Moving to Las Vegas in 2027: A Homebuyer's Relocation Guide

Moving to Las Vegas means moving to a valley of about 2.45 million people, with Las Vegas, Henderson, and North Las Vegas as its largest cities (Nevada Department of Taxation). The Las Vegas Valley keeps growing, and I talk with out-of-state buyers every week who want to know the same things: What do homes cost? What about taxes? Which part of town should I look at? What do I need to do when I get here?

Why buyers are looking at Las Vegas

• No state income tax on wages. If you live and work in Nevada, you don't file a state income tax return on wages or salaries (Nevada Department of Taxation).
• Capped property tax increases. The tax bill on an owner's primary residence is capped at a 3% increase per year (Clark County Assessor).
• More homes to choose from. At the end of September 2026, 7,995 single-family homes were for sale without an offer, up 6.6% from a year earlier, with about five months of supply (Las Vegas REALTORS).
• Resale prices. The median existing single-family home sold for $470,000 in September 2026, and the median condo or townhome for $290,000 (Las Vegas REALTORS).
• Brand-new communities. Henderson has new master plans like Aries, which opened in September 2026, and KB Home's Meriden, which opened in April 2026 (Las Vegas Review-Journal; KB Home).

I'm Andrew Guiant, a REALTOR® with Simply Vegas, and I help buyers relocate to Las Vegas and Henderson. This guide covers the basics I go over with every relocation client: home prices, taxes, your first 30 days, utilities, and the Henderson communities I show most. I've linked a source for every number so you can check it yourself, and my home tour videos are at the end.

Thinking about the move? Call or text me at 702-496-8216, and we'll talk through your budget and timing.

Las Vegas homes search

The Las Vegas Valley at a Glance

"Las Vegas" usually means the whole valley, not just the City of Las Vegas. When you're house hunting, you'll see addresses in several cities and unincorporated areas of Clark County. Here's how big the main ones are, per Nevada's official certified population estimates for July 1, 2025 (Nevada Department of Taxation):

• Clark County: about 2.45 million people
• City of Las Vegas: about 687,000
• City of Henderson: about 364,000
• City of North Las Vegas: about 292,000

Many popular areas, like Summerlin South, Spring Valley, Enterprise, and Paradise, are unincorporated Clark County. That matters for things like which local government handles your permits and services.

What Homes Cost in Las Vegas Right Now

Here's the latest snapshot from Las Vegas REALTORS® (LVR) for September 2026 (LVR report):

• Median existing single-family home price: $470,000. That's down 1.1% from August and flat compared with September 2025. The all-time high was $490,000 in May and June 2026.
• Median condo/townhome price: $290,000, down 1.4% from a year earlier.
• Homes for sale without an offer: 7,995 single-family homes at the end of September, up 6.6% from a year earlier.
• Supply: about five months, up from about four months a year ago.
• Cash sales: 23.5% of all local sales.

What that means for you: buyers have more homes to choose from than they did a year ago, and more time to make a decision. In my experience, that usually means more room to negotiate on price, repairs, or closing costs. Every home and neighborhood is different, though.

Here's what a resale home in the valley can look like. I toured this remodeled single-story Las Vegas home on my channel (the full tour is at the end of this guide):

One note: LVR's numbers come from the MLS and don't include all new homes sold directly by builders (LVR). New construction is a big part of the market here, especially in Henderson, so I always look at both.

Market update blog/video

Taxes: What Changes When You Move to Nevada

No state income tax on wages

Nevada doesn't have a personal income tax. According to the Nevada Department of Taxation, if you live and work in Nevada, you don't file a state income tax return on wages or salaries (Nevada Department of Taxation). Nevada does have other taxes, including sales tax and property tax. Talk with a tax professional about your situation, especially if you'll keep income or property in another state.

Property tax caps on your primary residence

Nevada caps how much your property tax bill can go up each year. Under NRS 361.4723, the tax bill on an owner's primary residence is capped at a 3% increase. Homes that aren't owner-occupied get a cap of up to 8%. Only one property in Nevada can be your primary residence (Clark County Assessor).

Two things relocation buyers should know: 1. New construction doesn't get a cap in its first fiscal year. The cap starts the following fiscal year (Clark County Assessor). 2. Watch your mail after closing. The Assessor mails postcards to new owners. Sign and return it to keep the 3% cap (Clark County Assessor).

Property tax rates vary by area. Clark County has 117 separate tax districts, and for fiscal year 2026–2027 the County Treasurer lists a total tax rate of 2.9613 for the City of Henderson district and 3.2782 for the City of Las Vegas district. You can look up any district on the Clark County Treasurer's tax rate page (checked October 26, 2026).

Your First 30 Days: DMV, Registration, and Voting

Nevada gives new residents a short window:

• Driver's license: within 30 days of becoming a resident, you need a Nevada driver's license (NRS 483.245).
• Vehicle registration: register your vehicles within 30 days of becoming a resident or when you get your Nevada license, whichever comes first (NRS 482.385).

Source: Nevada Legislature residency fact sheet.

The Nevada DMV's New Resident Guide lists what to bring, including: - Proof of identity and Social Security number - Two proofs of your Nevada address (a utility bill or lease works) - Your current out-of-state license - Nevada proof of insurance (out-of-state insurance isn't accepted), plus a VIN inspection for each car

A standard Nevada license was listed at $41.50 for 8 years (Nevada DMV). Fees can change.

Tip: set up your utilities in your name right away. Those bills become your proof of address at the DMV.

Setting Up Utilities

Who provides your water and sewer depends on the address. The City of Henderson provides water and sewer service to its residents (City of Henderson: start service), while much of Las Vegas and unincorporated Clark County gets water from the Las Vegas Valley Water District (LVVWD: start service), with sewer from a separate agency depending on the address. Electricity is usually NV Energy (start service), and natural gas is usually Southwest Gas, which serves the Las Vegas area (Southwest Gas: request service), all checked October 26, 2026. I'll give you the exact providers for any home you go under contract on.

Where to Look: Henderson Areas I Show Relocation Buyers

Every buyer is different, so I start with your budget, commute, and the type of home you want, then match areas to that. Here are four Henderson master-planned communities I tour often. These are facts about the homes and amenities, not about who lives there.

Cadence (central Henderson)

Cadence is a 2,200-acre master plan off Lake Mead Parkway. At buildout it's planned for up to 12,250 homes, and it has nearly 450 acres of open space, including a nearly 50-acre Central Park with splash pads, pickleball courts, two amphitheaters, and a seasonal pool. Home types range from townhomes to single-story and two-story homes. Cadence says there are no SID/LID fees, and that there's a master HOA plus sub-associations in some neighborhoods (Cadence FAQ). Its September 2026 new home guide lists seven active builders, with neighborhoods starting from the mid $300s to the mid $600s (Cadence New Home Guide, checked October 26, 2026).

Cadence homes for sale

Meriden (central Henderson, new in 2026)

KB Home opened Meriden in April 2026 at West Galleria Street and North Stephanie Street, near I-11 and I-215. It offers townhomes and two- and three-story single-family homes, with prices that started in the mid-$300,000s at opening (KB Home). I've toured several Meriden models, including the 1947 townhome at Avenues and the 2320 plan at Peaks (tours at the end).

Meriden homes for sale

Inspirada (southwest Henderson)

Inspirada is built around its community parks, including Aventura (20+ acres) and Montagna (26 acres, with pickleball). Residents have access to resident-only pools at several parks and a community center at Solista Park (Inspirada Community Association). Builders selling new homes there include Lennar, with Lucere Place from $578,990 and Lucere Square from $656,990 (Lennar), and Toll Brothers, with Amiata Collection townhomes from $515,000 (Toll Brothers), both checked October 26, 2026.

Inspirada homes for sale

Aries (east Henderson, new in 2026)

Aries is PulteGroup's newest master plan. It covers more than 1,100 acres along Lake Mead Parkway across from Lake Las Vegas and opened in September 2026 (Las Vegas Review-Journal). I've filmed tours of most of the Pulte models there, from the single-story Independence and Hewitt to the two-story Saffron and the larger Parklane (tours at the end).

Aries Henderson NV: Pulte Parklane Model Tour & Costs New Construction Homes in Henderson NV: 2026 Guide

Also worth a look, depending on your budget and commute: Summerlin, the Southwest Valley, and North Las Vegas. Las Vegas neighborhood guides

Buying From Out of State: How I Make It Work

Most of my relocation buyers can't fly in every weekend. Here's how we handle it:

1. Get pre-approved before you start. You'll know your budget, and sellers and builders will take your offer seriously.
2. Start with a video call. We talk through your must-haves, commute, and timing.
3. Live video tours. I walk homes on FaceTime or Zoom and show you what photos don't: the view out the back, road noise, the neighbors' yards. My YouTube tours (linked at the end) show the same level of detail.
4. One focused trip. When you're ready, we tour your shortlist in a day or two.
5. Register me with builders first. If you're looking at new construction, most builders require your agent to register you on your first visit or inquiry. Call me before you fill out a builder's online form or walk into a model.
6. Remote closing options. Ask your title company early whether remote or mail-away signing is available for your closing, so you know if you'll need to be in town to sign.

FAQ: Moving to Las Vegas

Does Nevada have a state income tax?

No. Nevada doesn't tax individuals' wages or salaries, so you don't file a Nevada income tax return on earned income (Nevada Department of Taxation).

What's the median home price in Las Vegas?

In September 2026, the median price of an existing single-family home sold through the Las Vegas MLS was $470,000. Condos and townhomes had a median of $290,000 (Las Vegas REALTORS).

How long do I have to get a Nevada driver's license after I move?

Within 30 days of becoming a resident. You also need to register your vehicles within 30 days, or when you get your Nevada license if that's sooner (Nevada Legislature).

Are property taxes capped in Nevada?

Yes. The tax bill on your primary residence generally can't go up more than 3% a year, and the cap for other residential property is up to 8%. New construction doesn't get the cap until the fiscal year after it's built (Clark County Assessor).

Is Henderson part of Las Vegas?

Henderson is its own city, with about 364,000 people as of July 1, 2025. It's in Clark County and is part of the Las Vegas Valley (Nevada Department of Taxation).

Can I buy a home in Las Vegas without visiting first?

Many buyers do much of the search remotely with video tours, then visit once to see their top choices. I strongly recommend seeing a home in person, or having a trusted agent walk it on video, before you commit, and always getting an inspection.

Watch My Las Vegas and Henderson Home Tours

Want to see homes before you fly in? Click any tour to watch it on YouTube.

▶ Single-Story Resale Home · Las Vegas	▶ Parklane · Pulte Homes, Oasis Canyon at Aries
▶ Hewitt · Pulte Homes, Desert Mesa at Aries	▶ KB 1947 Townhome · KB Home, Avenues at Meriden

More tours: Pulte Independence, Desert Mesa at Aries, Pulte Saffron, Sora at Aries, KB Home 2320, Peaks at Meriden, and my Las Vegas real estate news video, "Prices Down and Rates Up". Or see them all on my YouTube channel.

Ready to Make the Move?

Moving to a new city is a big decision. I'll help you figure out where to look, what to budget, and how to time it. I'll also go through new construction and resale side by side so you can compare.

Andrew Guiant, REALTOR® | Simply Vegas
📞 702-496-8216
✉️ andrewguiant@gmail.com
🏠 Search homes: www.andrewsellsvegas.com
▶️ Home and model tours: YouTube @andrewsellsvegas

Contact / book a relocation consultation

Market data, taxes, fees, and rules change. Information is deemed reliable but not guaranteed. Consult a tax professional for tax advice. Andrew Guiant, REALTOR®, Nevada License S.0183462, Simply Vegas.

Sources

• Las Vegas REALTORS, September 2026 housing statistics (released Oct. 6, 2026): https://members.lasvegasrealtor.com/statistics/pdf/2026-09-GLVAR-Article.pdf
• Nevada Department of Taxation, Income Tax in Nevada: https://tax.nv.gov/about-nevada-department-of-taxation/income-tax-in-nevada/
• Nevada Department of Taxation, Governor's Certified Population Estimates, July 1, 2025: https://tax.nv.gov/wp-content/uploads/2026/01/FINAL-Pop-Nevada-Counties-Incorp-Cities-Unincorp-Towns-2025.pdf
• Clark County Assessor, Tax Abatement: https://www.clarkcountynv.gov/government/assessor/general_information/tax-abatement
• Nevada Legislature, Residency Requirements fact sheet: https://www.leg.state.nv.us/Division/Research/Publications/Factsheets/Residency.pdf
• Nevada DMV, New Resident Guide: https://dmv.nv.gov/newresident.htm
• Cadence FAQ: https://cadencenv.com/faqs/
• Inspirada Community Association, Facilities: https://www.inspiradaca.org/facilities
• Clark County Treasurer, Tax Rate by District: https://treasurer.co.clark.nv.us/TaxRate-District/
• City of Henderson, start water/sewer service: https://www.cityofhenderson.com/government/departments/utility-services/residential/start-stop-and-transfer-service
• Las Vegas Valley Water District, start service: https://www.lvvwd.com/customer-service/water-service/start-stop-service.html
• NV Energy, start/stop/move service: https://www.nvenergy.com/account-services/start-stop-move-service
• Southwest Gas, contact and service requests: https://www.swgas.com/en/contact-us/
• Cadence New Home Guide (September 2026): https://cadencenv.com/wp-content/uploads/2026/08/Cadence-NHG-Sept-map.9.1.2026.pdf
• Lennar, Inspirada: https://www.lennar.com/new-homes/nevada/las-vegas/henderson/inspirada
• Toll Brothers at Inspirada: https://www.tollbrothers.com/luxury-homes-for-sale/Nevada/Toll-Brothers-at-Inspirada
• Las Vegas Review-Journal on Aries: https://www.reviewjournal.com/business/housing/builder-opens-big-new-community-at-former-mining-site-in-henderson-3885180/