Here’s the stat that’s hitting Las Vegas harder than almost anywhere else:

57% more homes have been pulled off the market compared to this time last year.

It’s staggering — and if you’re a seller right now, you’re probably feeling it. Maybe even living it.

But here’s the part most people are getting wrong:

There isn’t something wrong with the Las Vegas market.
There’s something wrong with seller expectations.

2025 has been a year of confusion. I’ve felt it in every consultation, every open house, every conversation with buyers and sellers. That “reasonable” price you thought would definitely move the needle? It’s suddenly… not moving anything at all.

Why?
Because we are in one of the noisiest markets Vegas has seen in years.

Let’s Be Honest: Sellers Are Frustrated — And Rightfully So

Homes that would’ve flown off the shelf in 2021?
They’re sitting.

Homes priced strategically and beautifully staged?
Still taking longer than expected.

Sellers who thought they were being conservative?
Facing crickets.

And here’s the kicker:
Even when you price your home “where it should be,” buyers still hesitate — not because something is wrong with your home, but because of the sheer volume of choices.

Las Vegas buyers today are overwhelmed. They’re scrolling past resale homes because… well… the builders are putting on a show.

The Builders Are the Biggest Plot Twist of 2025

I’ve never seen incentives like this in years — and I’ve been selling new construction in Summerlin and across the valley for nearly two decades.

We’re talking:
Massive rate buydowns
Flex cash
Closing cost help
Upgrades packages
Discounts on quick move-ins
Inventory releases at prices that undercut MLS resales

Builders are fighting for market share, and when they fight, resale homes feel the impact first.

It’s not that your home isn’t desirable — it’s that buyers are being dazzled by shiny kitchens, new appliances, lower monthly payments, and incentives that feel too good to pass up.

This is why pricing strategy matters more now than it did at any point in the last 10 years.

This is why realistic timelines matter.

This is why preparation matters.

This is why seller expectations matter.

So… What Gives? Will 2026 Be Better?

Short answer: yes — but with nuance.

Here’s what’s shifting:

Rates are loosening.

Mortgage rates are already backing down from 2025 highs.
A drop into the low sixes or high fives would pull a huge wave of buyers off the sidelines — especially move-up buyers who froze in 2025.

So many buyers paused big decisions:
– retirees waiting for stability
– empty nesters trying to time the market
– out-of-staters unsure about shifting inventory
– Vegas locals waiting for rates to “feel normal again”

Those decisions don’t disappear.
They pile up.

2026 is the year a lot of those delayed moves come due.

Inventory will still be high — but that’s not the enemy.

More inventory = more buyer activity.
People feel more confident making offers when they have options.

And the big one: buyers want to move here.

Population growth, tax benefits, lifestyle, and affordability compared to other metros are still pulling people into Las Vegas.
Spanish Trail, Summerlin, Henderson, the Northwest — it’s still happening quietly, consistently, all year long.

What You Need to Do to Win — Starting Right Now

If you’re selling soon (or considering it), here’s the truth:

Homes are still selling in Las Vegas.
They’re just not selling for the sellers who cling to outdated expectations.

In today’s market, the sellers who win are the ones who:
price strategically
adjust quickly
understand the competition
prep and position their home
lean into staging, photography, and marketing
work with data — not nostalgia
understand that “fast” looks different in 2025

Because time and again, the homes that are priced right and presented right are selling — and usually faster than their neighbors.

Bottom Line

Don’t let the frustration of 2025 discourage you.
Let it guide you.

The sellers who struggled this year weren’t doomed.
They were misinformed.
They expected a 2021 outcome in a 2025 reality.

But you?
You have the advantage of seeing exactly what didn’t work so you can make the right moves going into 2026.

If you want to understand where your home fits in this new landscape — pricing, timing, competition, builder vs. resale strategy — just reach out.

DM me
Book a call
Download my Lifestyle + Market Guides

Let’s build a strategy that gets you a win — not a withdrawal notice.

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