If you've been wondering whether it's a buyer's market or a seller's market in Las Vegas and Henderson right now, the honest answer is: a little of both — and that's good news no matter which side of the table you're on.

Las Vegas prices are holding near record territory. The median price for existing single-family homes sat at $490,000 in June, matching the all-time high set in May and up 1% from a year ago, according to Las Vegas REALTORS. But the market has cooled from its frenzied pace of a few years back — active inventory has grown to about 8,100 listings valley-wide, and homes are taking longer to sell, with days on market running in the low-to-mid 50s. Price cuts are becoming common too: 21% of active listings carried a reduction, above the national average. June closings jumped 18% year-over-year, so buyers are clearly still active despite higher rates.

Henderson is running a bit pricier and a bit slower. The median list price is $544,000, down slightly from last month and last year, while homes are taking a median of 61 days to sell. Inventory is up roughly 8% year-over-year — the most supply Henderson buyers have seen since 2022 — giving buyers more negotiating room on price and terms than they've had in a while.

What this means for you:

If you're thinking about selling, your equity is likely near an all-time high — but pricing it right from day one matters more than ever, since overpriced homes are the ones sitting and taking cuts. If you're buying, growing inventory and more price flexibility mean this is a good window to negotiate.

Curious what your home is worth in today's market? I offer free, no-obligation home valuations — just reach out and I'll walk you through exactly where your property stands.

Frank Regina, eXp Realty — serving Las Vegas & Henderson, NV