Quick answer
At current rates, renting wins over the full 30-year horizon in Las Vegas. Monthly ownership cost $2,798 (vs $$1,720/mo rent) plus NV's 0.59% property tax make the math tough.
Rent vs Buy · NV
Rent vs Buy in Las Vegas (2026)
Real math using NV's 0.59% property tax rate, $1,000/year average insurance, and a 6.8% 30-year fixed mortgage. Accounts for opportunity cost — what the down payment would earn invested at 7%.
Last updated: April 23, 2026
Verdict at current rates
Renting wins (30-year horizon)
In Las Vegas at NV's tax rates and current 6.8% mortgages, keeping the down payment invested at 7% beats homeownership even after 30 years. The standard advice "buy to build equity" doesn't apply here at today's price-to-rent ratio.
Monthly Cost Breakdown
Buying
$2,798/mo
Mortgage P&I
$332,000 loan, 30yr @ 6.8%
$2,164
Property tax
0.59% of assessed (NV avg)
$204
Homeowners insurance
$1,000/yr NV avg
$83
Maintenance
1%/yr of home value
$346
Cash at close: ~$93,375 ($20% down + fees)
Renting
$1,720/mo
2BR rent (median)
Las Vegas market rate
$1,720
Renters insurance
~$15/mo typical
$15
Down payment invested
$83,000 growing at 7%/yr
(opportunity cost)
Monthly gap: $1,078 cheaper than buying. Renter invests that difference.
Year-by-Year Net Position
"Buy wins by" = what you'd clear selling the home minus what the renter has in investments. Positive = buy ahead.
| Year | Home value | Buyer equity (net) | Renter portfolio (net) | Buy wins by |
|---|---|---|---|---|
| Year 5 | $481,099 | $-113,401 | +$76,876 | $-190,277 |
| Year 10 | $557,725 | $-161,408 | +$82,312 | $-243,720 |
| Year 15 | $646,556 | $-182,550 | +$106,195 | $-288,745 |
| Year 30 | $1,007,314 | +$34,442 | +$430,226 | $-395,784 |
Assumptions
Every rent-vs-buy calculator depends on the assumptions. Here are ours — all transparent, none cherry-picked to bias the answer.
This is a rule-of-thumb calculator. Real decisions involve your specific tax bracket, any HOA, mortgage points, closing-cost negotiations, and exact loan terms.
Frequently Asked Questions
Is it better to rent or buy in Las Vegas?
In Las Vegas at current mortgage rates (6.8%), renting and investing the down payment beats buying for the full 30-year horizon. Median monthly ownership costs ($2,798) well exceed median 2BR rent ($1,720), and NV's 0.59% property tax makes the math especially tough.
What's the monthly cost of owning a home in Las Vegas?
On a median $415K home with 20% down at 6.8% fixed rate: mortgage P&I $2,164, property tax $204 (0.59% of assessed value), homeowners insurance $83 (NV average $1,000/year), and maintenance $346 (1% of home value/year). Total: $2,798/month.
How much down payment do I need to buy in Las Vegas?
20% down on a median Las Vegas home ($415K) is $83,000. Plus closing costs of roughly 2.5% ($10,375). Total cash-to-close: about $93,375. FHA loans allow 3.5% down ($14,525) but require mortgage insurance that adds ~$162/month.
What's the 10-year cost of renting vs buying in Las Vegas?
Over 10 years in Las Vegas: renters pay $236,614 in cumulative rent but have $318,926 invested (assuming 7% return on the $83,000 down payment + monthly savings). Buyers have paid $402,128 in total ownership costs and hold $274,183 in home equity. Net: renting is ahead by $243,720 at year 10.