In June, Las Vegas Metro guard-gated listings continued an upward trend, growing year over year by 41%—from 347 to 490. Homes under a sales contract fell by 10% so the number of available homes for sale increased and pending sales decreased.

While competition picked up, serious buyers are still writing offers, especially when homes are well-prepared and marketed correctly. When priced appropriately, approximately 69% sold within 30 days and 92% of homes sold within 90 days.

“Months of Supply” Rate

The “Months of Supply” rate reflects competition by price bracket. Properties under $2M are in a more balanced market where pricing should remain stable. As you go over $2M, the market softens, giving buyers an edge.

Price Reductions

Roughly 80% of sellers gave some kind of discount. 21% of sellers gave between 5–10% off the last asking price, which may have already been discounted. 14% of sellers dropped their price by more than 10%. Buyers continue to have bargaining power, especially in competitive price ranges.

Cash vs. Financing

Despite higher borrowing costs, mortgage-financed purchases in Las Vegas Metro guard-gated properties rose 4% in June. As of press time, the average 30-year fixed mortgage was around 6.67%.

Expired Listings

Sometimes just listing a home isn’t enough. Last month, 21 guard-gated listings expired and did not sell, up slightly from 19 in May 2025.

Days on Market

While most guard-gated community listings sold within 90 days of being priced correctly, 6 properties took longer to find a buyer. A long sales cycle is common for properties that fall out of escrow, newly built spec homes, and when a seller delays before finally accepting an aggressive lower offer. As the market slows, timing and pricing strategies are even more critical. We investigate the nuance of each of these scenarios to advise seller clients. Below are some notable transactions.

• 1484 MacDonald Ranch Drive: 93 days on market; sold at an 8.2% discount for $4,500,000
• 12 Olympia Chase Drive: 101 days on market; sold at a 4.7% discount for $4,038,000
• 515 Serenity Point Drive: 104 days on market; sold at 2.2% discount for $4,400,000
• 5271 Villa Vecchio Court: 110 days on market; sold at a 4.4% discount for $1,315,000
• 9113 Golden Eagle Drive: 112 days on market: sold at a 0.9% discount for $2,700,000
• 1717 Enclave Court: 299 days on market; sold at a 9.7% discount for $17,600,000

June 2025 Sales

Here is a list of June’s guard-gated sales in Las Vegas, Summerlin, and Henderson. Scroll to the bottom to download a spreadsheet.

June 2025 Sales Data Download

You can download a detailed spreadsheet of the June sales data—including final sold prices, original list prices, price reductions, previous sales dates, percent appreciations, and more—by clicking here.

Please reference the following info to help you understand the spreadsheet:

When you encounter a negative number for the % Discount Off the Last List Price, this means the sales price was higher than the last list price.

DOM = Days on Market

REO = Real Estate Owned/Bank Foreclosure

Finally, 6 properties are missing data for the % Increase, Last Sold Price, and Last Sold Date because they had no prior sales as completed properties.

Any Questions?

If you have any particular questions or additional data that you’re curious about, we’re happy to help. Just give us a call at 702.605.7482 or leave a comment!