Las Vegas Real Estate Right Now: $30 Million Mansions and $40K Bargains

Okay, buckle up. This week the Las Vegas market served everything from a $40,000 manufactured home in Pahrump to a $30,000,000 Summerlin estate at 11588 Stardust Drive. That Summerlin property clocks in at 11,126 square feet with 6 bedrooms and 9 baths. That’s not a house. That’s a private resort with an address.

Quick Market Snapshot

• New listings this week: 800 plus.
• Median listing price: about $450,000 to $550,000.
• Sweet spot: $400k to $700k — selling in 5 to 15 days, often under a week.
• Luxury surge: multiple listings over $10M, including $25M in Macdonald Ranch (about 12,795 sq ft) and $13.9M at Majestic Rim finishing in 2026.

Luxury vs Value — What I’m Seeing

Luxury is booming. New builds are commanding premium prices before they’re finished. You’ve got $5M to $15M estates across Summerlin and Henderson. On the flip side, affordability still exists. North Las Vegas and parts of Henderson show plenty under $400k. So yes, the market is wide open — wealthy buyers are active, and first-time buyers can still find deals.

Neighborhood Breakdown

Here’s the short version, because you probably want the headline zip code action.

• Henderson: About 30 percent of new inventory. Everything from sub-$400k to $1M plus in Lake Las Vegas.
• Summerlin: Premium market, especially 89135 with multiple $5M to $10M listings.
• North Las Vegas: Best value play. Zip codes 89084 and 89086 are exploding with new builds.
• Southwest Las Vegas: Middle-class sweet spot. $400k to $700k dominates. Mountains Edge is adding $1M plus options.
• New construction hotspots: 89011, 89052, and 89138.

Pricing Trends & Negotiation Tips

Most price drops are small, 1 to 5 percent. Some sellers have cut 10 to 20 percent, and I even saw one listing drop 25 percent. Builders are bumping prices 2 to 7 percent as demand outpaces supply for new construction.

If you see multiple price drops on the same listing, that’s your negotiation door. If a property is cycling back on the market a lot, be cautious. Over 50 properties went under contract and came back this week for reasons like financing or inspection problems.

What Buyers and Sellers Should Do

Buyers: get pre-approved, know the zip codes you want, and have your agent standing by. If you like something in the $400k to $700k range, move fast.

Sellers: price it right on day one. Overpricing equals sitting on the market and eventually cutting too deep.

Bottom Line

Inventory is healthy, demand is active, and the market is functioning. Expect momentum through fall. This is not a bubble. It’s a market where speed and pricing matter.

If you want a real breakdown of listings in your zip code or to set up tours, contact me. Think of this like poker: know when to hold, and know when to fold.