The journal
Las Vegas Real Estate Journal
Straight answers on costs, neighborhoods, new construction and the home-buying process in Southern Nevada.
New Construction vs Resale in Las Vegas: How to Choose the Right Home
A new build and a nearby resale can carry very different costs once you add the yard, window coverings, assessments and negotiating room. Here's how I compare them.
Which Way Should a Backyard Face in Las Vegas? North, South, East and West Compared
In the Mojave, the direction your backyard faces decides when you can use the patio, how hard the A/C works and how warm the pool gets. Here's how each exposure plays out.
Builder Incentives in Las Vegas: Rate Buydown vs. Price Reduction vs. Closing Costs
A builder's incentive dollars can lower your rate, your price or your cash to close. Here's how to compare them fairly, when a buydown pays off and what to ask the sales office.
Moving to Las Vegas Checklist: DMV, Utilities, Property Taxes and School Enrollment
Thirty days for your Nevada license, an emissions test for most cars, a water utility that depends on your address and a tax cap you have to claim. Here's the full checklist.
Moving to Las Vegas from Sacramento: The Drive, Taxes, Heat and Where to Look
Sacramento buyers already know hot summers and master plans. Here's how the drive, California taxes and pensions, desert heat and Las Vegas neighborhoods compare.
Moving to Las Vegas from the Inland Empire: I-15, Master Plans, Mello-Roos and SIDs
From Riverside or San Bernardino, Las Vegas is one I-15 drive away. Here's how the master plans, Mello-Roos and SIDs, logistics jobs, taxes and heat compare.
No-HOA Neighborhoods in Las Vegas: Where to Find Homes Without an HOA
Most of the valley pays at least one HOA. Here's where homes without one tend to turn up, what you gain and give up, and how to make sure "no HOA" is really true.
The Best Time to Buy a House in Las Vegas: Seasons, Rates and Readiness
Spring brings choice, summer brings heat and the holidays bring quiet. Here's how the seasons, rates and builder calendars play into timing, and why your readiness matters more.
Las Vegas vs California Cost of Living: An Honest Line-by-Line Comparison
Nevada's lack of a state income tax gets the headlines, but summer power bills, HOAs and car costs matter too. Here's a line-by-line comparison and a worksheet for your own numbers.
Las Vegas Homes With RV Parking: Gates, Pads, Garages and the Rules
"RV parking" can mean a paved pad behind a gate, a tall garage bay, or a side yard that might work. Here's how to tell the difference, and the rules that apply.
How Long Does It Take to Buy a House in Las Vegas? A Realistic Timeline
A financed escrow commonly runs about 30 to 45 days, but the search, the HOA package, title and new-build schedules can stretch it. Here's a realistic timeline.
Las Vegas HOA Fees, SIDs and LIDs: What You Pay and How to Find It
Most Las Vegas homes come with an HOA, and many newer ones add a SID or LID assessment. Here's how each layer works and exactly where to find the numbers before you commit.
Condo vs Townhome in Las Vegas: Ownership, HOAs, Insurance and Financing
A condo and a townhome can look identical from the street and still differ in what you own, what you insure and which loans work. Here's how to tell them apart.
Single-Story Homes in Las Vegas: Why They're in Demand and Where to Find Them
One-level homes draw strong interest in the valley, and newer master plans build fewer of them. Here's where to look, what you trade for them, and how to search smarter.
How Much Does a Buyer's Agent Cost in Las Vegas? How Compensation Works Now
There's no standard fee. Buyer-agent compensation is negotiable, set in a written agreement, and may be paid by you, the seller or a builder. Here's how it works now.
Las Vegas Property Taxes Explained: Nevada's Tax Cap, Due Dates and Surprises
Nevada's 3% property tax cap is one of the best things about owning here, but it isn't automatic. Here's how Clark County taxes work and what to file after you close.
HOA Rental Restrictions in Las Vegas: Lease Minimums, Caps and Short-Term Bans
Lease minimums, rental caps and short-term bans can make or break a rental plan. Here's where to find them in the resale package and how Nevada's 2026 law change fits in.
Las Vegas Homes With Casitas: Multigenerational Homes, Next-Gen Suites and ADUs
A casita, a next-gen suite and an ADU aren't the same thing, and the difference matters for renting, financing and insurance. Here's how I help buyers sort it out.
Do I Need a Realtor for New Construction in Las Vegas? Why Your Own Agent Matters
The builder's sales team works for the builder. Here's what your own agent does on a new build, what it typically costs you, and the first-visit mistake to avoid.
Guard-Gated Communities in Las Vegas: A Guide by Area
The valley's guard-gated communities and enclaves, grouped by area, plus how the dues are layered and what to expect for guests, deliveries and showings.
Buying a Home in Las Vegas Remotely: A Practical Guide for Out-of-State Buyers
You can tour, inspect, sign and close on a Las Vegas home without being here for most of it. Here's how to do it well, and the one step you should never handle by email.
Master Planned Communities in Las Vegas: A Side-by-Side Guide
Summerlin, Henderson's big plans, Skye Canyon, Mountain's Edge and more in one comparison table, plus how master and sub-HOAs, SIDs and LIDs work.
Owning a Home in Las Vegas: Pools, Solar, A/C, Water and Other Desert Realities
Desert homes wear differently. Here's what to know about pools, leased solar, A/C, tile roofs, stucco, landscaping rules, hard water, scorpions and monsoon storms.
Las Vegas Homes with Strip Views: Where They Are and How to Buy One Wisely
Strip views come down to elevation, distance and angle. Here's where view homes are, how a view affects price, and how to protect the view you pay for.
Horse Property in Las Vegas: Where to Find It and What to Check Before You Buy
Horse-friendly lots still exist in the valley, mostly in the northwest and a few rural pockets elsewhere. Here's where to look, how zoning works and what to inspect.
Summerlin vs Henderson: A Side-by-Side Comparison for Las Vegas Home Buyers
Two of the valley's most popular areas, on opposite sides of town. Here's how Summerlin and Henderson compare on terrain, homes, outdoors, commute, HOAs and new construction.
The Home Buying Process in Las Vegas, Step by Step: From Pre-Approval to Keys
From your buyer agreement to the deed recording, here's every step of buying a home in Las Vegas, who customarily pays what in Clark County, and a realistic timeline.
Moving to Las Vegas from Los Angeles: The Drive, the Differences and Where to Look
LA to Vegas is a short move with real differences. Here's the I-15 drive, weekend trips back, where Brightline West stands, what changes with taxes and HOAs, and where LA buyers look.
Moving from the Bay Area to Las Vegas: Flights, Remote Work, Taxes and Climate
Bay Area to Las Vegas is a short flight with a long list of changes. Here's how flights, remote-work house hunting, taxes, new construction and the desert climate play out.
Henderson vs North Las Vegas: How Two Valley Cities Compare for Home Buyers
Two cities at opposite ends of the valley, each with its own services and plenty of new construction. Here's how Henderson and North Las Vegas compare on homes, price range, parks, commutes and HOAs.
Skye Canyon vs Centennial Hills: Comparing Two Northwest Las Vegas Options
Neighbors along US-95 with the same mountain views, but very different homes, costs and rules. Here's how Skye Canyon and Centennial Hills compare.
Inspirada vs Cadence: Comparing Henderson's Newer Master Plans for New Construction
Two newer Henderson master plans on opposite sides of the city, at different stages of build-out. Here's how Inspirada and Cadence compare for new-construction buyers.
Assumable Mortgages in Las Vegas: How to Take Over a Seller's FHA or VA Loan
Taking over a seller's FHA or VA loan can mean a lower payment, but only if you can cover the equity gap and wait out the servicer. Here's how assumptions work and when they make sense.
How Much House Can I Afford in Las Vegas? Budgeting for the Full Monthly Cost
A lender's approval is a ceiling, not a budget. Here's how debt-to-income works, every monthly cost of owning in Las Vegas, and a worksheet that starts from the payment you're comfortable with.
FHA and VA Approved Condos in Las Vegas: How Condo Financing Really Works
With a condo, the lender approves the building as well as you. Here's how FHA and VA project approval works, how to check a building's status, and what to read before you offer.
Buying a House With Leased Solar in Las Vegas: Transfers, Title and What to Ask
Leased panels add a third party to your purchase. Here's how lease transfers, credit approval, UCC filings, appraisals and NV Energy net metering work, and which documents to collect.
Southern Highlands vs Mountain's Edge: Comparing Two Southwest Las Vegas Master Plans
Two southwest master plans a short drive apart, built around very different ideas: a private golf club on one side, big parks and SIDs on the other. Here's how they compare.
Moving to Las Vegas from Hawaii: Flights, Shipping and Life on the Ninth Island
Las Vegas has been called the Ninth Island for decades. Here's how flights home, shipping a car, costs, island food and events, and house hunting work when you move from Hawaii.
Moving to Las Vegas from Seattle: Taxes, Sunshine, Space and Remote Work
Washington already has no income tax, so the Seattle-to-Vegas math is different. Here's what changes with taxes, weather, home size and working remotely.
Moving to Las Vegas from Chicago: Taxes, Weather, Flights and Homes
Chicago to Las Vegas means leaving high property taxes and snow shovels behind, and learning to plan around summer heat. Here's the tax, weather, flight and housing picture.
Moving to Las Vegas from New York: Taxes, High-Rises, Houses and Flights Home
New York to Las Vegas changes your tax bill, your housing type and how you get around. Here's how income taxes, co-ops vs. condos, high-rise towers and flights home compare.
Moving to Las Vegas from San Diego: The I-15 Drive, Taxes and Coast vs. Desert
San Diego to Las Vegas is one freeway, a big tax change and a very different climate. Here's the I-15 drive, the California tax picture and how the coast-to-desert shift plays out.
Moving to Las Vegas from Orange County: Luxury, Golf, HOAs and Summerlin vs. Henderson
Orange County buyers already know master plans, guard gates and HOAs. Here's how Las Vegas luxury, golf, HOA rules and the Summerlin-or-Henderson choice compare.
Living in Las Vegas: The Real Pros and Cons Before You Move
Low taxes, sunshine and an easy airport on one side; triple-digit summers, water rules and a car-first layout on the other. Here's my balanced list.
Las Vegas Short-Term Rental Rules: Airbnb Laws by Jurisdiction
Short-term rental rules in the Las Vegas Valley depend on whether a home sits in the City of Las Vegas, unincorporated Clark County, Henderson or North Las Vegas, and on the HOA.
Guard-Gated vs Gated Communities in Las Vegas: Costs, Access and What to Expect
A staffed gatehouse and a call-box gate look alike in a listing but work very differently day to day. Here's how they compare on cost, access and expectations.
Home Inspection in Las Vegas: What to Check in a Desert Home
Desert homes have their own inspection checklist: roof underlayment, A/C age, Kitec and polybutylene plumbing, pools, termites and more. Here's what I tell buyers to watch.
Buying a Second Home in Las Vegas: Lock-and-Leave Options, Loans and Taxes
A Las Vegas second home can be easy to own from a distance if the property type, HOA rules and loan all match how you'll use it. Here's what to sort out first.
Dana Benrud · REALTOR®
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