A Las Vegas Buyer’s Guide for 2026
One of the most common questions buyers ask right now is: “How much house can I actually afford in today’s market?”
If you’re buying a home in Las Vegas, the answer isn’t just about what a lender approves — it’s about what fits your lifestyle, your comfort level, and today’s market conditions. Here’s how smart buyers are thinking about affordability in 2026.
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What Lenders Say You Can Afford
(And Why That’s Only the Starting Point)
Most lenders use a debt-to-income ratio (DTI) to determine your buying power. In general:
- Your housing payment (mortgage, taxes, insurance, HOA) is typically capped around 28–36% of your gross monthly income
- Your total monthly debt (housing + car loans, credit cards, student loans) usually needs to stay below 43–45%
That means a lender might approve you for a higher price point than you’re actually comfortable with — especially in a market like Las Vegas where lifestyle costs vary by area.
Approval ≠ affordability.
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The Real Cost of Owning a Home in Las Vegas
When calculating what you can truly afford, buyers need to look beyond the mortgage payment.
Monthly Costs to Factor In
- Property taxes (vary by purchase price and location)
- Homeowners insurance
- HOA fees (very common in Summerlin, Henderson, and guard-gated communities)
- Utilities (higher electric bills during summer months)
- Maintenance & repairs
- Landscaping or pool service, if applicable
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*A home with a lower purchase price but high HOA fees can sometimes cost more monthly than a higher-priced home with no HOA. Plus, it can add to how much home you can afford based on your monthly debt to income ratio.
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Interest Rates Matter — But So Does Strategy
Interest rates continue to influence buying power, but savvy buyers are focusing on options, not headlines.
Depending on your situation, strategies may include:
- Temporary or permanent rate buy-downs
- Seller closing cost contributions
- Choosing a home that allows for future refinancing
- Adjusting price range slightly to maintain monthly comfort
This is where working with an experienced local agent — alongside a trusted lender — makes a measurable difference.
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Lifestyle Affordability: The Question Most Buyers Forget to Ask
Here’s the question I encourage buyers to ask instead: “Can I afford this home and still live the life I want?”
That includes:
- Dining out
- Travel
- Saving
- Kids’ activities
- Golf, fitness, or club memberships
- Home improvements over time
The right home should support your life — not restrict it.
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Las Vegas Market Realities Buyers Should Know
Affordability also depends on where you’re buying.
In Las Vegas:
- Summerlin, Henderson, and master-planned communities often carry HOAs
- Newer homes may have higher prices but lower maintenance
- Older homes may offer value but require upfront updates
- Some neighborhoods provide more home for the money, while others prioritize walkability or amenities
Understanding these nuances helps buyers make confident, informed decisions. Learn more about the long-term benefits of homeownership.
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So… How Much House Should You Buy?
*The best answer is personal — and strategic. The smartest buyers:
*Get pre-approved, not just pre-qualified
*Decide on a comfortable monthly payment, not a max price
*Build in breathing room for life changes
*Work with professionals who explain options, not pressure decisions
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Thinking About Buying in Las Vegas?
If you’re wondering how much home makes sense for your situation — whether you’re buying your first home, moving up, downsizing, or relocating — I’m happy to walk through the numbers with you.
A quick conversation can often save buyers thousands and help them feel confident before they ever step into a showing. Get in touch, we’re happy to start the conversation.
Stacy Sheeley is an award-winning Realtor in Las Vegas, Nevada.