Market Score
0 /100
Neutral
NV · Live Data Snapshot
Nevada
Live housing, income & risk dashboard — every number is cited and refreshed weekly. Drag the calculators below for your numbers.
Median Sale Price
$0
+0.0% YoY
Median Household Income
$0
Census ACS, taxable basis
Price ÷ Income
0.0×
Unaffordable
Median Rent
$0/mo
Zillow ZORI rolled up
Days on Market
0days
Balanced
Sources: Redfin · Census ACS · FRED · FHFA · FEMA NRI
Snapshot
Neutral (Score: 44/100) Severely Overvalued (6.4x income)Median Sale Price #35/51
$481,200
+23.9% YoY
avg: $433,990
Active Inventory #23/51
13,419
avg: 22,163
Days on Market #39/51
52 days
avg: 42 days
Price Drops
26.8%
Single-Family vs. Condo
Source: Redfin (property-type breakdown)Single-Family Median #35/51
$518,600
+3.6% YoY
Condo / Co-op Median #17/51
$257,700
-5.7% YoY
SFR vs. Condo YoY Gap #41/51
+9.2%
SFR outperforming condos
DOM: SFR vs. Condo
51d / 76d
SFR / Condo
What this means: Single-family homes in Nevada are up 3.6% YoY while condos are down 5.7%.
A +9.2% gap is unusually wide — when condos drop faster than houses, association fees, insurance, and lending rules tend to be the cause, and motivated condo sellers usually follow.
Value Ratios
Median home price ÷ income / annual rentValue / Income #41/50
6.4×
severely overvalued
Value / Rent #27/50
22.4×
overpriced vs rent
Median Household Income
$75,561
U.S. Census ACS
Annual Rent (ZORI × 12)
$21,504
$1,792/mo × 12
How to read these: Value/Income 6.4× means the median home in Nevada costs 6.4× the median household income. Historically affordable markets sit around 3–4×; anything above 5× is stretched. Value/Rent 22.4× means it would take 22.4 years of gross rent to cover the price of buying. Below 15× is investor-friendly; above 25× the rents don't support the price.
Supply & Jobs
Census BPS + BLS LAUS via FREDNew Building Permits #20/50
1,159
-47.0% YoY
State Unemployment Rate
5.3%
0.0 pts YoY
Permits are a leading indicator of new supply hitting the market in 12–18 months. State-level unemployment shifts often precede housing demand changes by a few quarters.
Rent vs. Buy
Source: Zillow ZORI rent index + Redfin priceMedian Rent (ZORI) #39/50
$1,792/mo
+2.1% YoY
Buy-vs-Rent Ratio #27/50
1.74x
PITI ÷ rent (renting cheaper)
HUD FMR (2BR)
$1,428/mo
HUD baseline
What this means: At today's median price and a 6.5% mortgage, monthly PITI in Nevada runs 1.74× the typical Zillow rent.
Renting is meaningfully cheaper than buying — owners face higher monthly carry costs than renters of the same home.
Market Pressure Signals
Derived from Redfin trendInventory vs. Long-Term Avg #23/51
+20.1%
surplus — buyer leverage
DOM vs. 24-Mo Avg #39/51
-8.8%
currently under 60 days
Long-Term Avg Inventory
11,177
over available trend
Long-Term Avg DOM
57 days
trailing 24 months
Inventory surplus: Active listings in Nevada are +20.1% above the long-term average for this market. More supply means less competition and more buyer negotiating power.
Demographics & Economics
Source: U.S. Census ACSPopulation #19/50
3,141,000
Median Household Income #26/50
$75,561
avg: $77,633
Census Median Home Value
$406,100
Homeownership Rate #3/50
59.3%
avg: 67.0%
Median Age #25/50
38.9
years (avg: 39.1)
Male : Female Ratio
1.01
roughly even
Married
57.9%
42.1% single/never married
Vacancy Rate #18/50
9.5%
avg: 11.0%
Price-to-Income Ratio #41/50
6.4x
avg: 5.4x
Rent Burden #47/50
32.3%
of income spent on rent (avg: 29.4%)
Affordability: The median home in Nevada costs 6.4x the median household income.
This is above the historically affordable threshold of 3-4x income, suggesting stretched affordability.
Migration Trends
Source: IRS SOI Migration Data 2021-2022Net Migration
+16,326
people moving in
Top Inbound From
1. California
2. Arizona
3. Texas
4. Florida
5. Utah
2. Arizona
3. Texas
4. Florida
5. Utah
Top Outbound To
1. California
2. Texas
3. Arizona
4. Florida
5. Utah
2. Texas
3. Arizona
4. Florida
5. Utah
Migration Signal
Slight Inflow
neutral migration impact
What this means: Nevada has relatively balanced migration, meaning population shifts are unlikely to significantly impact housing supply or demand in the near term.
Affordability Snapshot
Calculated from Redfin, FRED, NAIC, Tax FoundationIncome Needed to Buy
$119,198
at 6.48% / 20% down / 28% DTI
Median Household Income
$75,561
Affordability Gap
$-43,637
shortfall — home is a stretch
Monthly PITI
$2,781/mo
principal, interest, tax, insurance
Living Wage Estimate
$17.85/hr
single earner, basic needs
Living Wage Annual
$37,132
housing + essentials
What this means: A household in Nevada needs to earn roughly $119,198/year to afford the median $481,200 home under standard lending rules (28% debt-to-income, 20% down, 6.48% rate).
The median household falls $43,637 short — meaning most families would need to buy below the median, make a larger down payment, or have dual incomes.
Run Your Own Numbers
Drag any slider to recompute monthly PITI, total interest, and the income needed under the 28% rule against Nevada's median household income.
Real Income vs W-2 — Multi-Income Calculator
Mix W-2 wages, self-employment income (1099/Schedule C with proper SE-tax math), and VA disability — see take-home AND lender qualifying income side-by-side, recomputed in real time as you slide.
Real Income vs W-2 — Combined Tax & Qualifying Calculator
Slide W-2 wages, self-employment (1099/Schedule C), and VA disability rating to see how each income type stacks for take-home AND for lender qualifying. All math updates in real time as you move the sliders. Sources: IRS Schedule SE, VA Pamphlet 26-7, Fannie B3-3.2-01.
Tax-free monthly: $0/mo · annual: $0/yr (38 USC §5301)
Filing Status
Gross Cash Income
$75,561
W-2 + SE + tax-free disability
Total Tax
$14,017
18.6% of gross — fed $8,237 · FICA $5,780 · SE $0 · state $0 · local $0
Take-Home (post-tax)
$61,544
81.4% of gross — what hits your bank account
Lender Qualifying Income
$75,561
W-2 + SE (after ½-SE-tax) + disability ×1.25
W-2 wages
Gross$75,561
FICA (employee 7.65%)$5,780
Federal income tax$8,237
State + local$0
Take-home alone$61,544
Self-employment
Gross$0
SE tax (15.3% on net 92.35%)$0
Half SE deductible$0
Federal/state on SE-alone basis$0
Take-home (SE alone)$0
VA disability (0%)
Tax-free annual$0
Lender ×1.25 gross-up$0
Post-tax W-2 equivalent$0
Cash to bank$0
$1 of each income type — what does it net?
Why a vet's dollar is worth more: Toggle Veteran scenario or move the disability slider to see the tax-equivalent advantage. A schedular 100% VA disability rating does NOT cap your civilian or self-employed earnings. The disability compensation is supplementary income on top of any wages, business income, or investments. TDIU (Individual Unemployability) is the one exception — it has earnings limits because it pays AT the 100% rate based on unemployability rather than schedular rating. Source.
Tax math: 2025 IRS brackets (Rev. Proc. 2024-40), 2025 SSA wage base $176,100, Schedule SE 92.35% net factor. State effective rate approximated at top × 0.65 below $200k. Self-employment qualifying income approximated as gross less ½-SE-tax (per Fannie B3-3.2-01 / Freddie 5304). Veteran ×1.25 gross-up per VA Pam 26-7. None of the above is tax/legal/financial advice; verify with a CPA + your lender.
5-Year Median Price Forecast (Backtested)
Trailing-CAGR model shrunk 50/50 toward the FHFA 1991-2024 long-run anchor for Nevada, with ±1σ confidence band. Includes a 1-year hindcast so you can see how the model would have done on the last 12 months.
Nevada Median Home Price — 5-Year Forecast (Backtested)
Median nominal sale price projection using FHFA HPI 1991-2024 long-run anchor + the trailing 5-year CAGR observed in the Redfin trend below. ±1σ confidence band uses blended FHFA + observed volatility. Past performance does not guarantee future results.
Trailing 5-yr CAGR (observed)
—
Redfin 2021-06-30 → 2026-05-31
FHFA Long-Run CAGR (1991-2024)
4.80%
Anchor — FHFA All-Transactions HPI
Blended Forecast CAGR
4.40%
50/50 blend (shrinkage to long-run mean)
Annualized Volatility
8.37%
Used to size ±1σ band
| Year | Median Forecast | Low (-1σ) | High (+1σ) |
|---|---|---|---|
| +1y | $502,387 | $462,055 | $546,240 |
| +2y | $524,507 | $443,672 | $620,071 |
| +3y | $547,601 | $426,020 | $703,880 |
| +4y | $571,712 | $409,070 | $799,018 |
| +5y | $596,884 | $392,795 | $907,015 |
Backtest — 1-year hindcast
Hold out the last 12 months of trend, fit the model on the first 48 months, then compare to actual.
Cutoff date2025-05-31
Predicted +1yr$477,829
Actual +1yr$481,200
Error +0.71%
Inside ±1σ band? Yes
Sources: FHFA House Price Index, Redfin Data Center, FRED USSTHPI. Methodology: trailing CAGR shrunk 50/50 toward FHFA 1991-2024 long-run state CAGR (Efron–Morris empirical-Bayes shrinkage); volatility blends observed monthly-return σ with FHFA 33-year σ; confidence bands use σ_T = σ × √T (geometric Brownian motion approximation). Coastal CA / FL / NV typically run hotter than the national average; OH / WV / MI run cooler — the per-state long-run anchor reflects this. THIS IS NOT INVESTMENT ADVICE.
Live Mortgage Rates (Freddie Mac PMMS + FRED)
Today's published 30-yr / 15-yr fixed survey averages plus the 10-yr Treasury benchmark. Updated weekly from the build pipeline.
Live Mortgage Rates
Loading current rates…
Climate & Disaster Risk
FEMA NRI hazards by category for Nevada, plus NOAA climate normals + FEMA disaster-declaration history + NFIP flood-insurance burden + EPA water-quality.
Nevada Climate & Disaster Risk
FEMA National Risk Index per-state composite, with the specific hazards ranked. Pair with NOAA climate normals + FEMA disaster history + NFIP flood-insurance burden so you know what you're moving into. Sources cited inline.
Overall composite risk Relatively Low
FEMA score (0-100) 41.07142857142857
Expected annual loss $1,371,295,581
Hazard breakdown — worst first
Wildfire Relatively High
Heat wave Relatively High
Earthquake Relatively Moderate
Winter weather Relatively Moderate
Riverine flood Relatively Low
Drought Relatively Low
Strong wind Relatively Low
Hurricane No Expected Annual Losses
Tornado Very Low
Coastal flood Not Applicable
Cold wave Very Low
Hail Very Low
Lightning Very Low
Climate + disaster context
Avg annual temp51.7°FNOAA
Federal disaster declarations289FEMA — 112 recent
Sources: FEMA National Risk Index, FEMA Disaster Declarations, NOAA Climate Normals, FEMA NFIP, EPA SDWIS. NRI severity tiers: Very Low / Relatively Low / Relatively Moderate / Relatively High / Very High.
Investment Property Analyzer (REI-grade)
Cap rate, NOI, cash-on-cash, DSCR, 10-yr IRR, BRRRR scenarios — recomputed live as you slide. NCREIF + IREM + Fannie Mae methodology.
Investment Property Analyzer (REI-grade)
Cap rate · NOI · Cash-on-cash · DSCR · 10-yr IRR · BRRRR — recomputed in real time as you slide. Methodology: NCREIF property index conventions, IREM operating-expense standards, Fannie Mae B3-3.1-08 rental-income underwriting, and the standard CRE textbook (Geltner et al, "Commercial Real Estate Analysis and Investments") for cap-rate / NOI / IRR formulas.
NOI / yr (Year 1)
$4,202
EGI $19,784 − OpEx $15,582
Cap rate
0.87%
NCREIF U.S. Q1 2024 multifamily ~5.0% (national)
Annual cash flow
-$25,283
-$2,107/mo before tax
Cash-on-cash return
-18.76%
Cash flow ÷ $134,736 cash invested
DSCR (lender)
0.14x
Most rental-loan lenders require ≥ 1.20-1.25
10-yr IRR
-4.12%
Levered, pre-tax, includes 3% appreciation + 3% rent growth, 8% sell costs
BRRRR scenario — Buy / Rehab / Rent / Refinance / Repeat
After-Repair Value (est.)$495,636
Cash-out refi @ 75% LTV of ARV$371,727
Cash recycled vs cash in$10,827
New DSCR after refi0.14x
New annual cash flow-$26,168
"Cash recycled" positive = you pulled MORE money out than you put in across down + rehab; effectively a $0-net BRRRR cycle. ARV uses appreciation × current value + 1.5x rehab spend (rough industry rule of thumb; actual ARV needs an as-completed appraisal).
Benchmarks for sanity-checking the numbers
- Cap rate — NCREIF NPI U.S. Q4 2024 (institutional grade): apartment ~5.0%, industrial ~5.6%, office ~6.5%, retail ~6.4%. Single-family rental average per Roofstock 2024 ~5-7% nationally; 7%+ is solid in tertiary markets, 4-5% in coastal metros.
- DSCR — Fannie Mae rental-property guidelines: 1.20+ on conventional, 1.25+ on commercial DSCR loans. Below 1.0 means the property is operating at a loss before debt service.
- Cash-on-cash — long-run REIT total return is ~8-10% nominal. Anything <6% before tax suggests heavy reliance on appreciation, not income.
- 1% rule — monthly rent ≥ 1% of purchase price is a classic screening filter (a $200k home renting for $2k/mo). Rare in coastal markets in 2025; typical screen below 0.6%.
Sources: NCREIF Property Index, IREM Income/Expense Analysis, Fannie Mae B3-3.1-08.
All math is pre-tax and operates on the user-set inputs. Real investments need a property-specific OpEx review, true rent comps, and a CPA for depreciation + 1031 exchange + cost-segregation strategies. Nevada's effective property-tax rate is pre-filled — adjust if the property is in a higher-tax county.
Rent + invest vs. buy + own (historical backtest)
If you'd invested your 20% down payment in S&P 500 or QQQM (Nasdaq 100) instead of buying, how would you have come out? Backtested across all rolling 10/15/20-year windows of actual annual returns.
Rent + invest vs. buy + own — backtested
15-yr rolling history · S&P 500Property type:
BUY + OWN
Median ending wealth $423K $258K real
Net gain on $111K upfront: $312K
Range: $423K → $423K
Wealth = home value (appreciated at 3%/yr) − remaining mortgage − 6% selling cost. Gain = wealth − upfront. Leveraged appreciation on full $481K asset comes from the 20% down.
RENT + INVEST
Median ending portfolio $972K $688K real
Net gain on $331K contributed: $641K
Range: $453K → $2.57M
Same upfront cash + each year's (own − rent) surplus invested in S&P 500 at actual annual returns. Median renter contributed $331K total.
Median wealth delta: $549K
in favor of RENT + INVEST
What if you'd started in a recent year? (most-recent 15yr window: 2011–2025)
| Window | Buy wealth | Buy gain | Rent wealth | Rent gain | Wealth delta |
|---|---|---|---|---|---|
| 2011–2025 | $423K | $312K | $1.45M | $1.12M | $1.02M rent |
| 2010–2024 | $423K | $312K | $1.48M | $1.15M | $1.06M rent |
| 2009–2023 | $423K | $312K | $1.42M | $1.09M | $999K rent |
| 2008–2022 | $423K | $312K | $972K | $641K | $549K rent |
| 2007–2021 | $423K | $312K | $1.26M | $926K | $834K rent |
| 2006–2020 | $423K | $312K | $1.08M | $746K | $654K rent |
| 2005–2019 | $423K | $312K | $966K | $635K | $543K rent |
| 2004–2018 | $423K | $312K | $796K | $465K | $374K rent |
Educational tool, not investment or real-estate advice. Past performance does not guarantee future results. Backtests use actual annual total returns including dividends from S&P 500 (Damodaran (NYU Stern) annual total return (with dividends), 1957-present.).
Buyer model: 30-yr fixed mortgage, P&I + property tax + insurance + maintenance (1% of value/yr) + HOA. Selling cost = 6%. Investor model: down payment + annual cashflow surplus invested in the chosen index at that calendar year's actual return.
Tax model: pre-tax comparison. Toggle "after-tax mode" to apply MID, SALT, LTCG, and the Sec 121 capital-gains exclusion.
This calculator does not adjust for: PMI (assumed 20%+ down), differential transaction costs by state, lifestyle factors (commute, schools, kids), illiquidity / forced-sale risk, or insurance availability constraints (e.g., FL/CA wildfire). Consult a fiduciary advisor and tax professional before acting on any of this.
Jobs & Affordability
Sources: BLS OES 2023, Goldman Sachs/OpenAI AI estimatesJobs That Afford Median Home
30%
of 10 major occupation groups
Income Threshold
$119,198
needed to buy median home
Occupation GroupMedian SalaryCan Afford?AI Exposure
Management $108,000 Yes 28%
Computer/Math $82,000 Yes 32%
Healthcare Practitioners $78,000 No 15%
Architecture/Engineering $80,000 Yes 24%
Business/Financial $65,000 No 35%
Legal $78,000 No 44%
Education/Training $48,000 No 27%
Construction/Extraction $48,000 No 6%
Production $36,000 No 12%
Food Prep/Serving $28,000 No 5%
What this shows: Only 30% of major occupation groups in Nevada pay enough to afford the median $481,200 home.
Of the jobs that do pay enough, Management, Computer/Math face significant AI automation exposure (25%+), which could pressure wages in these fields over the next decade. In states where fewer than 40% of occupation groups can afford the median home, dual incomes or above-median earnings are effectively required for homeownership.
Opportunity Cost of Buying
S&P 500 avg: 10.5%/yr | Actual state appreciation | Transaction costs included20% Down Payment
$96,240
locked in home equity
If Invested (10yr)
$164,963
S&P 500 avg 10.5%/yr gain
Home Equity (10yr)
$299,560
appreciation + principal paydown
Opportunity Gap
$134,597
home equity wins over 10yr
Total 30yr Interest
$489,173
127% of loan amount
Buy Closing Costs
$14,436
~3% (title, appraisal, fees)
Sell Costs
$38,496
~8% (6% agent + 2% closing)
Total Transaction Cost
$52,932
11% of home value to buy + sell
Backtested: What If You Bought X Years Ago?
Compares actual Nevada home appreciation against investing the same 20% down payment in the S&P 500 (10.5% avg). Includes estimated principal buildup and transaction costs (3% buy + 8% sell). Based on actual state trend data where available.
PeriodHome ThenApprec.DP → S&PNet if SoldNet if RentedWinner
1yr $477,300 +0.8% $10,023 $-41,980 +$32,365 Invest
2yr $463,300 +3.9% $20,480 $-19,576 +$66,748 Invest
4yr $464,300 +3.6% $45,585 $-1,492 +$144,456 Invest
5yr $388,300 +23.9% $50,281 +$87,919 +$177,830 Invest
10yr* $325,081 +48.0% $111,443 +$224,422 +$406,139 Invest
* Estimated (trend data unavailable for this period). "Net if Sold" = appreciation + principal paid − 3% buy closing − 8% sell costs. "Net if Rented" = S&P 500 return on down payment + invested rent savings (if renting was cheaper).
Residual Income by Household Type
ScenarioIncomeAfter OwnAfter Rent
Single earner $54,404 $9,562 $31,112
Couple (dual income) $75,561 $30,719 $52,269
Family (3 kids) $86,895 $13,589 $35,139
The real trade-off: Locking $96,240 into a down payment means forgoing potential market returns of $164,963 over 10 years. You'll also pay $489,173 in interest over 30 years, and $52,932 in transaction costs just to buy and sell. The home builds equity too ($299,560), but that wealth is illiquid — you can't spend it without selling or borrowing against it. For a family with 3 kids in Nevada, childcare alone ($28,464/yr) combined with ownership costs leaves $13,589/yr for everything else. For a deeper analysis of when buying makes financial sense, read The Resale Trap.
Paycheck Reality: What You Earn vs What You Keep
2025 federal brackets + FICA · state top rate 0% · local avg 0.00%Required Gross (Single)
$43,659
$20.99/hr at 40hr/wk
Required Gross (MFJ)
$41,483
$19.94/hr at 40hr/wk (combined)
Take-home Floor
$37,132
Nevada's living-wage estimate (housing + RPP-adjusted essentials)
Single Effective Tax
15.0%
Fed + FICA + State + Local of gross
Where Each Dollar Goes — Single Filer at $43,659 Gross
Visual share of the dollar. Federal uses 2025 IRS brackets after standard deduction; FICA is Social Security 6.2% (capped at $176,100 in 2025) + Medicare 1.45%; state uses the top marginal rate × 0.65 effective approximation (most middle earners pay below their top bracket); local is the state's average local-income-tax rate where applicable.
Federal 7.3% ($3,201) FICA 7.7% ($3,340) Take-home 85.0% ($37,118)
What You Keep at Various Incomes — Nevada
Take-home percentages combine federal, FICA, and Nevada's state income tax. Property tax, sales tax, and benefit deductions (health insurance, 401(k)) are excluded.
Filing StatusGrossFederalFICAStateLocalTake-home
Single $50,000 7.9% 7.6% 0.0% 0.0% 84.4% ($42,213)
Single $75,000 10.8% 7.7% 0.0% 0.0% 81.5% ($61,148)
Single $100,000 13.6% 7.6% 0.0% 0.0% 78.7% ($78,736)
Single $150,000 16.8% 7.6% 0.0% 0.0% 75.5% ($113,278)
Married Filing Jointly $50,000 4.0% 7.6% 0.0% 0.0% 88.3% ($44,175)
Married Filing Jointly $75,000 6.6% 7.7% 0.0% 0.0% 85.8% ($64,339)
Married Filing Jointly $100,000 7.9% 7.6% 0.0% 0.0% 84.4% ($84,427)
Married Filing Jointly $150,000 10.8% 7.6% 0.0% 0.0% 81.5% ($122,297)
The blunt math: A single earner needs to gross $43,659 ($20.99/hr × 40hr/wk × 52wk) just to net Nevada's living-wage floor of $37,132. At Nevada's median household hourly rate of ~$36.33, that's 30 forty-hour weeks of work per year. Government takes 15.0% of every gross dollar before you see it. Nevada has no state income tax — federal + FICA still take 15.0%. Married couples filing jointly with the same combined gross keep 4.6% more thanks to wider brackets and a $30,000 standard deduction (vs. $15,000 single).
Drag to See Your Own Split
Slide your gross income to see exactly how Nevada's tax stack splits between Washington, FICA, Nevada, and your take-home — in real time.
Wage-Stagnation Lens: 50 Years of Median Income
CPI-U (BLS) · Gold annual avg (LBMA / WGC) · Census ASEC Table H-5/H-6Nevada Median HH Income (Today)
$75,561
U.S. Census ACS / Current Population Survey
In 1970 Dollars (CPI-Adjusted)
$8,871
-10% vs U.S. 1970 median ($9,870)
Today's Wage in Gold Ounces
16.1 oz
at $4,700/oz
Same Wage Bought in 1970
274.2 oz
-94% gold purchasing power vs 1970
National Reference: Wage, CPI, and Gold Across 5 Decades
U.S. national median household income, CPI-U (BLS, base 1982-84=100), and annual-average gold price. The "Real (1970 $)" column shows what the year's median income equates to in 1970 purchasing power per official BLS CPI. The "Wage in Gold (oz)" column shows the same income priced in troy ounces of gold for that year — a hard-money benchmark independent of CPI methodology.
YearMedian HH IncomeCPI-UReal (1970 $)Gold $/ozWage in Gold
1970 $9,870 38.8 $9,870 $36 274.2 oz
1975 $13,719 53.8 $9,894 $161 85.2 oz
1980 $21,023 82.4 $9,899 $615 34.2 oz
1985 $27,735 107.6 $10,001 $317 87.5 oz
1990 $35,353 130.7 $10,495 $384 92.1 oz
1995 $40,611 152.4 $10,339 $384 105.8 oz
2000 $50,732 172.2 $11,431 $279 181.8 oz
2005 $56,194 195.3 $11,164 $444 126.6 oz
2010 $49,276 218.1 $8,766 $1,225 40.2 oz
2015 $56,516 237.0 $9,252 $1,160 48.7 oz
2020 $67,521 258.8 $10,123 $1,770 38.1 oz
2023 $80,610 304.7 $10,265 $1,942 41.5 oz
2024 $83,730 313.7 $10,356 $2,390 35.0 oz
2025 $86,500 322.5 $10,407 $3,050 28.4 oz
2026 $89,500 330.5 $10,507 $4,700 19.0 oz
CPI-U source: BLS, https://www.bls.gov/cpi/. Gold annual averages: World Gold Council / LBMA p.m. fix, https://www.gold.org/. Median household income: U.S. Census Bureau ASEC Table H-5/H-6, https://www.census.gov/data/tables/time-series/demo/income-poverty/historical-income-households.html. All figures rounded; verify against primary sources before quoting.
Why Two Numbers Diverge: BLS Methodology Changes Since 1980
CPI-U is not a static measure. BLS has changed how it is calculated several times since the late 1970s, and each change has lowered measured inflation. The list below catalogues the major changes with primary-source citations. The cumulative effect — per the Boskin Commission's own 1996 estimate — is that CPI under the older methodology would read 1+ percentage points higher per year sustained. ShadowStats (alternative methodology) puts the gap at 3–7 percentage points.
YearMethodology ChangeEffect on Measured Inflation
1983 Owner-equivalent rent (OER) replaces home prices for shelter BLS shifted CPI shelter from a home-purchase / mortgage-and-property-tax model to "rental equivalence" — what a homeowner would pay to rent their own home. This insulates CPI from house-price spikes and is widely cited as one of the largest single methodology changes in CPI history.
1996 Boskin Commission report; substitution / geometric-mean weighting The 1996 Boskin Commission report concluded that pre-1996 CPI overstated inflation by ~1.1 percentage points per year. BLS adopted geometric-mean weighting for many item-level CPI components in 1999, which assumes consumers substitute toward cheaper alternatives within categories.
1998 Hedonic quality adjustments expanded across multiple categories BLS expanded use of "hedonic regression" — adjusting prices for changes in product quality (e.g., a faster computer at the same nominal price is treated as a price decrease). Critics argue hedonics systematically reduce measured inflation when applied broadly; BLS defends them as more accurate per-quality measurement.
1999 Geometric mean implemented at the item-stratum level Per the Boskin recommendations, CPI item-level prices began using geometric (rather than arithmetic) means, which lowers measured inflation by approximately 0.2 percentage points per year on a sustained basis.
2002 Chained CPI (C-CPI-U) introduced as alternative measure BLS began publishing the Chained CPI (C-CPI-U), which assumes higher substitution between categories (not just within). C-CPI-U is typically 0.2–0.3 percentage points lower than CPI-U annually. The Tax Cuts and Jobs Act of 2017 switched federal tax-bracket indexing to chained CPI, slowly increasing real tax burdens over time.
The ShadowStats (alternative CPI) view: Reverting to pre-1980 / pre-1990 BLS methodology yields CPI 3–7 percentage points higher annually; under that methodology, US real wages have *declined* materially since the early 1970s rather than remained flat. Caveat: ShadowStats methodology is not endorsed by mainstream academic economists; it is presented here as an alternative perspective on the BLS methodology changes catalogued above. Direct reference: http://www.shadowstats.com/alternate_data/inflation-charts.
The blunt math for Nevada: a household earning Nevada's current median of $75,561 buys 16.1 oz of gold today. The U.S. 1970 median household income of $9,870 bought 274.2 oz that year. Priced in gold — a hard-money benchmark unaffected by CPI methodology choices — household purchasing power has fallen -94% over 54 years. By the official CPI-U measure, real wages are roughly flat (-10% vs 1970). Both numbers are correct; they reflect different choices about what a "stable" yardstick is. Performing only W-2 labor — without holding hard assets, equity, or productive capital — exposes a household to the gap between these two yardsticks. For the broader case on why W-2 income alone is structurally fragile across this kind of multi-decade arc, see The W-2 Trap.
Nevada-Specific Warnings
Local regulatory & market conditions ⚠ Water Scarcity
Southern Nevada depends on Lake Mead for 90% of its water. Tap fees run $10,000-$20,000 for new construction. Permanent mandatory conservation measures are in effect.
Cost of Living & Safety
Sources: HUD, BEA, FBI UCRCost of Living Index #34/50
99.979
0.0% below national avg
Fair Market Rent (2BR) #33/50
$1,428/mo
avg: $1,317/mo
State Income Tax
None
no state income tax
Violent Crime Rate #41/50
460
per 100K (avg: 379)
Property Crime Rate #28/50
2380
per 100K (avg: 2250)
Murder Rate #30/50
6.1
per 100K (avg: 5.6)
Rape/Sexual Assault
48
per 100K
Burglary Rate
400
per 100K
Auto Theft Rate
480
per 100K
Suicide Rate #38/50
19.8
per 100K (avg: 17.2)
Mortgage Delinquency
1.9%
national rate (FRED)
Fair Market Rents:
Studio $1,056 |
1BR $1,135 |
2BR $1,428 |
3BR $1,941 |
4BR $2,352
Cost context: Nevada has a Regional Price Parity of 99.979 (national average = 100).
Costs are near the national average.
Household & Living Costs
Sources: KFF, NAIC, BLS CPI, EIAHealth Insurance (Single) #9/50
$1,680/yr
$140/mo (avg: $1,815)
Health Insurance (Family) #7/50
$5,640/yr
$470/mo (avg: $6,145)
Auto Insurance #46/50
$2,544/yr
$212/mo (avg: $1,955)
Vehicle Registration
$33/yr
avg annual registration fee
Groceries #34/50
$610/mo
$7,314/yr (avg: $7,094)
Natural Gas
$100/mo
$1,200/yr residential avg
Internet Service
$55/mo
broadband avg
Cell Phone Plan
$55/mo
single line avg
Childcare (Infant) #25/50
$912/mo
$10,944/yr (avg: $11,925)
Childcare (4-yr-old)
$730/mo
$8,760/yr center-based
Grand Total Living Cost
$57,733/yr
$4,811/mo housing + household
% of Median Income
76%
of $75,561 median income
Total picture: Housing is just part of the cost of living in Nevada. When you add healthcare, auto insurance, groceries, utilities, and connectivity, the full annual cost gives a more accurate picture of what it takes to live here. These numbers use statewide averages and employer-sponsored health plan employee contributions.
Cost of Ownership
Sources: NAIC, Tax Foundation, EIA, NOAAAvg Insurance Premium #16/50
$1,591/yr
homeowner insurance (avg: $2,165)
Effective Property Tax #5/50
0.55%
of assessed value (avg: 1.04%)
Est. Annual Property Tax
$2,647/yr
on median-priced home
Electricity Price #10/50
13.2¢/kWh
residential avg (avg: 17.8¢)
Avg Annual Temperature
51.7°F
climate normal
Avg Humidity #1/50
30%
arid climate (avg: 65%)
Typical Home
1,800 sqft
3bd/2ba median config
Total Annual Cost
$44,842/yr
$3,737/mo total ownership
Mortgage (P&I)
$29,138/yr
Maintenance (1.5%)
$7,218/yr
general upkeep
Est. Electricity
$1,488/yr
~943 kWh/mo avg usage
Water/Sewer/Trash
$1,560/yr
$130/mo est.
Replacement Reserves
SystemEst. CostLifespanAnnual Reserve
Roof $19,248 25 yrs $770/yr
HVAC (high SEER) $12,000 17 yrs $706/yr
Windows $24,060 30 yrs $802/yr
Exterior/Stucco $9,624 12 yrs $802/yr
Total Reserve $3,080/yr
⚠ Wildfire zone: Nevada has elevated wildfire risk. Consider fire-resistant roofing, defensible space landscaping, and HVAC systems with enhanced filtration. Insurance may require additional riders.
Note: Costs are estimates based on statewide averages. Insurance, taxes, maintenance, and replacement costs vary by county, property age, and specific location. Replacement reserves assume a median-priced home. Higher-efficiency HVAC (SEER 16+) costs more upfront but reduces energy bills. For a deeper breakdown, read The Resale Trap — 380 pages on the real cost of buying, owning, and selling a home.
Trade Labor & Materials
Sources: BLS OES 2023, PPI 2020-2025 TradeMedian $/hrDay Rate (8hr)vs National Avg
Plumber $30.80 $246 +7%
Electrician $32.40 $259 +8%
HVAC Technician $29.60 $237 +8%
Roofer $22.80 $182 +4%
Carpenter $26.10 $209 +5%
Painter $21.60 $173 +5%
Materials Cost Increases (5-Year, National)
Lumber & framing +28%
Structural steel +42%
Ready-mix concrete +35%
Copper wire & pipe +48%
Asphalt shingles +38%
HVAC equipment (SEER 16+) +31%
Windows & doors +26%
Drywall & plaster +22%
Why this matters: Labor and materials make up the majority of home repair and renovation costs. When your roof, HVAC, or plumbing needs work, these are the hourly rates you'll pay. Combined with materials that have risen 22-48% in five years, even routine maintenance is significantly more expensive than it was pre-2020. For a complete breakdown of these hidden ownership costs, read The Resale Trap.
Environment & Risk
Sources: EPA, FEMA NRI, FEMA NFIPOverall Risk Rating
Relatively Low
EAL Score
41.1
expected annual loss index
Expected Annual Loss
$1,371,295,581
from natural hazards
earthquake
hurricane
tornado
flooding
wildfire
heat Wave
cold Wave
drought
hail
winter Weather
strong Wind
lightning
Drinking Water Violations
501
EPA regulatory violations
Disaster Declarations
289
all-time FEMA declarations
Recent Disasters (2020+)
112
since January 2020
What water violations mean: The EPA tracks every time a public water system fails to meet federal drinking water standards through its Safe Drinking Water Information System (SDWIS). Violations fall into two categories: health-based violations mean contaminants like lead, arsenic, nitrates, or bacteria exceeded safe levels in someone's tap water; other violations include missed testing deadlines, late public notification, or treatment technique failures. Nevada has a moderate number of violations. Most are procedural, but still worth requesting your local utility's Consumer Confidence Report before buying. For street-level water quality data with stricter health guidelines than the EPA's legal limits, check the EWG Tap Water Database.
Rent vs. Own
Sources: HUD FMR, Redfin, FREDMonthly PITI (Own)
$2,781/mo
mortgage + tax + insurance
Fair Market Rent (3BR)
$1,941/mo
HUD fair market rent
Owning Costs More
$840/mo
premium to own vs rent
Price-to-Rent Ratio
20.7x
favors renting
Rent vs. buy: Owning the median home in Nevada costs $840 more per month than renting a comparable 3-bedroom. The price-to-rent ratio of 20.7x suggests renting may be more economical in the near term. The NYT threshold is 15-20x.
This summary excludes equity buildup, appreciation, tax deductions, and opportunity cost of the down payment — model those with the calculator below.
Run the full Rent vs. Buy projection (with appreciation, equity, and DP-invested portfolio) →
Market Trends
Source: Redfin (up to 5 years)Median Sale Price
Trailing 12 months
Active Inventory
Trailing 12 months
Days on Market
Trailing 12 months
Price Drop Rate
Trailing 12 months
Sale-to-List Ratio
Trailing 12 months
44
Neutral
0 50 100
Nevada Market Score: 44/100
This score reflects how buyer- or seller-friendly the Nevada market is right now, based on days on market, price cuts, sale-to-list ratio, inventory levels, year-over-year price movement, price-to-income ratio, and percentage of local jobs that can afford the median home.
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Nevada
44
NeutralMedian Price $481,200
Monthly PITI $2,781
Price-to-Income 6.4x
Mortgage Rate 6.48%
Insurance $1,591/yr
Property Tax 0.55%
Drill into Nevada
Same dataset, county and city level. Updated weekly.
Counties in Nevada (17)
Top cities in Nevada (67)
- Lakeridge
- Crystal Bay
- Skyland
- Stateline
- Glenbrook
- Genoa
- Round Hill Village
- Incline Village
- Verdi
- Fish Springs
- Zephyr Cove
- Ruhenstroth
- Summerlin South
- East Valley
- Washoe Valley
- Johnson Lane
- Topaz Lake
- Kingsbury
- Blue Diamond
- Mount Charleston
- Smith Valley
- Mogul
- Spanish Springs
- Moapa Town
- Indian Hills
- Gardnerville
- Reno
- Minden
- Sparks
- Gardnerville Ranchos
- Golden Valley
- Silver City
- Cold Springs
- Boulder City
- Lemmon Valley
- Enterprise
- Henderson
- Winnemucca
- Mesquite
- Carson City
- Carter Springs
- Topaz Ranch Estates
- Las Vegas
- Sun Valley
- Dayton
- Spring Valley
- Fernley
- North Las Vegas
- Virginia City
- Paradise
- Spring Creek
- Pahrump
- Silver Springs
- Indian Springs
- Moapa Valley
- Whitney
- Sunrise Manor
- Elko
- Fallon
- Yerington
- Carlin
- Winchester
- Laughlin
- Stagecoach
- Tonopah
- West Wendover
- Wells
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