Las Vegas, Summerlin & Henderson Real-Estate Market Update
Week Ending July 14 2025
By Geoff Zahler, Broker/Owner – Zahler Properties
Valley-Wide Snapshot
| Metric | 7 / 14 / 25 | WoW Δ | Prior Week |
|---|---|---|---|
| New Listings | 1,050 | ▲ 6.2 % | 989 |
| Under Contract (Show + No Show) | 792 | ▲ 24.3 % | 637 |
| Back on Market | 187 | ▲ 16.1 % | 161 |
| Sold (Single-Family Homes) | 588 | ▼ 5.8 % | 624 |
| Contingent on Sale | 14 | ▲ 27.3 % | 11 |
| 30-Year Avg Rate | 6.83 % | + 0.08 pt | 6.75 % |
| Month-to-Date Median SFR Price | $473,450 | ▼ 0.3 % | $475,000 |
Source: Las Vegas REALTORS® MLS, week ending 7/14/25.
What the Numbers Mean
A Neutral Market Tone
Contracts vs. Closings: New escrows surged 24 %, yet sold homes fell nearly 6 %. The jump in contracts is encouraging, but we’ll need to see how many clear financing and inspections before calling it momentum.
Cancellations Rising: A 16 % increase in “back on market” listings hints at underwriting or inspection challenges. Staying proactive on appraisals and repairs remains critical.
Rates Hover Near 7 %: The average 30-year rate inched up, keeping affordability tight across Summerlin, Henderson, and the wider Las Vegas Valley.
Prices Sideways: The median single-family price slipped $1,550 week-over-week—still locked in that $470k–$475k band we’ve held since late spring.
Local Perspective (Without the Guesswork)
While the data above covers the entire Valley, here’s how trends are playing out on the ground in our key sub-markets—Summerlin, Henderson / Inspirada, North Las Vegas, and the Southwest corridor—based on day-to-day showings and client feedback:
Summerlin & Summerlin West
Well-priced, updated listings under $800k continue to draw multiple weekend tours but seldom bidding wars.
Homes needing cosmetic work sit longer; buyers are cost-conscious with rates near 7 %.
Henderson / Inspirada & Anthem
Move-up buyers remain active, especially for larger lots near top-rated schools.
Pre-inspection repairs are paying off; clean reports help deals survive underwriting.
North Las Vegas & Aliante
Entry-level demand persists, but appraisal gaps are more common. FHA- and VA-heavy segments require careful pricing.
Southwest LV & Skye Canyon
New-construction incentives are pulling some traffic from resale listings—highlighting quick-move-in flexibility helps compete.
Zahler Properties Insights
For Buyers
Lock financing early. Full underwriting offers an edge when deals fall through and listings bounce back.
Watch “back on market” alerts. Cancelled contracts can present second-chance opportunities in Summerlin and Henderson.
For Sellers
Condition counts. Fresh paint and minor updates shorten days on market, especially in higher-priced Summerlin neighborhoods.
Price with precision. Even a 3-5 % over-ask list strategy can add weeks of market time in today’s balanced environment.
Indicators We’re Tracking
| Metric | Why It Matters |
|---|---|
| Contract-to-Close Ratio | Shows whether this week’s spike in escrows turns into August sales. |
| Three-Week Inventory Trend | Consecutive 1,000-plus-listing weeks could give buyers leverage heading into fall. |
| Mortgage-Rate Direction | Sub-6.7 % may rekindle competition; rates at or above 7 % could cool demand quickly. |
Need a Data-Driven Game Plan?
Whether you’re relocating to Summerlin, upsizing in Henderson, or listing in North Las Vegas, Zahler Properties turns real-time market data into clear strategy. Let’s talk about your next move.
☎ 775-351-4699 | ZahlerProperties.com
Serving Summerlin, Red Rock Country Club, Inspirada, Anthem, and the entire Las Vegas Valley.