A National Perspective
As fall settles in, buyers across the country have more homes to choose from than they’ve had in years. Sales slipped below a 4 million annual pace late this summer for the first time since mid-2025, and months of supply climbed to its highest level in more than a decade. Prices, however, haven’t budged much. The national median has now posted year-over-year gains for more than three years running.
The bigger story this fall has been mortgage rates. The 30-year fixed pushed toward 7% in September, its highest level in more than eight months. More homes on the market paired with higher borrowing costs tends to favor buyers who come prepared and sellers who price with realistic expectations. That’s the market we carry into the holiday season.
Southern Nevada
Here in the valley, prices have spent the late summer and early fall easing off their spring peak. The single-family median has slipped from the $490,000 record set in May and June to about $475,000, roughly 1% below a year ago. Supply has grown steadily all year. Single-family inventory is up about 24.5% since January, and fewer homes are selling within their first 30 days on the market.
Buyers are still out there writing offers, but they’re taking their time. When rates hover near 7%, the monthly payment shapes every decision. Home values are holding steady, but the market is asking more of sellers than it has in several years, and pricing and presentation are making the difference.
Inspirada
While the valley has been adding inventory, Inspirada has been working through it. Over the past six months, 140 homes have sold in our community, nearly 50% more than the 96 sold during the same stretch last year. Available homes have dropped to 74, down from 92 a year ago, and homes are spending about 27 days on the market, roughly four days faster than last fall.
Months of supply rose to 3.3, up about 21% from last month. Even so, that’s less than half the 7.7 months Inspirada had at this time last year. Price is the one number that has softened. The median sale price came in at $610,500, down about 2% from last month and roughly 3% below a year ago. Buyers are active and homes are moving, but buyers are paying what the market supports rather than stretching to win.
For Inspirada homeowners, the takeaway is straightforward. Demand is here, and well-priced homes are selling in about a month. The homes that linger are the ones still chasing last spring’s numbers.
West Henderson Development
Henderson Sport & Social opened its doors in mid-October at 3375 St. Rose Parkway, bringing basketball courts, indoor turf fields, 20 bowling lanes, laser tag, minigolf, a fitness center and dining to the west side. No membership is required, and Henderson residents receive a 20% discount on select programming. Demand showed up early, too: weekend tournaments were booked through the end of the year before opening day. For Inspirada families, it means year-round indoor recreation just minutes from home, and one more reason West Henderson keeps drawing families looking for their next home.
Looking Ahead to Winter
The weeks between Thanksgiving and the new year are traditionally the quietest time in real estate, and that works differently for each side of the market. Fewer homes are listed during the holidays, so sellers who list now face less competition. The buyers they meet tend to be serious: families relocating for work, renters with a lease coming to an end, and anyone hoping to be settled before the new year. And with the valley enjoying its best weather of the year, there’s no better time to walk a neighborhood or spend an afternoon in one of Inspirada’s parks.
For buyers, winter offers what spring rarely does: time to compare, room to negotiate and sellers who are motivated to close. Rates remain the number to watch. If they ease in the new year, buyers now waiting on the sidelines will return, and competition will come back with them. Those who use the holidays to get pre-approved or prepare a home for market will be in the strongest position when that shift arrives.
From all of us at Team Farnham, we’re grateful to call Inspirada home, and we wish you and your family a wonderful Thanksgiving.
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