08/15/2026
Southern Nevada, fall/winter ‘26
Hello friends
If you’ve been following me, you’ve seen plenty of shares of Flynn, Re*****on, my adventures with my modern classic Porsche, and my life as an advisor for Sotheby's International Realty.
Soon Summer will be a wrap, and I can’t think of a better time to share my thoughts and guidance through end of year. 🌳
Las Vegas
Today we have 7,800 listings while we’ve closed roughly 12,330 homes in the last six months. In the $1M+ segment just over 1,200 homes are available and about 1,020 closed in the same period. High-rise inventory is at roughly 13 months of supply, with luxury high-rise condos above $1M closer to 9.5 months. This points to a market that has moved past the extreme shortage years, into a more balanced (and selective) environment.
Nationwide
Thought leaders (Realtor.com mid-year outlook, AEI Housing Center, J.P. Morgan, and Zillow economists) describe a market defined by stability rather than strength. Existing-home sales are expected to edge modestly higher in the second half of 2026 while price appreciation stays low-single-digit (roughly 1–2%). Inventory continues to rebuild slowly from historic lows, the lock-in effect is fading, and mortgage rates are projected to remain elevated in the low-to-mid 6% range. Affordability remains the dominant constraint, so correctly priced homes in the right locations still move, while overpriced inventory sits longer. The consensus is that 2026 is a year of gradual rebalancing—not a freeze and not a crash. 🚨
Regional
Analysts note that many Sunbelt and western markets that saw the sharpest pandemic-era price and inventory swings are now carrying higher months of supply in the Midwest or northeast. Builders have delivered more product, migration patterns have normalized somewhat, and Price growth has cooled (some markets, even posting modest declines). The regional story is one of more buyer choice and greater pressure on sellers to meet the market, especially outside the most constrained coastal or high amenity pockets. Las Vegas sits in this broader Sun Belt context but has retained more of its pandemic-era gains than many peers.
My thoughts
Across all price points I'm finding many are in a sit-and-wait state of mind. 'I can get my price next year' means different things to different buyers and sellers. For those that need to make a decision by EOY, it's never been more important to understand the market of today and what is specifically on the minds of serious buyers and sellers in each segment of the Southern Nevada market.
I'm always here, your friend + advisor,
Bradley
Global Real Estate Advisor
Las Vegas Sotheby's Int'I RE
License .0190760
📲: 702.336.0468
