From Stephen’s Desk
Market reports, buying and selling playbooks, and honest neighborhood reviews — written by Stephen, for Las Vegas.
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.