{"area":{"county":"Clark County","state":"NV","stateName":"Nevada","slug":"clark-nv","metro":"Las Vegas-Henderson-North Las Vegas, NV MSA"},"homeValue":{"series":[{"date":"2021-04-01","value":358704},{"date":"2021-07-01","value":384139},{"date":"2021-10-01","value":404883},{"date":"2022-01-01","value":428930},{"date":"2022-04-01","value":446581},{"date":"2022-07-01","value":431000},{"date":"2022-10-01","value":418429},{"date":"2023-01-01","value":414314},{"date":"2023-04-01","value":418747},{"date":"2023-07-01","value":434481},{"date":"2023-10-01","value":441383},{"date":"2024-01-01","value":452249},{"date":"2024-04-01","value":461327},{"date":"2024-07-01","value":460245},{"date":"2024-10-01","value":472087},{"date":"2025-01-01","value":469206},{"date":"2025-04-01","value":461845},{"date":"2025-07-01","value":463985},{"date":"2025-10-01","value":462080},{"date":"2026-01-01","value":455706},{"date":"2026-04-01","value":470147}],"latest":470147,"yoy":1.7975727787461162,"fiveYr":31.06823453320844,"sinceStart":299.81206204503707,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1686}],"latest":1686,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":76472,"population":2329548,"povertyRate":13.037466619234166,"medianHomeValue":431000,"medianGrossRent":1626,"medianPropertyTax":2057},"hud":{"county":"Clark County","year":"2027","perUnit":1686,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Nevada","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":115298,"ratePer100k":1756.419802887586},"propertyCrime":null,"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":23.2,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":5.560808354671343,"rentCagr":3,"cashFlow":{"price":470147,"monthlyRent":1686,"grossRent":1686,"downPct":20,"ratePct":6.75,"units":1,"state":"NV","down":94029.40000000001,"loan":376117.6,"mortgagePI":2439.491594458055,"monthlyTax":186.8834325,"taxRatePct":0.477,"taxRateSource":"Census ACS county effective rate 0.48% ($2,057 tax ÷ $431,000 ACS median), applied to current value","monthlyInsurance":156.71566666666666,"insuranceRatePct":0.4,"insuranceBasis":"Insurance: state-level estimate (NV avg 0.4%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":84.30000000000001,"egi":1601.7,"mgmtPct":10,"monthlyMgmt":168.60000000000002,"maintenancePct":5,"monthlyMaint":84.30000000000001,"capexPct":5,"monthlyCapex":84.30000000000001,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":680.7990991666666,"noi":920.9009008333335,"totalExpenses":3120.2906936247214,"cashFlow":-1518.5906936247213,"annualCf":-18223.088323496657,"cocReturn":-19.380202706277668,"capRate":2.3505011857993354},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-1645.0406936247214,"delta":-126,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-1569.1706936247215,"delta":-51,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-1557.769610291388,"delta":-39,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-1904.745019924507,"delta":-386,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1991-01-01) (home values −36.8% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2007-10-01 → 2008-10-01, applied to rent","cashFlow":-1983.3650827010079,"delta":-465,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1983.3650827010079,"baselineCashFlow":-1518.5906936247213,"framing":"underwater","confidenceLabel":"verified","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":5.560808354671343,"rentCagr":3,"totalRentPaid":155026.93484253238,"totalCashOutlay":372930.0667090216,"insuranceBasis":"Insurance: state-level estimate (NV avg 0.4%/yr)","homeValueAfter":686677.1881218184,"equityBuilt":345209.52240440965,"netCostOfBuying":121749.94430461194,"buyingCheaper":true,"savings":33276.99053792044},"priceToIncome":{"ratio":6.147962652997175,"price":470147,"medianIncome":76472,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.477,"countyTaxSource":"Census ACS county effective rate 0.48% ($2,057 tax ÷ $431,000 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":470147,"secondary":431000,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.09,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1686,"secondary":1626,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.04,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.09,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":431000,"high":470147}},"rent":{"label":"verified","ratio":1.04,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1626,"high":1686}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 5.6%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.09,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":431000,"high":470147}},"rent":{"label":"verified","ratio":1.04,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1626,"high":1686}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Clark County, NV is appreciation-driven for owning: at a 23.2x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Clark County, NV a good rental market?","a":"Tough for cash flow. At 23.2x, Clark County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Clark County?","a":"The typical home value in Clark County is about $470,147 (county-level, Census ACS & FHFA metro HPI), up 1.8% year-over-year, and up 31.1% over five years."},{"q":"What is the median rent in Clark County?","a":"The typical rent in Clark County is about $1,686/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Clark County?","a":"Over a 7-year horizon, buying is cheaper in Clark County — roughly $33,277 ahead of renting, with about $345,210 in equity built."},{"q":"Is Clark County affordable for homebuyers?","a":"Clark County's median home value is 6.1x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Clark County?","a":"Clark County's effective property tax rate is about 0.48% of home value (Census ACS county effective rate 0.48% ($2,057 tax ÷ $431,000 ACS median), applied to current value), which on a $470,147 median home is roughly $187/mo."}],"takeaways":["The median home value in Clark County, NV was $470,147 as of April 2026, up 1.8% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Clark County, NV was $1,686/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Clark County, NV has a price-to-rent ratio of 23.2 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=clark-nv","url":"https://areal.studio/functions/getCountyReport?slug=clark-nv"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T09:06:22.266Z","homeValueBasis":"FHFA metro HPI (quarterly, Las Vegas-Henderson-North Las Vegas, NV MSA) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Las Vegas-Henderson-North Las Vegas, NV MSA","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":470147,"countyFmr":1686,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Las Vegas-Henderson-North Las Vegas, NV MSA"},"links":{"stateDir":"NV","stateName":"Nevada","cityPages":[{"city":"Las Vegas","state":"NV"}],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}