INSIGHTS | Market Updates

Las Vegas Guard-Gated Real Estate Market Trends – July 2025

August 20, 2025

Compared to last year, today’s local guard-gated real estate market has far more inventory and fewer sales. For sellers, this means a more competitive landscape. It’s still possible to secure a strong offer–the key is to make your listing stand out. Here’s how:

The key difference between receiving an offer and being overlooked is flexibility. Your home must be available for every showing, including those last-minute requests, like out-of-town buyers who arrive on Friday evening. If a buyer can’t see your home at a time that works for their schedule, they move on.

With more options, buyers tend to want homes that are new or fully renovated with features like engineered wood, large-format tile, new cabinets, and updated lighting. Beware that incomplete or poorly executed renovations, such as mismatched flooring, outdated plumbing and light fixtures, or sloppy workmanship, can turn buyers off. The result: steep price reductions and even canceled deals.

Our sellers have often made two to three times their renovation investment back on a sale. That’s why several of our current sellers are investing in renovations to better position themselves to attract more buyers and strong offers.

The renovation route isn’t for everyone; it requires time, money and living through disruption. In this case, staging your home can be a solid tactic. Even taking small steps, like decluttering, rearranging furniture, or putting items in storage, can help buyers imagine themselves living in the space. This helps to create the emotional connection that leads to offers.

Whether it’s deciding on renovations, staging, or simply preparing for showings, we can help you prioritize and plan. Our goal is to help you compete and get the best possible price in today’s market.

Understanding the Data

Active Listings are homes that are currently on the market and available for sale. This is the pool of options that buyers can choose from at any given time.

Under Contract (also referred to as Pending or In Escrow) means a buyer and seller have agreed on a deal. From there, it usually takes 30–45 days to complete inspections, finalize financing, and close the sale.

Closed Sales represent homes that have completed the entire sales process. The buyer and seller have fulfilled all conditions, funds have been transferred, and the property has officially changed ownership.

Expired indicates a home was on the market, but the listing agreement expired and the home failed to sell.

Months of Supply indicates the balance of supply and demand in a particular market segment. It measures how long the current supply of homes might last—expressed in months—not the number of homes for sale. About six months of supply is considered a balanced market. When supply falls below six months, it becomes a seller’s market, where demand is stronger and prices are more likely to rise. When supply rises above six months, it shifts to a buyer’s market, where buyers have more choices and prices may soften. The further supply goes below or above six months, the greater the potential for prices to change.