CautiousUpdated SEP 1, 2026

Las Vegas, NV

ZIP 89161· Clark County· Las Vegas-Henderson-Paradise, NV· 312 residents· Leaning Buyer

89161 · Las Vegas, NV has a HavenScore of 40 — market conditions — inventory, days on market, price cuts — currently favor sellers.

The buyer/seller gauge leans narrowly toward buyers, and has for 6 months. Typical values moved lower over the last 90 days (Zillow ZHVI). The cautious band reflects the longer-run affordability and risk picture; the buyer lean is the near-term negotiating climate, and the two can differ.

Saved ZIPs on Haven get an email when the score moves 5+ points as monthly data lands, when the market gauge flips between buyers and sellers, when its valuation read moves against the model value, or when distress jumps in a week.

Zillow ZHVI peaked at $1,138,664 in May 2025; the latest value is -7.6% from that peak, 14 months on. Since January 2019 it is +78.8%. The sharpest 12-month move was -6.5%, ending Jun 2026.

Median price
$1,052,603
-6.34% past 12 mo
Est. monthly payment
$6,160/ mo
20% down · 30-yr fixed · 6.71% · incl. tax + insurance
CompareShare card
38
HavenScore: higher than 10% of scored ZIPs.
0 / 90d#66/70 in NVBuyer Score
Rank

This ZIP has fewer than 5,000 residents, so it isn’t ranked against larger markets. The HavenScore is shown for reference.

Switch perspective

Buyer view active — Leans harder on affordability and downside risk.

Score inputs below recompute for this view

Affordability
—/100
Growth
53/100
Risk
33/100
Momentum
30/100
Livability
37/100
Score · trailing 12 mo
40 → 40
0 points
30-day
+3
90-day
0
1-yr
0

Snapshot

Numbers at a glance, with a year of history under each

Median price
$1,052,603
down-6.3% 12 mo
Typical home value across the middle tier of homes here — a smoothed Zillow index, steadier than individual sale prices.
Median price: higher than 95% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $1,052,603.
Est. monthly payment
$6,160
At the median value with 20% down, a 30-year fixed at 6.71%, plus property tax and insurance.
Active listings
2
Homes listed for sale right now (Realtor.com). Rising inventory usually favors buyers; falling inventory favors sellers.
Active listings: higher than 1% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 2.
Days on market
165
How long the typical listing sits before going under contract. Shorter means a tighter market; longer means more room to negotiate.
Days on market: higher than 99% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 165.
Price cuts
0.00%
Share of active listings that have lowered their asking price. Rising cuts usually precede softening values.
Twelve-month trend shown as a sparkline; the newest value is 0.00%.
Population
312
Current resident estimate. Growth is a demand tailwind; decline is a structural risk.
Twelve-month trend shown as a sparkline; the newest value is 312.
Vacancy
28.7%
Above-average. Share of housing units that are vacant in this ZIP, from the latest US Census ACS 5-year tables.
Owner-occupied
73%
of homes. Share of occupied housing units owned by their occupants (vs. rented), from the US Census ACS.
Denial rate
27.5%
Above-average. Share of mortgage applications denied in this ZIP, from the latest CFPB / FFIEC HMDA disclosures.
Lending activity
42,159
originations. Mortgage originations recorded in this ZIP in the most recent HMDA reporting year. Higher counts = more active lending market.
Net migration
-7.7%
net outflow. Net migration as a share of population, from IRS SOI county-to-county migration data. Positive = more people moving in than out.
Income inflow
$64k
average. Average gross income of households moving INTO this ZIP, from IRS SOI data. Higher = ZIP attracting higher-income households.

Place

What it is like to live here, and what could flood or burn

Place profile
WalkabilityLeast walkable
EPA index 4.7 of 20 · EPA Smart Location Database · Jun 2021 · above 15% of scored ZIPs
Transit accessNo transit data
EPA publishes no stop distance for most block groups
Typical commuteShorter commute than typical
16 minutes one way · US median ZIP 22 · US Census ACS · above 91% of scored ZIPs
Jobs nearbyFew jobs nearby
2 jobs per sq mi · US Census LODES · above 1% of scored ZIPs
Physical riskRelatively High (FEMA)
FEMA National Risk Index composite · Dec 2025 release · above 13% of scored ZIPs

Bands are each source’s own · tick marks the national median ZIP · not blended into the score

Hazard ledger · FEMA National Risk Index

Tract-level rolled up to ZIP · not a property-level rating · no future-year projection · refreshed annually (Dec 2025 release) · county tick = median of 69 scored ZIPs in Clark County

Everyday prices · BEA Regional Price Parities

Everyday prices in the Las Vegas metro match the US average (BEA Regional Price Parities, 2024).

Rents in the index run 16% above the US average.

$75,000 at US-average prices buys what $75,150 buys here.

Metro-level index, US = 100 · 2024 · the Las Vegas metro, not this ZIP alone

Housing cost burden · US Census ACS
Owners spending over 50% of income3%
US median ZIP 6%
Renters spending over 30% of income0%
US median ZIP 45%

What drives the score

Five pillars, each scored 0–100

Affordability

—/100

Growth momentum

53/100

Market risk

33/100

Momentum

30/100

Livability

37/100
Walkability
1–20 index · June 2021 vintage·EPA Smart Location Database
4.7
Transit access
Ranked against every scored ZIP·EPA Smart Location Database
—
Job density
Jobs per square mile, ranked against every scored ZIP·US Census LODES
1.9

See every input behind the pillars, with its value and source

Inside: Affordability: Price-to-income, Property tax rate, Median income · Growth momentum: 12-month price change, 12-month rent change, Population · Market risk: Overvaluation, Active listings, Price cuts · Momentum: Days on market, Buyer / seller gauge, Demand dial

Try Haven free for 14 days

Market signals

Tailwinds and headwinds right now

Top 6 of 14 signals
Tailwinds2
  • Growing population
    +9.9% annual growth
  • Few price reductions
    Only 0% of listings cutting price
Headwinds4
  • Declining prices
    -6.3% year-over-year
  • Population outflow
    -7.7% net — people leaving
  • Elevated unemployment
    5.2% unemployment rate
  • Slow-moving market
    165 days on market — homes sitting longer
Buyer / seller gauge

Market conditions

Leaning Buyer

Conditions are easing in buyers' favor. The score reads more negotiation room than balanced.

-22
Strong buyerBalancedStrong seller
Trend
Cooling toward buyer
Gauge since Mar 2026Leaning Buyer now

Cycle read. Softening: prices -6.3% over the trailing year, with the market leaning toward buyers.

Asking vs closed
Typical value (index)
$1,052,603
Zillow ZHVI · Sep 2026
Median sale price
$921,000
Redfin · Sep 2026
Sale-to-list
96.9%
Redfin · Sep 2026
Sold above list
0.0%
Redfin · Sep 2026

The Zillow figure is a smoothed index of typical value, not a list price; the Redfin figures are closed sales for the month shown.

Momentum check

What's changed in the last 90 days

🔒 Haven
Locked

Median price

——
🔒 Haven
Locked

Inventory

——
🔒 Haven
Locked

Days on market

——

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

Pulse signals unlock with Haven, plus a one-line market interpretation.

The 90-day numbers behind each tile open with Haven

Trend

Where it's been

Peak
$1,138,664
May 2025
From peak
-7.6%
14 mo ago
Since Jan 2019
+78.8%
Worst 12 mo
-6.5%
to Jun 2026
Best 12 mo
+31.3%
since 2018

Zillow ZHVI peaked at $1,138,664 in May 2025; the latest value is -7.6% from that peak, 14 months on. Since January 2019 it is +78.8%. The sharpest 12-month move was -6.5%, ending Jun 2026.

Cycle position — prices vs the model’s value estimate and the payment’s share of income vs five years ago — opens with Pro

Appreciation by window

Zillow ZHVI · rank among scored ZIPs
WindowChangePer yearUS rankNevada rank
1 yeardown-6.3%-6.3%/yrHigher than 1% nationallyHigher than 1% in Nevada
3 yearsup+13.5%+4.3%/yrHigher than 59% nationallyTop 8% in Nevada
5 yearsup+33.7%+6.0%/yrHigher than 67% nationallyTop 2% in Nevada
10 yearsup+121.7%+8.3%/yrTop 13% nationallyTop 21% in Nevada
Since 2000up+231.9%+4.6%/yr——

Starter homes vs the top tier

Zillow ZHVI tiers · Jul 2026
Bottom third (starter homes)
$654,908
up+33% 5Yup+151% 10Y
Middle third
$1,052,603
up+31% 5Yup+118% 10Y
Top third
$2,054,381
up+50% 5Yup+142% 10Y

Starter homes here rose 33% in five years while top-tier homes rose 50% (Zillow ZHVI tiers) — the top of the market outpaced the bottom.

The historical reading — which months run highest and lowest here — opens with Haven

Rent, inventory, days on market, Zillow’s market heat, the % view and state and US reference lines open with Haven

Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals; Pro adds 24- and 36-month horizons.

Price Forecast

3-month projection · 80% range

🔒 Haven
—————
3-month shown  |  6 & 12 months with Haven →
3-month
$1,118,812
+6.3%
80% range $1.1M–$1.2M
6-month
🔒 Haven
12-month
🔒 Haven

Of the 3-month ranges we published since December 2025, 60% contained the actual price. Track record →

6- and 12-month projections, their 80% ranges, and what moves the forecast unlock with Haven.

Zillow's own published forecast has this ZIP's typical value rise 0.2% over the twelve months from July 2026 (Zillow Home Value Forecast).

Forecasts are the model’s projection, not a prediction. Actuals will differ.

See the 6- and 12-month price ranges for this ZIP and what moves the forecast

Haven · 14-day free trial · then from $8/mo

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Monthly cost

What you'd owe each month

Est. monthly payment
$6,160/ mo

20% down · 30-yr fixed · 6.71% · tax 0.59%

Principal$731
Interest$4,709
Property tax$518
Insurance$203
Rent vs buy

Rent data isn’t published for this ZIP, so we can’t compute a rent-vs-buy gap.

Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $2,441 a year (Treasury Federal Insurance Office).

Run the numbers

Your price, rate, down payment and income

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 20% down · standard assumptions

See the 1-, 5-, and 30-year cost of owning here

Inside: Total housing cost · Interest paid · Principal paid · Equity built

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Equity assumes flat home value; real appreciation could push it higher · Rate 6.71%

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Comparable ZIPs

Same shape, lower entry

ZIPs the score groups near 89161 on Affordability and Growth — sorted by lowest median value. Each tile names what the lower price trades: commute (ACS), walkability band (EPA) and hazard rating (FEMA).

ZIP 62474
Westfield
IL
50
  • Saves $945k
  • Longer commute (+11 min)
  • Similar walkability
  • Lower hazard risk
$107,282+3.06%
ZIP 45506
Springfield
OH
50
  • Saves $938k
  • Similar commute
  • Similar walkability
  • Lower hazard risk
$114,852-0.37%
ZIP 62478
West York
IL
47
  • Saves $895k
  • Longer commute (+11 min)
  • Similar walkability
  • Similar hazard risk
$157,954+0.85%
ZIP 63445
Kahoka
MO
49
  • Saves $891k
  • Longer commute (+7 min)
  • Similar walkability
  • Similar hazard risk
$161,308+15.58%

Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals
Research the restNo crime or school rating here — why. The primary sources:GreatSchools→NCES School Search→FBI Crime Data Explorer→

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