Selling a Two-Story vs Single-Story Home in Las Vegas

by Ryan Rose

In Las Vegas, single-story homes command a premium. But two-story homes have their own advantages. Understanding how your home's layout affects buyer appeal helps you market effectively.

The Single-Story Premium

Single-story homes in Las Vegas typically sell for more per square foot than comparable two-story homes. Why?

Retiree appeal. Las Vegas attracts retirees who want to avoid stairs. Single-story homes are essential for many older buyers.

Accessibility. Beyond retirees, anyone with mobility concerns prefers single-level living.

Cooling efficiency. Heat rises. Two-story homes in Las Vegas summers often have uncomfortable upstairs areas despite AC working overtime. Single-story homes cool more evenly.

Universal appeal. Single-story works for everyone. Two-story excludes some buyers.

The premium varies by area and size, but expect single-story homes to attract more interest and often command 3-8% more than equivalent two-story properties.

Two-Story Advantages

Two-story homes have selling points too:

More home on less land. Two-story homes maximize square footage on smaller lots. Buyers get more space.

Privacy separation. Bedrooms upstairs, living areas downstairs. Families with teenagers appreciate this layout.

Better views. Second-floor bedrooms may have mountain or Strip views that single-story homes lack.

Lower price point. More square footage for less money attracts budget-conscious buyers, especially young families.

Energy on two floors. Some buyers find the layout more interesting and dynamic than sprawling single-story plans.

Marketing Single-Story Homes

If you're selling a single-story:

Highlight it prominently. "Single-story" should be in your headline. It's a major selling point.

Target retiree markets. These buyers specifically search for single-level homes.

Emphasize accessibility. Wide doorways, step-free entry, accessible bathrooms are worth mentioning.

Note energy efficiency. Single-story homes are easier and cheaper to cool. Mention lower utility bills.

Marketing Two-Story Homes

If you're selling a two-story:

Emphasize space and value. More square footage for the money. Highlight room count and living space.

Target families. Parents with children often want the bedroom separation two-stories provide.

Showcase any primary bedroom downstairs. Two-story homes with downstairs primary suites appeal to more buyers by offering single-level living option.

Address cooling proactively. If you have good insulation, newer AC, or a well-designed system, mention it. "Dual-zone AC keeps upstairs comfortable."

Highlight views. If upper floors have notable views, photograph and market them.

Price Implications

When pricing, compare to similar styles:

Compare your single-story to other single-story homes
Compare your two-story to other two-story homes
Don't expect a two-story to match single-story prices per square foot

Your agent's CMA should account for home style in selecting comparables.

Buyer Pool Differences

Single-story buyers include:

Retirees and empty nesters
Buyers with mobility limitations
Those relocating from areas where single-story is standard
Buyers prioritizing resale value

Two-story buyers include:

Families with children
Buyers maximizing space on a budget
Those who prefer separated living zones
Younger buyers less concerned about stairs

The Hybrid Option

Some homes feature primary bedrooms downstairs with additional bedrooms upstairs. These "hybrid" layouts appeal to both markets:

Daily living happens on one level
Extra bedrooms upstairs serve guests, kids, or offices
Aging in place is possible

If your home has this layout, highlight it as a best-of-both-worlds solution.

The Bottom Line

In Las Vegas, single-story homes generally have broader appeal and command premium pricing. Two-story homes offer more space for less money and appeal to specific buyer segments. Know your buyer pool, market to your strengths, and price based on comparable properties of similar style.

Selling your Las Vegas home and wondering how layout affects value? Let's discuss your specific property.

Frequently Asked Questions: Single-Story vs Two-Story Homes in Las Vegas

Q1: Do single-story homes really sell for more in Las Vegas?

Yes, single-story homes in Las Vegas typically sell for 3-8% more per square foot than comparable two-story homes. This premium is driven by high demand from retirees, buyers with mobility concerns, and those prioritizing energy efficiency in the desert climate.

Q2: Why are single-story homes more expensive in Las Vegas?

Single-story homes command a premium because they appeal to Las Vegas's large retiree population, offer better accessibility, cool more efficiently in the hot climate, and have universal appeal that doesn't exclude any buyer demographic.

Q3: What are the main advantages of selling a two-story home?

Two-story homes offer more square footage on smaller lots, provide privacy separation between floors, may have better views from upper levels, come at a lower price point per square foot, and appeal strongly to families with children who want separated living spaces.

Q4: Who typically buys two-story homes in Las Vegas?

Two-story homes attract families with children, budget-conscious buyers wanting more space for their money, younger buyers less concerned about stairs, and those who prefer the privacy of separated living zones with bedrooms upstairs and common areas downstairs.

Q5: How should I market my single-story home?

Prominently feature "single-story" in your headline and listing description, target retiree markets, emphasize accessibility features like wide doorways and step-free entry, and highlight energy efficiency and lower cooling costs as major benefits.

Q6: Are two-story homes harder to cool in Las Vegas summers?

Two-story homes can be more challenging to cool because heat rises, often making upstairs areas uncomfortable despite air conditioning. However, homes with good insulation, dual-zone AC systems, and newer HVAC equipment can effectively manage this issue.

Q7: What is a hybrid layout and why does it matter?

A hybrid layout features the primary bedroom downstairs with additional bedrooms upstairs. This design appeals to both single-story and two-story buyers because it allows daily living on one level while providing extra space upstairs, making aging in place possible while offering family-friendly space.

Q8: How should I price my two-story home compared to single-story homes?

Compare your two-story home to other two-story properties, not single-story homes. Don't expect to match single-story prices per square foot. Your agent should prepare a CMA using comparable two-story homes to accurately assess your property's market value.

Q9: Should I highlight that my two-story home has a primary bedroom downstairs?

Absolutely. A downstairs primary bedroom is a major selling point that expands your buyer pool significantly. It offers single-level living capability while maintaining the benefits of a two-story layout, making it attractive to both retirees and families.

Q10: Which home style has better resale value in Las Vegas?

Single-story homes generally have better resale value in Las Vegas due to their broader appeal, especially to the area's large retiree demographic. They maintain their value premium consistently because they don't exclude any buyer segment based on mobility or lifestyle needs.