The home
What a home costs to buy and hold in Las Vegas.
| Los Angeles County | Southern Nevada |
|---|
| Median existing single-family home, September 2026 | $994,670 | $470,000 |
| Property tax a year, as a share of value | 1.19% of assessed value | 1.03% to 1.04% of taxable value |
| Yearly rise on a home you live in | Assessed value up 2% at most | Tax bill up 3% at most |
| Transfer tax on a $1M sale | $5,600 in the City of Los Angeles | $5,100 |
Medians: California Association of Realtors, September 2026 home sales and price report, checked 4 November 2026, Las Vegas REALTORS, September 2026 report (FOX5 Las Vegas, 6 October 2026), checked 4 November 2026. A median of homes sold in the month, never a valuation of any home.
Property tax in Clark County. Summerlin Town, unincorporated Clark County 2.9328 per $100, City of Henderson 2.9613 per $100, Enterprise Town, unincorporated Clark County 2.9328 per $100 of assessed value for 2026-27, and Nevada assesses a home at 35% of its taxable value, so the yearly bill runs 1.03% to 1.04% of taxable value. On a home the owner lives in, Nevada caps the yearly rise of the tax bill at 3% (NRS 361.4723), whatever happens to its value, and other property carries a higher cap. The owner claims the 3% cap once with the Clark County Assessor. Sources: Clark County Treasurer, tax rate by district for fiscal year 2026-27, per $100 of assessed value: Summerlin Town districts 420 and 421 (The Ridges) 2.9328, City of Henderson districts 500, 503, 505, 512 to 514, 516, 518, 521 to 524, 528 and 529 (MacDonald Highlands) 2.9613, Enterprise Town districts 625 and 635 (Southern Highlands) 2.9328. Nevada assesses a home at 35% of taxable value (NRS 361.225). Special improvement district assessments are billed per parcel, not included, Clark County Assessor, tax abatement, checked 4 November 2026.
Property tax in Los Angeles. City of Los Angeles, Los Angeles Unified: 1.185825% of assessed value a year. Under article XIII A of the California Constitution (Proposition 13), the base tax is 1% of assessed value, the assessed value starts at the purchase price, and it rises at most 2% a year until the home changes hands. Sources: Los Angeles County Board of Supervisors, FY 2026-27 tax rate resolution of 01.09.2026 (1% base, Beverly Hills Unified 0.093324, Los Angeles Community College District 0.043416, Los Angeles Unified 0.121306), Metropolitan Water District 0.0085, and City of Los Angeles general obligation bonds 0.012603 for Beverly Park, which sits in the City of Los Angeles under a 90210 address, California Legislative Information, California Constitution article XIII A, checked 4 November 2026.
On the purchase. Clark County charges real property transfer tax of $2.55 for every $500 of value when the deed records: the $1.95 every Nevada county charges plus $0.60 for Clark County. On a $1M home that is $5,100, on $3M $15,300. Source: Nevada Department of Taxation, Real Property Transfer Tax, checked 4 November 2026.
Selling the Los Angeles home
A sale inside the City of Los Angeles pays the city's 0.45% real property transfer tax and the 0.11% Los Angeles County documentary transfer tax. On top of that, Measure ULA charges 4% of the whole price on a sale of $5.4M up to $10.9M, and 5.5% from $10.9M, for sales closing after 30 June 2026. The thresholds rise every 1 July. On a $6M sale inside the City of Los Angeles that is $33,600 of base transfer tax and $240,000 of Measure ULA, $273,600 in all. The same price recorded in Clark County carries $30,600 of transfer tax. Sources: Hanson Bridgett, Measure ULA ordinance update, August 2026, checked 4 November 2026, Seyfarth Shaw, Measure ULA remains in effect, 2026, checked 4 November 2026, Nevada Department of Taxation, Real Property Transfer Tax, checked 4 November 2026.
