http://desalearegay.cbvegas.com/blog/sort_entrydatetime-desc/ If you are thinking about buying a brand-new home in the Las Vegas Valley, here is what the market looks like this fall. In late October we looked at every floor plan 29 builders were advertising across 250 communities, 847 plans in all, and ran the numbers.The short version: the typical new home starts at about $567,000 for roughly 2,250 square feet, which works out to about $264 per square foot. Half of all floor plans start between $445,000 and $892,000.Most new homes start between $400,000 and $600,000The center of gravity of the market is the $400,000s. One in four floor plans starts in that range, and 42% start somewhere between $400,000 and $600,000.Below $400,000, options are thinner, and most of them are townhomes. At the top end, more than one in five floor plans starts at $1 million or more, mostly large single-family homes plus a handful of high-rise residences.Townhomes are the entry pointWhat you buy matters more than anything else in setting the price.Home typeFloor plansTypical (median) priceTypical sizePrice per sq ftTownhome170$398,9451,662 sq ft$249Condominium10$469,9921,684 sq ft$303Single-family home643$619,9502,488 sq ft$267High-rise residence17$1,940,5001,534 sq ft$1,275A new townhome typically costs about $221,000 less than a new single-family home, and 9 in 10 townhome plans start under $551,000. Single-family homes still make up more than three-quarters of what builders are offering. High-rise condos are their own luxury market, at roughly five times the price per square foot.Three bedrooms is the new-home standardNearly half of all floor plans (47%) start at three bedrooms, with a typical price around $480,000. Stepping up to four bedrooms adds about $150,000, to a typical $632,000. Two-story plans are far more common than single-story, and they are cheaper: a typical $482,000 against $764,000 for a single-story plan.Four national builders, KB Home, Lennar, Richmond American and Pulte, account for over 40% of the floor plans on the market. KB Home has the most affordable lineup, with a typical starting price near $429,000, while Toll Brothers and Richmond American sit at the upper end, both above $860,000.About 60% of new floor plans are inside a master-planned community. Summerlin has the most choices (132 plans, typically around $857,000), followed by Lake Las Vegas and Cadence. For lower prices, Independence and Meriden both have typical starting prices under $380,000.Builders are buying down ratesWith the national average 30-year fixed rate at 7.24%, builders are working hard to close the gap. Nearly 9 in 10 floor plans came with an advertised incentive, and more than half advertised a promotional mortgage rate. The most common was 4.99%, and some went as low as 2.99%.Read the fine print, though. Many of the lowest rates are adjustable-rate loans or temporary buydowns that rise after the first year or two. Once the full cost is counted, the APRs on these offers generally ran between about 5.5% and 6.2%. Other perks included paid closing costs, low-down-payment programs, included solar and price reductions on select homes. Many of these offers are tied to fall sales events that end in November, so timing matters.What would the monthly payment be?Here is what a 30-year fixed loan would cost each month at four common price points. The estimates include principal, interest, property taxes, homeowners insurance and mortgage insurance where it applies. HOA dues are extra.Home5% down at 7.24%20% down at 7.24%5% down at a 5.99% builder rate20% down at a 5.99% builder rateTypical townhome ($398,945)$3,130$2,570$2,820$2,300Lower-priced single-family ($490,945)$3,830$3,130$3,440$2,800Typical new home, all types ($566,970)$4,400$3,590$3,950$3,220Typical single-family ($619,950)$4,800$3,920$4,310$3,510On a typical new single-family home, a builder-paid rate near 6% saves roughly $400 to $500 a month compared with today's market rate. That is real money, and it is worth comparing against a lower price or paid closing costs before you choose an incentive.As a rule of thumb, keeping the payment to about 30% of gross income means a household would need roughly $125,000 a year to buy the typical townhome with 5% down at the market rate, and about $192,000 for the typical single-family home. First-time buyers using an FHA loan at a 5.50% builder rate with 3.5% down could get into the typical townhome for about $2,790 a month.The bottom lineNew construction in Las Vegas covers a wide range, from townhomes around $400,000 to luxury homes well over $1 million. For most buyers, the action is in the $400,000s, and builder rate incentives can make a meaningful difference in the monthly payment. The best deal depends on which incentive fits your plans, so it pays to compare offers side by side and read the terms closely.Thinking about a new home? Reach out and we can help you compare communities, builders and incentives.About these numbers: Prices are builders' advertised base prices for floor plans and quick move-in homes, collected October 28 to November 2, 2026. They are not closed sales, and lot premiums, options and upgrades are extra. Payment estimates use the Freddie Mac national average 30-year fixed rate of 7.24% (week of October 29, 2026), a 5.99% builder fixed rate, property taxes of 0.8% of the price per year, $1,500 a year for homeowners insurance, and standard mortgage insurance on low-down-payment loans. They are illustrations, not loan quotes; your rate and payment will depend on your credit, loan program and lender. http://desalearegay.cbvegas.com/blog/21583/what-a-new-home-in-las-vegas-costs-right-now/ Thu, 05 Nov 2026 09:00:22 -0800  Holidays Are no Holiday In Real Estate96sup, sub { font-size: 100% !important; } sup { mso-text-raise:10% } sub { mso-text-raise:-10% }  The holiday season may not be the first time that comes to mind when thinking about buying or selling a home, but historical Las Vegas Valley market trends suggest it may be worth a closer look. According to Coldwell Banker Premier Realty's latest The Holidays Are No Holiday in Real Estate report, the holiday season has historically offered unique opportunities in the housing market.????The Numbers Speak for Themselves: 35%greater chance of selling your home during the holidays than any other time of the year12%?51%more homes have historically sold in December than in January?More new listings hit the market in January than in DecemberFor sellers, fewer competing listings can mean an opportunity to stand out and attract serious buyers. For buyers, the holiday season can still be a time to explore available homes and make a move before the new year.????More Reasons to Sell Your Home This Holiday SeasonRight now, you have the chance to get ahead of the crowd. The holiday market gives sellers a unique edge for a few key reasons:Homes show better during the holidays.Investors need tax shelters prior to January 1st Mortgage money is readily available.Many corporations relocate employees prior to the New YearLenders are able to process loans fasterColdwell Banker Premier Realty agents work throughout the holidaysWant to learn more? Download our full report to explore the market trends and discover why the holiday season can be a great time to sell your home.?Download The Holidays Are No Holidays Report??If buying or selling a home is on your mind this holiday season, I'm here to help you make the most of the opportunities the market has to offer. While many people wait until the new year to make their move, the holidays can be a great time to get started. Let's connect to discuss your goals and create a plan that works for you. Be sure to explore our full report for more insights into the Las Vegas Valley holiday market.?Our Premier Service Companies? ©2026 Coldwell Banker Premier Realty. All rights reserved. Coldwell Banker Premier Realty upholds the principles of the Fair Housing Act and the Equal Opportunity Act. If your home is listed with another REALTOR®, please disregard. It is not our intention to solicit the offerings of other brokers. http://desalearegay.cbvegas.com/blog/21582/the-holidays-are-not-holiday-in-real-estate/ Thu, 29 Oct 2026 09:26:34 -0800 Sales volume in Las Vegas is far below past levels, but homes that do sell aren’t taking unusually long. In September 2026, the median single-family home sold in 27 days on market and the average in 44 days. That’s slightly faster than September 2025 (30 and 46 days), and at or below a typical September since 2006 (a median of about 28 days and an average of about 49).When supply rises and demand is soft, price is what restores liquidity: either listing close to what the market supports or cutting the price later. In our data, the better approach has been to price at or slightly below the market from the start. That avoids a series of deeper cuts once a listing starts to look stale.We looked at the distribution of days on market for single-family homes that closed in September. We also measured each home’s “degree of overpricing,” comparing its original list price to what a model predicts similar homes in the same ZIP code would list for.The fastest-selling quarter of homes (11 days or fewer) were typically listed about 3% below the model’s estimate. Only 3% needed a price cut, 27% sold above their final asking price, and the typical home closed at 100% of its original list price. They were priced to sell from the start.The slowest-selling quarter took 59 days or more (a median of 91 days). Those homes were typically listed 1.5% above the model’s estimate, and one in three was listed 10% or more above it. 84% cut their price, and the typical home closed at 93.5% of its original list price. These are homes that eventually sold. Overpriced listings that expired or were withdrawn aren’t in these figures, so the real cost of overpricing is higher.Use the table and charts below to weigh pricing against how quickly you need to sell. If a job change or another move depends on a quick sale, pricing to the market can matter more than holding out for top dollar. Some sellers can afford patience, but waiting risks a series of price cuts that end below what a market-based price would have brought at the start. That trade-off matters more as months of supply grows.  http://desalearegay.cbvegas.com/blog/21581/despite-a-challenged-housing-market-homes-are-selling-about-as-fast-as-they-typically-do/ Mon, 26 Oct 2026 09:48:57 -0800 Does Solar Add Measurable Value to Homes?October 2026 · Las Vegas market researchA natural question in sunny Las Vegas. Solar adoption has grown: this year, over 17% of single-family homes that sold through the MLS had solar, up from around 11% in 2022. But how does this break down in terms of value? For one, solar is only a positive influence on price if it is owned. In our analysis of more than 156,000 Las Vegas–area single-family sales from January 2019 through September 2026, homes with owned solar sold for about 1.4% more than comparable homes without solar. Homes with leased, financed or PPA systems sold for roughly 1% to 1.5% less.That pattern is consistent with the largest national study on the subject, Begley & Hoen (2021). Solar panels on the roof are not what buyers pay for. They pay for the savings, and for not taking on someone else's contract.On a $475,000 home, a 1.4% premium is roughly $6,600. A 1.3% discount is roughly $6,200 in the other direction. The swing between those two outcomes can be more than $12,000 on the same house, depending on who owns the panels.Four ways to have solar on your roofWho owns the panels, and who keeps paying for them, is what separates a premium from a discount. The Las Vegas MLS tracks four ownership types.TypeWho owns the panelsWhat the homeowner paysWhat happens at saleOwnedThe homeowner, outrightNothing ongoingTransfers with the house like any other fixtureFinanced (solar loan)The homeownerMonthly loan payments, often 10–25 yearsThe loan is usually paid off from the seller's proceeds; some lenders allow assumptionLeasedA third-party solar companyA fixed monthly rent, often with a yearly escalatorThe buyer must qualify for and assume the lease, or the seller buys it outPPA (power purchase agreement)A third-party solar companyA price per kWh the panels produce, often with a yearly escalatorSame as a lease: assumed by the buyer or bought outWhat is a PPA? Under a power purchase agreement, a solar company installs and owns the system on your roof. You agree to buy the electricity it produces at a set price per kilowatt-hour, usually below the utility's rate when you sign. You don't own the equipment, and your payment rises and falls with how much the panels produce.How leases work. A lease is similar, except you pay a flat monthly amount regardless of production. Most run 20 to 25 years. Many include an escalator that raises the payment each year. A prepaid lease is paid up front, often by a builder, but the panels still belong to the solar company.How financed systems work. With a solar loan, you own the panels but owe a lender. The lender often records a UCC-1 fixture filing in the county records. That filing has to be cleared or handled before closing, which can slow a sale.The practical difference: a buyer of an owned system gets free power-producing equipment. A buyer of a leased or PPA system inherits a 20-year contract with a company they didn't choose. That contract may cost more than the electricity it replaces.What the Las Vegas data showsOwned solar carries a premium, and every third-party arrangement carries a discount. That holds across the full period, the most recent 12 months, and a repeat-sales test comparing the same homes before and after.Solar typeHomes with itPrice vs. no solar, Jan 2019–Sep 2026Last 12 months (Oct 2025–Sep 2026)Same home, sold twiceOwned6,058+1.4%+1.6%+0.7%Leased8,291–1.3%–1.9%–1.0%Financed1,576–0.8%–0.2% (not significant)–1.3%PPA798–1.5%–2.0%–1.8%Three things stand out:The gap is widening. In the last 12 months, owned solar earned +1.6% and leased solar –1.9%, a spread of about 3.5 points.Financed systems sit in between. The buyer usually gets the panels free and clear once the seller's loan is paid at closing. Recent sales show almost no discount.The owned premium is real but modest. When we compare the same house before and after solar, the premium shrinks to +0.7%. Part of the headline premium reflects the kind of homes and neighborhoods where owners install solar.One note on the data: the MLS only began separating Financed and PPA from Leased in 2024. Before that, most third-party systems were recorded as Leased.What the national research saysOur approach is modeled on Begley & Hoen (2021), "Solar at High Noon: Solar Home Premiums in a Rapidly Maturing Market". It is a working paper by Jaclene Begley of Fannie Mae and Ben Hoen of Lawrence Berkeley National Laboratory. They matched about 555,000 appraisals in California, Connecticut, Massachusetts and Oregon from 2011 to 2020 against a national database of solar installations.Their findings line up with Las Vegas on the main point:StudyOwned solarLeased / PPA solarBegley & Hoen (2021), 4 states, 2011–2020+1.63%Slightly negative, not statistically significantHoen, Rand & Adomatis (2017), "Leasing Into the Sun", California, 2011–2013Premium (prior studies)No significant premiumHoen et al. (2015), "Selling Into the Sun", 8 states, 2002–2013About $15,000, or $4.18 per wattNot studied separatelyThis analysis, Las Vegas SFR, 2019–2026+1.4%–1.3% to –1.5%Begley and Hoen also found the premium per kilowatt fell from 1.23% in 2011 to under 0.4% after 2016 as solar became common. They point to a key reason leases don't add value: appraisers don't count a third-party system as part of the house, and the lease payments eat into the savings.Where Las Vegas differs is in degree. Nationally, leased and PPA systems were roughly neutral. Here, they come with a measurable discount.Why cheap power changes the mathLas Vegas electricity is cheap by national standards, in line with other Mountain West cities and far below California. That is likely why third-party solar fares worse here than in the national studies, which were dominated by California homes.Source: EnergySage local electricity-cost data, October 2026, based on bills shared by EnergySage users. Nevada is the statewide figure; EnergySage does not publish a separate Las Vegas rate.A solar system is worth what it saves. In San Diego, where power costs about 46¢ per kWh, even a leased system can save money after the lease payment. In Nevada, at about 14¢, the gap between a lease payment and the utility bill it replaces is much thinner. A buyer looking at a $120 monthly lease with a yearly escalator may decide it barely beats NV Energy, or doesn't.An owned system has no payment to subtract, so all of its savings go to the homeowner. That is the simplest explanation for why ownership type matters more in Las Vegas than in California.Nevada's rules add to this. In September 2025, the Public Utilities Commission of Nevada approved two changes:15-minute netting replaced monthly netting. Exported power now only offsets usage in the same 15-minute window.A daily demand charge for residential customers is scheduled to start January 1, 2027, after regulators pushed it back from April 2026. Solar credits cannot offset it.Under the new rules, rooftop solar customers pay about $12 more a month on average, according to state regulators and NV Energy. These rules shrink the savings from every system. For a lease or PPA, that means less room left over after the payment.Las Vegas rates have also risen more slowly than the nation's. Nevada's average residential price went from about 11.9¢ around 2018 to about 13.1¢ in October 2026. Over a similar period, the U.S. city average rose from 13.5¢ (January 2019) to 19.6¢ (September 2026). Slow rate growth means a lease escalator can catch up with the utility bill faster.What this means if you're buying or sellingIf you're selling a home with solar:Gather the paperwork early: the purchase contract, lease or PPA agreement, monthly payment, escalator, remaining term and transfer process.Disclose the ownership type accurately.If you have a lease, ask the solar company for a buyout quote. On a strong offer, paying it off may cost less than the price discount.If you have a solar loan, confirm the payoff amount and whether a UCC-1 filing needs to be released.If you're buying a home with solar:Ask whether the system is owned, financed, leased or a PPA. Don't rely on the listing alone; ask for the contract.For a lease or PPA, compare the monthly payment and escalator with your expected NV Energy bill. Factor in the 2025 netting and demand-charge changes.Budget time for the solar company's credit check and transfer paperwork, which can take weeks.If you're buying new construction: some builders now include solar as standard. Beazer Homes, for example, includes solar in many Las Vegas communities. Ask whether the system is owned outright, prepaid-leased or financed, since that determines what it's worth at resale.How we measured itWe used a hedonic pricing model, the standard method appraisers and economists use to separate the value of one feature from everything else about a home. The data covers 156,051 closed single-family sales in Las Vegas, Henderson, North Las Vegas and Boulder City from the Las Vegas REALTORS® MLS, January 2019 through September 2026.The model compares the log of each sale price against the home's size, lot, age, bedrooms, bathrooms, garage, stories, pool, condition, views, gated community, sale terms and distress status. It also controls for ZIP code and the month of sale, so neighborhood and market timing don't drive the result. We checked the results with census-tract controls, a repeat-sales model on homes that sold more than once, and a last-12-months sample. The direction of every result held.These are associations, not proof of cause. A leased-solar home could differ in ways the MLS doesn't record. The consistent pattern across tests, and its match with national research, makes ownership type the most likely explanation.SourcesBegley, J. & Hoen, B. (2021). "Solar at High Noon: Solar Home Premiums in a Rapidly Maturing Market." Working paper, SSRN (Fannie Mae & Lawrence Berkeley National Laboratory).Hoen, B., Rand, J. & Adomatis, S. (2017). "Leasing Into the Sun: A Mixed Method Analysis of Transactions of Homes with Third Party Owned Solar." Lawrence Berkeley National Laboratory.Hoen, B. et al. (2015). "Selling Into the Sun: Price Premium Analysis of a Multi-State Dataset of Residential Home Sales with and without Photovoltaic Energy Systems." Lawrence Berkeley National Laboratory.EnergySage electricity costs, October 2026: San Diego, Los Angeles, Denver, Salt Lake City, NevadaFRED: U.S. city average electricity price (BLS)EnergySage: Phoenix electricity ratesElectricChoice: Nevada electricity pricesNV Energy: 2018 average retail price brochureSolar Power World: Nevada PUC approves 15-minute nettingLas Vegas Review-Journal: demand charge petition deniedKTNV: North Las Vegas leased-solar disclosure disputeFOX5 Las Vegas: daily demand billing starts January 1, 2027 http://desalearegay.cbvegas.com/blog/21580/does-solar-add-measurable-value-to-homes?/ Fri, 16 Oct 2026 09:00:33 -0800  sup, sub { font-size: 100% !important; } sup { mso-text-raise:10% } sub { mso-text-raise:-10% } Halloween in Las Vegas has something for everyone.?Halloween in Las Vegas has something for everyone. Whether you're looking for spine-tingling haunted houses and escape rooms, festive pumpkin patches, themed pop-up bars, or can't-miss parties, there's no shortage of ways to celebrate the season. We've rounded up some of the best events happening around town so you can plan your perfect Halloween outing.Spooktacular Family FunHallOVeen at the Magical ForestPumpkin Patch and Hayrides at the Moapa Valley Corn MazeHalloween Town Pumpkin PatchTown Scary Family Fun at Town SquareFall Harvest at Gilcrease OrchardBoo! At the Zoo at Lion Habitat RanchClark County Halloween EventsDIY Spooky Foam Candelabra WorkshopSeasonal Adventures Pumpkin Patch in HendersonEat, Drink & Be ScaryHaunted Brunch at the Rio Hotel & CasinoThe Haunting on Spring Mountain at The Sand Dollar LoungeHaunted Inn at The PalmsSpirits at The Cabinet of Curiosities LoungeHaunted Lattes at Horror Vibes CoffeeSpooktacular Afternoon Tea at The Tea TerraceA Wicked Night at Via Brasil SteakhouseHalloween Brunch at 18binFrankenstein's Cocktail Lab at PKWY TavernSin City ScreamsMovie-Inspired Haunts at Universal Horror UnleashedJoin the Hunt at Escape Blair WitchSurvive the SAW Escape RoomDare to Escape the BasementExperience Two Haunted Attractions at Asylum & Hotel FearFind Your Way Out of the Halloween MazeFace Pennywise at Escape ITExplore Zak Bagans' Haunted MuseumHouse of Screams in Boulder CityGhouls Just Wanna Have FunZombie Burlesque at the V TheaterGhost Stories at 1923 Prohibition BarMystic Nights: Bingo, Boo & Boogie at the Balkan Bar and GrillSin City Halloween Ball at Virgin HotelsHaunted Headliners at The SpaceHalloween Rave & Costume Contest Halloween Block Party at Fandom BarEmoween at The Usual PlaceThe Wake: An Open Casket Viewing of Haunted CinemaDon’t let the Halloween fun pass you by. Gather your family, friends, or fellow thrill-seekers and explore some of the best events happening around Las Vegas. Have a safe and spooktacular Halloween!?©2026 Coldwell Banker Premier Realty. All rights reserved. Coldwell Banker Premier Realty upholds the principles of the Fair Housing Act and the Equal Opportunity Act. If your home is listed with another REALTOR®, please disregard. It is not our intention to solicit the offerings of other brokers.? http://desalearegay.cbvegas.com/blog/21579/spooky-season-starts-here:-vegas-halloween-events/ Thu, 15 Oct 2026 04:53:55 -0800