Outgrowing Your Southwest Las Vegas Home? How to Make the Move-Up Work

by Ryan Rose

Your starter home was perfect five years ago. Maybe it was just the two of you, or you had one kid and plenty of room to grow. But now you have got another child, or you are both working from home and fighting over the spare bedroom, or the backyard that felt fine suddenly feels way too small. If you are in Southwest Las Vegas, maybe Coronado Ranch, Mountains Edge, or one of the other neighborhoods in the 89139 area, you are not alone in feeling like you have outgrown your space. The question is whether now is the right time to make a move, and how to do it without overextending yourself. Here is what I am seeing with families in your situation and why 2026 might actually be a better window than you think.

The Space Problem Is Real

I talk to families in Southwest Las Vegas all the time who are living in homes that technically have enough bedrooms but just do not function anymore. The third bedroom is a home office that doubles as a guest room that triples as storage overflow. The two-car garage has become a gym slash playroom slash dumping ground. The kids are sharing a room and it is getting tense.

These are not luxury problems. They are quality of life problems. And the longer you wait to solve them, the more you normalize living in a space that does not work for how your family actually lives.

The good news is that Southwest Las Vegas has a lot of housing options across different price points. You do not have to leave the area you love to get more space.

Why Families Hesitate

The biggest thing holding people back is interest rates. If you bought your current home in 2020 or 2021, you probably locked in a rate somewhere between 2.5 and 4 percent. The idea of trading that for a 6.5 or 7 percent rate on a bigger mortgage feels painful.

I get it. But here is what that math often misses:

The Concern	The Other Side of It
Higher interest rate on new mortgage	Your current equity reduces how much you need to borrow
Monthly payment will increase	But you are getting significantly more house for your money
Rates might drop later	If they do, you refinance. You cannot go back and recapture time in a home that works better.
Selling and buying feels complicated	There are strategies to make it smoother than you think

What Your Equity Actually Buys You

If you bought a home in Southwest Las Vegas for $350,000 in 2019 or 2020, it is probably worth somewhere between $450,000 and $500,000 today. That is $100,000 to $150,000 in equity you have built, on top of whatever you have paid down on your mortgage.

When you sell, that equity becomes your down payment on the next home. A bigger down payment means a smaller loan amount, which means your monthly payment on the new home is not as scary as it looks on paper when you are just plugging numbers into a mortgage calculator.

Let me give you a rough example. Say you sell your current home and walk away with $120,000 after costs. You put that toward a $600,000 home in one of the nicer neighborhoods in Southwest Las Vegas. Now you are financing $480,000 instead of $600,000. At 7 percent, that is the difference between a $3,200 payment and a $4,000 payment. Still more than your current payment, but a lot more manageable than financing the whole thing.

More Inventory Means More Options

Here is something working in your favor right now. Inventory in Las Vegas is up significantly compared to a year ago. That means when you go to buy your next home, you actually have choices. You are not competing with fifteen other families for every decent listing. You can take your time, compare properties, and negotiate.

For move-up buyers, this is a big deal. The frenzy of 2021 and 2022 made it nearly impossible to buy strategically. You had to jump on anything halfway decent or lose it. That pressure has eased considerably.

If you are looking at larger homes in Rhodes Ranch, Southern Highlands, or the newer sections of Mountains Edge, there are solid options available right now that would not have lasted a week two years ago.

The Cost of Waiting

There is a real cost to staying in a home that does not work for your family. It is not just financial. It is the stress of cramped spaces. It is the arguments about whose stuff is taking up too much room. It is the feeling that you are making do instead of actually living comfortably.

And from a pure numbers standpoint, waiting for rates to drop means waiting for more competition. When rates fall, more buyers enter the market, which drives up prices on the homes you want to buy. You might save on interest but pay more for the house itself.

The families who are making moves right now are the ones who decided that the life upgrade is worth the slightly higher payment. And most of them are not regretting it.

How to Make the Move-Up Work

There are a few strategies I use with clients who need to sell and buy at the same time:

Sell first with a rent-back. You sell your current home, negotiate to stay in it for 30 to 60 days after closing, and use that time to close on your new home. This gives you certainty on your sale proceeds before you commit to a purchase.

Buy first with a bridge loan. If you find the perfect home before yours sells, a bridge loan lets you access your equity for the down payment. You pay it off when your current home closes.

Contingent offer with a strong position. In a market with more inventory, sellers are more willing to accept offers contingent on your home selling, especially if your home is priced right and likely to move quickly.

Every situation is different, but there is almost always a path that works.

What Comes Next

If you are feeling squeezed in your current home and wondering whether a move-up makes sense, start with the numbers. What is your home actually worth today? What would you net after selling costs? What does that let you afford on the buy side?

I put together a Move-Up Analysis for families in this situation that breaks it all down: current home value, net proceeds estimate, buying power, and a realistic look at what the monthly payment difference would actually be.

Want to see where you stand? Request a free home evaluation here or reach out directly to talk through your options.

Frequently Asked Questions About Moving Up in Southwest Las Vegas

Q1: Is now a good time to sell and move up in Southwest Las Vegas despite higher interest rates?

Yes, it can be. While interest rates are higher than they were in 2020-2021, current market conditions offer significant advantages. There's more inventory available, meaning less competition and more negotiating power. Plus, your built-up equity from the past few years can substantially reduce your loan amount on the new home. If rates drop later, you can always refinance, but you can't recapture the years spent in a home that doesn't meet your family's needs.

Q2: How much equity have Southwest Las Vegas homeowners built since 2019-2020?

Homeowners who purchased in Southwest Las Vegas for around $350,000 in 2019 or 2020 typically have homes now worth between $450,000 and $500,000. That represents $100,000 to $150,000 in equity appreciation alone, not including what you've paid down on your mortgage principal. This equity becomes your down payment on your next home, significantly reducing the amount you need to finance.

Q3: What are the best neighborhoods in Southwest Las Vegas for move-up buyers?

Popular move-up neighborhoods in Southwest Las Vegas include Rhodes Ranch (a guard-gated golf community), Southern Highlands, and the newer sections of Mountains Edge. These areas offer larger homes with more amenities while keeping you in the Southwest Las Vegas area. Each neighborhood has its own character, with options ranging from guard-gated communities to family-friendly neighborhoods with excellent schools and parks.

Q4: How can I buy a new home before selling my current one?

There are several strategies: You can sell first and negotiate a rent-back agreement to stay 30-60 days after closing, giving you time to purchase your new home. Alternatively, a bridge loan allows you to access your equity for a down payment before your current home sells, which you pay off at closing. In today's market with more inventory, some sellers also accept contingent offers, especially if your home is priced competitively and likely to sell quickly.

Q5: Will waiting for interest rates to drop save me money?

Not necessarily. When rates drop, more buyers enter the market, which increases competition and drives up home prices. You might save on interest but pay significantly more for the house itself. Additionally, you'll continue spending time in a home that doesn't meet your needs. Many families find that making the move now with the ability to refinance later offers better overall value than waiting for a rate drop that may trigger a competitive market.

Q6: How much will my monthly payment increase if I move up to a larger home?

It depends on your equity and the price of your new home. For example, if you sell and walk away with $120,000 in equity and purchase a $600,000 home, you'd finance $480,000 instead of the full amount. At 7% interest, this would result in roughly a $3,200 monthly payment versus $4,000 if you financed the entire purchase price. Your specific situation will vary based on your current equity, the home price, your down payment, and the interest rate you qualify for.

Q7: What is the current inventory situation in Southwest Las Vegas?

Inventory in Las Vegas is significantly higher than it was a year ago, which is excellent news for move-up buyers. You now have more choices and time to compare properties without competing with 15 other families for every listing. This makes it possible to buy strategically rather than jumping on the first available option. The pressure and frenzy of 2021-2022 has eased considerably, creating better conditions for making an informed purchase decision.

Q8: How do I know if it's the right time for my family to move up?

Start by evaluating whether your current home truly functions for your family's lifestyle. If you're constantly dealing with space constraints, fighting over rooms, or making do with inadequate storage and living areas, these are quality of life issues worth addressing. Then look at the numbers: what's your home worth today, what would you net after selling costs, and what can you afford to purchase? A Move-Up Analysis can help you see the complete financial picture and determine if the move makes sense for your situation.