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Nov 7, 2026 • 25 min read

Southern Highlands vs Mountain's Edge: Price per Square Foot, Home Age, HOA and Taxes (2026)

By Mike Roland, Nevada license S.0177048, LPT Realty. Published November 7, 2026. Updated November 7, 2026. Read time: 27 minutes.Short answer: Southern Highlands costs more and Mountain's Edge costs less, and the gap is wider than most people expect. In my MLS pull of single-family closings from August 9 to November 7, 2026, the median closed price was $596,000 in Southern Highlands (66 sales) a

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Nov 7, 2026 25 min read

Southern Highlands vs Mountain's Edge: Price per Square Foot, Home Age, HOA and Taxes (2026)

Nov 6, 2026 29 min read

Moving to Summerlin, NV: What Each Price Tier Buys, HOA Dues and Tax Rates (2026)

By Mike Roland, Nevada license S.0177048, LPT Realty. Published November 6, 2026. Updated November 6, 2026. Read time: 34 minutes.Short answer: Moving to Summerlin means choosing a price tier first and a village second. In my MLS pull of 351 closed single-family sales (August 8 to November 6, 2026), the median closed price was $777,500, but the middle half of sales ran from $589,000 to $1,450,000

Nov 5, 2026 16 min read

Boulder City vs Henderson: Taxes, Utilities, Growth Cap and Prices

By Mike Roland, Nevada license S.0177048 | Published November 5, 2026 | Updated November 5, 2026 | 26 minute readShort answer: Boulder City has the lower property tax rate (2.6097 per $100 of assessed value in most districts, against 2.9613 in Henderson), the lower Census median home value ($435,600 against $484,900), and a hard cap of 120 new homes per year. Henderson has far more room to grow,

Nov 5, 2026 16 min read

Moving to Henderson, NV in 2026: Move-In Costs, Taxes and Your First 90 Days

By Mike Roland, Nevada license S.0177048 | Published November 5, 2026 | Updated November 5, 2026 | 27 minute readShort answer: Moving to Henderson, NV costs less to set up than most people expect, and the biggest ongoing difference is the property tax rate: 2.9613 per $100 of assessed value in every Henderson tax district, compared with 3.2782 in most City of Las Vegas districts (Nevada Departmen

Nov 1, 2026 31 min read

Moving to Las Vegas in 2026: What Nobody Tells You Before You Relocate

Short answer: Moving to Las Vegas in 2026 is still one of the better value plays among big Western metros. The cost of living sits about 3 percent under the national average, there is no state income tax, and the median existing single-family home sold for $470,000 in September 2026. The surprises are not the headlines. They are the 3 percent property tax cap you have to claim, the HOA and improv

Oct 28, 2026 18 min read

Should I Wait for Mortgage Rates to Drop Before Buying in Las Vegas?

Short answer: Not if the only thing you are waiting on is the rate. Freddie Mac's October 22, 2026 survey put the average 30-year fixed at 7.32 percent, and Fannie Mae's latest forecast has rates holding near 6.8 percent through the first half of 2027. Meanwhile Las Vegas has a five-month supply of homes, a $470,000 single-family median that is flat year over year, and sellers who are negotiating

Oct 25, 2026 17 min read

Is It Worth Using a Real Estate Agent in a Hot Market?

Short answer: Yes, and the reason is not the one most people expect. In a true hot market an agent earns their fee by getting your offer picked over six others and by keeping you from overpaying out of panic. In the market Las Vegas actually has right now (a five-month supply of homes and a $470,000 median for single-family resales in September 2026, according to Las Vegas REALTORS), the agent's

Oct 22, 2026 18 min read

How Do I Find an Agent Who Knows My Neighborhood?

Short answer: You find an agent who knows your neighborhood by checking three things that cannot be faked: their recent closed sales inside your specific community (not just "Las Vegas"), whether they can answer neighborhood-level questions on the spot (HOA amounts, SID/LID balances, which builder built which phase, what the last five comparable sales actually closed for), and whether they can ex

Oct 19, 2026 25 min read

What Are the Best Questions to Ask at a Real Estate Consultation?

Short answer: The best questions to ask at a real estate consultation are the ones that reveal three things: how much this agent actually closes in your part of Las Vegas, who on their team will be doing the day-to-day work for you, and exactly what it will cost and how that cost gets paid. Ask "How many homes did you close in the last 12 months, and how many were within a few miles of mine?", "W

Oct 10, 2026 17 min read

How Much Does It Cost to List a Home in Las Vegas?

Short answer: Listing a home in Las Vegas costs almost nothing up front, but the total cost of selling usually lands between 6% and 9% of the sale price once commissions, Nevada's transfer tax, title and escrow fees, HOA paperwork, and prep work are added up. On the $470,000 median single-family home that Las Vegas REALTORS reported for September 2026, that is roughly $28,000 to $42,000, with the

Oct 8, 2026 14 min read

Henderson Homes Under $600,000 With a Pool: What to Know Before You Buy

Short answer: yes, $600,000 buys a Henderson home with a pool, and the live feed further down shows what is on the market right now. The harder question is what the pool costs after closing, because the purchase price is the smaller number over a few years of ownership. This guide covers the market, the real cost of owning a pool in the desert, the heat, the water rules, the permit and barrier ru

Oct 7, 2026 24 min read

Cadence vs. Inspirada in Henderson: Which Should You Buy In?

Short answer: Cadence and Inspirada look like the same decision, but they are barely the same product. Inspirada is mostly built out and mostly resale. Cadence is about halfway through its buildout and is the valley's busiest new-construction address. Inspirada carries a documented City of Henderson improvement district assessment, and Cadence’s developer says its homes do not, so the tax bill fo

Oct 7, 2026 8 min read

Summerlin vs. Henderson: Which One Fits Your Life?

Short answer: neither one is better. Summerlin and Henderson suit different people, and the quickest way to choose is to put your commute and the places you actually spend your week on a map. The person who makes the daily drive should pick the city.I'm Mike Roland, and I have helped buyers choose between these two for over a decade. I covered the full comparison on video. This guide puts my opin

Oct 4, 2026 15 min read

What Should I Expect During the Home Selling Process?

Short answer: Selling a home in Las Vegas with an agent usually takes 60 to 90 days from your first meeting to the day the money hits your account. The process breaks into six stages: the consultation and pricing, getting the house ready, going live on the MLS, reviewing offers, the escrow period (inspection, appraisal, and disclosures), and closing. Most of the stress lives in the first two week

Oct 1, 2026 10 min read

How Do Real Estate Agents Help With Negotiations?

Short answer: A good real estate agent helps with negotiations by knowing what a home is actually worth before anyone makes an offer, reading the other side's position, and structuring terms (price, closing costs, repairs, timing, contingencies) so you win on the things that matter most to you. In Las Vegas, where a typical home runs around $450,000, that work routinely moves the final number by

Sep 25, 2026 11 min read

What Are the Risks of Not Using a Real Estate Agent?

Short answer: The biggest risks of not using a real estate agent are mispricing the home, signing contracts you do not fully understand, and missing a Nevada disclosure or HOA requirement that can follow you long after closing. Sellers who go it alone in Las Vegas usually lose more in price and concessions than they save in commission, and unrepresented buyers often hand the negotiating advantage

Sep 22, 2026 7 min read

How to Work With a Real Estate Agent Long Distance?

Short answer: You work with a real estate agent long distance by hiring a local specialist who can be your eyes on the ground, then replacing every in-person step with a video version of it. Walkthroughs happen on FaceTime, documents get signed electronically, and Nevada lets you close with a remote online notary, so you never have to board a plane. The whole thing works as long as your agent is

Sep 19, 2026 9 min read

What Questions Do Real Estate Agents Ask Buyers?

Short answer: A good buyer's agent will ask you about your timeline, your financing, your monthly payment comfort zone, the areas you are considering, what you need in a home versus what you want, and who else is part of the decision. In a first meeting that usually runs 30 to 60 minutes, and the whole point is to keep you from wasting months looking at the wrong houses in the wrong parts of the

Sep 16, 2026 10 min read

Can I Get a Discount on Real Estate Commission?

Short answer: Yes. Real estate commission has never been set by law, by the MLS, or by any board of Realtors, so every rate in Las Vegas is negotiable and plenty of agents will come down if you ask. The better question is what gets cut along with the fee. On a $450,000 Las Vegas home, half a percentage point is about $2,250, and a listing that sits three months too long or sells for $15,000 under

Sep 13, 2026 8 min read

The Best Home Builders in Las Vegas: How I Compare the Big Five

If you are buying a brand new home in Las Vegas, the builder you pick changes more than the number on the sign out front. It changes what you actually get for your money. Some are better for luxury, some give you more room to customize, and some look like the cheapest option right up until you add back everything that was not included.I am Mike Roland, and my team helps buyers all over the Las V

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Southern Highlands vs Mountain's Edge: Price per Square Foot, Home Age, HOA and Taxes (2026)

All Blogs

Southern Highlands vs Mountain's Edge: Price per Square Foot, Home Age, HOA and Taxes (2026)

Moving to Summerlin, NV: What Each Price Tier Buys, HOA Dues and Tax Rates (2026)

Boulder City vs Henderson: Taxes, Utilities, Growth Cap and Prices

Moving to Henderson, NV in 2026: Move-In Costs, Taxes and Your First 90 Days

Moving to Las Vegas in 2026: What Nobody Tells You Before You Relocate

Should I Wait for Mortgage Rates to Drop Before Buying in Las Vegas?

Is It Worth Using a Real Estate Agent in a Hot Market?

How Do I Find an Agent Who Knows My Neighborhood?

What Are the Best Questions to Ask at a Real Estate Consultation?

How Much Does It Cost to List a Home in Las Vegas?

Henderson Homes Under $600,000 With a Pool: What to Know Before You Buy

Cadence vs. Inspirada in Henderson: Which Should You Buy In?

Summerlin vs. Henderson: Which One Fits Your Life?

What Should I Expect During the Home Selling Process?

How Do Real Estate Agents Help With Negotiations?

What Are the Risks of Not Using a Real Estate Agent?

How to Work With a Real Estate Agent Long Distance?

What Questions Do Real Estate Agents Ask Buyers?

Can I Get a Discount on Real Estate Commission?

The Best Home Builders in Las Vegas: How I Compare the Big Five

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