than attempting to predict small market fluctuations.

Q11: What percentage of Las Vegas homes are selling below asking price?

Approximately 61.5% of homes in Las Vegas are currently selling below asking price. This indicates that sellers need to price competitively and be prepared for negotiations, as buyers have more leverage than in the recent seller's market.

Q12: How should I decide between selling now versus waiting?

Evaluate your personal situation first: Do you need to sell for job, family, or financial reasons? Is your home ready to show? Are you emotionally prepared? Current market conditions are solid with record prices, while 2026 forecasts suggest similar or slightly weaker conditions. If selling aligns with your life circumstances now, waiting to time the market is often unnecessary risk.