High-net-worth individuals from California and Washington are relocating to Las Vegas in unprecedented numbers. The migration is driven by significant tax differences—Washington's capital gains tax and proposed millionaire's tax, plus California's high income tax and proposed wealth taxes, contrast sharply with Nevada's zero state income tax and no capital gains tax. For wealthy families, annual tax savings can reach six or seven figures. Las Vegas also offers luxury real estate at half the cost per square foot of coastal markets, world-class amenities, premier golf communities in Henderson and Summerlin, and 300+ days of sunshine. This represents a fundamental wealth preservation strategy combined with lifestyle enhancement.

Las Vegas homeowners don't need to panic about the Colorado River crisis. Nevada uses just 300,000 acre-feet annually—less than a single California farm—and recycles 99% of indoor water. While snowpack feeding the river sits at only 61% of normal, Las Vegas has built infrastructure ensuring water access even in worst-case scenarios. Southern Nevada's conservation leadership means the region faces minimal cuts compared to other states. For property owners and buyers, this translates to water security and protected home values. Las Vegas enters negotiations from a position of strength, not weakness.

Sellers outnumber buyers by 86.5% in Las Vegas according to Redfin, making it the sixth strongest buyer's market nationally. But market conditions vary dramatically by price: homes under $500,000 have 3.8 months inventory (balanced market), the $500K-$1M range shows 5.7 months (buyer advantage), while luxury properties over $1M have 8.5 months supply with 1,000+ listings competing for 123 monthly sales. Local expert Zach Walkerlieb explains why the headline doesn't tell the whole story and what buyers and sellers need to know about their specific market segment to develop winning strategies.

The Boring Company's Vegas Loop launched limited airport service in late 2025, with the University Center Loop segment targeting Q1 2026 completion. The ambitious plan calls for 68 miles of tunnels and 104 stations connecting the Strip, downtown, and major destinations. At full buildout, capacity could reach 90,000 passengers per hour. For Las Vegas—a city actively diversifying beyond gaming—this infrastructure supports growing warehousing, distribution, and manufacturing sectors. Two challenges will determine expansion speed: navigating the water table 30 feet underground, and securing over 600 required permits. Local expert Zach Walkerlieb discusses what this means for neighborhoods, businesses, and economic growth.