Published September 26, 2026 in Market Update

Inventory is tighter here than the national pace, but buyers are still negotiating

The National Association of Realtors put national supply at 4.9 months in August 2026. The Real Estate Data Aggregator counted 4.1 months of supply in ZIP 89448 for the three months ending July 31, 2026. That is tighter than the country. It does not mean buyers stop negotiating.

Even with that tighter supply, the Real Estate Data Aggregator shows homes in 89448 took a median of 80 days to sell. That is 48 days longer than the same period a year before. Buyers have time to think.

The average sale closed at 94.4% of list price in 89448, according to the Real Estate Data Aggregator. That is down 2.8 points from a year ago. Sellers who priced clean still sold. The ones who did not gave up more ground.

What the three ZIP codes show

These numbers cover the three months ending July 31, 2026, across ZIPs 89448, 89449 and 89413. Each one reads differently.

89448: sales doubled, but so did time on market

The Real Estate Data Aggregator counted 24 homes sold in 89448, up 100% from a year before. That sounds strong. But the median days on market rose 48 days in the same stretch. Volume came back. Speed did not.

The median sale price in 89448 was $2,021,783, up 43.1% year over year, per the Real Estate Data Aggregator. A price jump that size, on only 24 sales, can reflect which homes happened to close. Read it as a signal, not a guarantee.

89449: more homes, slower pace

The Real Estate Data Aggregator counted 42 homes sold in 89449, up 23.5% from a year ago. But the median sale price fell 10.9% to $882,500. More buyers showed up and paid less. That is the definition of a negotiating market.

Homes in 89449 sat for a median of 107 days, per the Real Estate Data Aggregator. Supply was 5.5 months, above the national 4.9 months the National Association of Realtors reported for August 2026. Buyers here have more choices and more patience than in 89448.

89413: fewest sales, highest prices, most supply

The Real Estate Data Aggregator counted 5 homes sold in 89413 over the three months ending July 31, 2026. The median sale price was $8,100,000. Supply sat at 11 months. At that pace, this is a thin market where each sale moves the numbers a lot.

The average sale closed at 90.6% of list in 89413, per the Real Estate Data Aggregator. That is the widest gap of the three ZIPs. Still, 20% of homes sold above list, which shows that well-priced homes in this range do find buyers.

The national picture behind these numbers

Redfin reported on September 24, 2026 that the typical Las Vegas home sells for $447,000. That puts this market well below Los Angeles prices. It is one reason buyers here watch the sale-to-list gap closely.

The National Association of Realtors reported existing-home sales fell 2.0% in August 2026 from the prior month. Year to date through August 2026, sales were up 1.6%. The market is moving, but not quickly.

Realtor.com reported that national median list prices fell 1.3% year over year in August 2026. Nearly 20.4% of listings saw a price cut that month. Sellers across the country are adjusting. This market is not alone.

The Federal Housing Finance Agency reported U.S. house prices rose 2.1% year over year from second quarter 2025 to second quarter 2026. Quarter over quarter, prices rose 0.3%. Prices are still moving up nationally, just slowly.

Across all three ZIPs, the Real Estate Data Aggregator counted 126 homes for sale and 71 sold in the three months ending July 31, 2026. There were also 66 pending sales and 114 new listings. The pipeline is active. It is not rushing.

One street can read very differently from the whole ZIP code. The numbers above are a starting point, not a final answer for your home.