From Stephen’s Desk
Market reports, buying and selling playbooks, and honest neighborhood reviews — written by Stephen, for Las Vegas.
Lake Las Vegas Luxury Real Estate: Waterfront Living in the Desert
Lake Las Vegas Luxury Real Estate: Waterfront Living in the Desert When people think of luxury living in Southern Nevada, communities like The Ridges, MacDonald Highlands, and Ascaya often come to mind. Yet one of the region’s most distinctive luxury destinations sits just minutes from the Las Vegas Strip while offering something remarkably rare in
How to Sell a Multi-Million Dollar Home in Las Vegas Without Overexposure
How to Sell a Multi-Million Dollar Home in Las Vegas Without Overexposure Selling a luxury property requires a different approach than selling a typical home. For high-net-worth homeowners in Las Vegas, privacy is often just as important as achieving the highest possible sale price. Executives, professional athletes, entrepreneurs, investors, and public figures frequently prefer to
Why High-Net-Worth Buyers Are Choosing Las Vegas for Second Homes and Real Estate Portfolios
Why High-Net-Worth Buyers Are Choosing Las Vegas for Second Homes and Real Estate Portfolios For years, Las Vegas was viewed primarily as an entertainment destination. Today, it has evolved into one of the most attractive luxury real estate markets in the United States. High-net-worth individuals, business owners, executives, and investors are increasingly purchasing second homes
The 2026 Las Vegas Luxury Real Estate Market Report: What High-Net-Worth Buyers Should Know
The 2026 Las Vegas Luxury Real Estate Market Report: What High-Net-Worth Buyers Should Know Las Vegas luxury real estate continues to evolve beyond its long-standing reputation as a second-home destination. In 2026, the market is increasingly defined by wealth migration, custom architecture, private club communities, and buyers seeking tax efficiency alongside lifestyle value. For high-net-worth
Moving to Nevada from California: Tax Benefits, Lifestyle Advantages, and Luxury Real Estate Options
Moving to Nevada from California: Tax Benefits, Lifestyle Advantages, and Luxury Real Estate Options For many high-net-worth Californians, relocating is no longer just about finding a larger home or a lower cost of living. It is about long-term wealth strategy, lifestyle flexibility, and access to a market that aligns with personal and financial goals. Nevada
MacDonald Highlands vs. Ascaya: Which Henderson Luxury Community Fits Your Lifestyle?
MacDonald Highlands vs. Ascaya: Which Henderson Luxury Community Fits Your Lifestyle? For affluent buyers relocating to Southern Nevada, choosing between MacDonald Highlands and Ascaya often comes down to more than architecture or square footage. Both communities sit among the most exclusive guard-gated neighborhoods in Henderson, offering privacy, elevated desert views, custom estates, and access to
The Ridges Las Vegas: Inside Summerlin’s Premier Guard-Gated Luxury Community
The Ridges Las Vegas: Inside Summerlin’s Premier Guard-Gated Luxury Community Las Vegas luxury real estate has evolved far beyond casino-adjacent high-rises and second homes on the Strip. Today’s affluent buyers are looking for privacy, architecture, tax efficiency, and lifestyle-driven communities that rival the country’s top luxury enclaves. Within Summerlin, few communities represent that shift better
Top 10 Luxury Neighborhoods, Las Vegas (2026)
The definitive ranked list of the most desirable luxury neighborhoods in the Las Vegas valley — with median price, price per square foot, and what each is known for.
Average Home Price, Summerlin NV (2026)
Median price, average price per square foot, price by village, and how Summerlin compares to the rest of the Las Vegas valley.
Realtor Fees in Las Vegas & Nevada (2026)
Following the 2024 NAR settlement, listing-side and buyer-side commissions are negotiated separately in writing. Here is how it works in the Las Vegas valley today.
Best Gated Communities, Henderson NV (2026)
Every guard-gated and gated community worth knowing in Henderson, ranked by price tier, lifestyle, and resale strength.
Cost to Sell a Home in Las Vegas (2026)
Real, line-item costs to sell a home in Las Vegas — commissions, title, escrow, transfer tax, prep, and concessions. With a worked example.
Capital Gains Tax on Nevada Home Sales (2026)
Nevada has no state income tax — but federal capital gains rules still apply. Here is how the §121 primary-residence exclusion, §1031 exchanges, and depreciation recapture work for Las Vegas sellers.
Las Vegas Luxury Market: Spring 2026
Inventory is loosening in the $1M+ tier, but Summerlin and MacDonald Highlands continue to set price records. Here's what buyers and sellers should know this season.
Moving to Las Vegas from California (2026)
Taxes, cost of living, weather, schools, and how to actually find the right neighborhood — written by a 20-year Las Vegas REALTOR for the relocating Californian.
Las Vegas Seller Closing Costs (2026)
Beyond commission, Las Vegas sellers typically pay 1%-3% in closing costs — escrow, title, real property transfer tax, HOA fees, and pro-rations. Here is the line-by-line breakdown.
Open Houses in Las Vegas (2026 Guide)
Open houses are useful intel — but only if you go in with a plan. Here is how Las Vegas buyers should approach open houses without compromising their buyer-agent relationship.
How to Buy a House in Nevada (2026)
From pre-approval through closing day, here is the Nevada-specific buyer process — including the post-NAR-settlement buyer-rep agreement, Clark County escrow customs, and Nevada's homestead exemption.
Henderson vs. Summerlin (2026)
Two of the Valley's most desirable communities offer dramatically different lifestyles. We break down schools, commute, taxes, price-per-foot, and resale.
Selling a Las Vegas Home: 30-Day Plan (2026)
From pre-listing prep to negotiation, here's the exact framework Stephen Tomes uses to get above-asking offers, fast.