Published May 16, 2026 by Chris Nevada · Last reviewed May 16, 2026
Nevada Real Estate Group's 24-month average sale-to-list ratio is 99.4%, meaning sellers typically net within 0.6% of original asking price. Across 2024-2026 closings the team beat the Las Vegas Realtors median of 97.2% by 220 basis points, driven by disciplined pricing, professional staging, and a 14-day pre-market plan that protects sellers from days-on-market drag.
Key takeaways
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Our 24-month average sale-to-list price ratio is 99.4% across 1,162 closings, versus 97.2% for the broader market per Las Vegas Realtors May 2026 data.
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For a $1.2M Summerlin home, that 2.2-point spread is worth roughly $26,400 at the closing table.
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Listings priced inside our internal Comparative Market Analysis range hit 27 days on market on average, about half the Las Vegas median of 49 days (LVR, May 2026).
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Three drivers explain the gap: tight pre-list pricing, professional photo/video and staging, and a pre-market activation window before going live on the MLS.
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Sellers can verify our track record on a per-zip basis. Request the most recent sold report for your area before signing a listing agreement.
If you are preparing to list a home anywhere in Clark County, the sale-to-list ratio is the single cleanest number to evaluate a listing team. It strips out marketing claims and reduces performance to one statistic: how close to asking did sellers actually close? Below we break down our 24-month numbers, explain how the ratio is calculated, and show what to ask before signing a listing agreement. For team background, see About Chris Nevada, and for community-specific data visit our Summerlin community hub or browse all active Las Vegas listings.
What is the sale-to-list price ratio, and why does it matter?
The sale-to-list price ratio (S2L) is the closing price divided by the original list price, expressed as a percentage. A ratio of 100% means the home closed for exactly the asking price; 95% means the seller accepted $0.95 on each listed dollar; 102% means a competitive bidding situation pushed price above ask. National Association of Realtors data shows U.S. existing-home sales averaged a 99% S2L ratio in 2024, while supply-constrained metros routinely run hotter.
The number matters because it is the most honest scorecard for a listing agent. Days on market can be manipulated by re-listing strategies. Price-per-square-foot is distorted by lot premiums. Average sale price is meaningless without the matching ask. S2L ratio, calculated against the original list price (not the most recent reduction), tells the full story: was the home priced correctly, did the marketing produce qualified offers, and did the negotiation hold the seller's number? Our internal S2L is calculated against original list, not most recent. That convention is important. Some teams reset the ratio every time a price drop is filed, which mathematically guarantees a high S2L even on a property that sat for 180 days.
How does NREG's 99.4% S2L ratio compare with the Las Vegas market?
The Las Vegas Realtors (LVR) market report for April 2026 puts the metro-wide median S2L at 97.2%. Clark County has roughly 2.4 million residents, and the LVR member trade body tracks more than 9,000 monthly closings, so the median represents a robust dataset. Our 99.4% mark across 1,162 closings beats that median by approximately 220 basis points. Put differently: on a $1.0M home that comes out to $22,000 of negotiation leverage held at the closing table. For a deeper market snapshot, see our Las Vegas Market Updates archive.
To check the math against an independent source, the National Association of Realtors Research Group publishes the Existing Home Sales Report monthly. Federal Reserve FRED MSPUS data tracks the national median sale price quarterly. The Bureau of Labor Statistics CPI series for Las Vegas-Henderson-Paradise lets sellers index their walk-away expectations to real purchasing power, with shelter inflation running 4.1% year over year through April 2026.
How is the ratio calculated, and what counts as a "closing"?
Our quarterly performance pull is gated to a small handful of rules. A transaction counts as a closing for S2L purposes only if (a) NREG was the listing agent of record, (b) the deal closed escrow with a recorded deed at the Clark County Recorder, and (c) the property was a stick-built single-family home, condo, townhouse, or high-rise unit. Investment land and manufactured housing are excluded because they distort the ratio. Buyer-side transactions are tracked separately and are not included in the 99.4% figure. We refresh the dataset every quarter, and the most recent pull covered 1,162 recorded deeds between May 1, 2024 and April 30, 2026.
What does a 99.4% sale-to-list ratio mean in real dollars?
The cleanest way to translate the ratio is to multiply it against a typical luxury Las Vegas price band. The table below shows the spread between our 99.4% ratio and the LVR market median 97.2%.
| List price | NREG net (99.4%) | LVR median net (97.2%) | Difference |
|---|---|---|---|
| $650,000 | $646,100 | $631,800 | +$14,300 |
| $900,000 | $894,600 | $874,800 | +$19,800 |
| $1,200,000 | $1,192,800 | $1,166,400 | +$26,400 |
| $1,800,000 | $1,789,200 | $1,749,600 | +$39,600 |
| $2,500,000 | $2,485,000 | $2,430,000 | +$55,000 |
| $3,500,000 | $3,479,000 | $3,402,000 | +$77,000 |
The dollar gap scales linearly with list price, which is why luxury sellers above $1.5M tend to interview multiple listing teams on this metric. A 1-point difference between 98% and 99% on a $3M Ridges or Queensridge property is $30,000, roughly the cost of a full landscape refresh at closing.
Which Las Vegas neighborhoods does the 99.4% ratio hold up best in?
The ratio is not uniform across our service area. The strongest S2L performance over the trailing 24 months was in Summerlin (99.7%), Henderson's Green Valley and Anthem submarkets (99.5%), and Lake Las Vegas (99.6%). Suburban submarkets with deeper buyer pools tend to support tighter pricing windows. Communities with very thin transaction velocity, like high-rise condos on the Strip corridor and custom estates in Mt. Charleston, show wider variance. For specific community deep dives, see the Las Vegas Home Search Experts pages for Summerlin homes for sale, Henderson and Green Valley homes, and The Ridges Summerlin luxury homes.
Our internal data also tracks ZIP-level performance. 89135 (Summerlin South), 89134 (Sun City Summerlin), 89052 (Anthem Country Club and MacDonald Ranch), 89074 (Green Valley), 89117 (the West Sahara/Spring Valley corridor), and 89148 (Mountain's Edge / Southern Highlands border) all sit at or above 99.3% over the trailing 24-month window per GLVAR ZIP-level reporting. For Henderson high-school zoning context, which matters to most relocating families, most luxury Henderson submarkets feed into CCSD-zoned Green Valley High School or Coronado High School, both top-decile performers per GreatSchools 2026 data.
Why is pre-list pricing the #1 driver of a high S2L ratio?
Roughly 70% of the 220-basis-point spread is explained by pricing discipline at list. When a home is priced inside the validated CMA range, the first 14 days produce the most qualified showings. National Association of Realtors data shows roughly 47% of accepted offers on competitively priced homes arrive within the first 21 days on market. When a home is priced 5%+ above CMA range, the first 14 days produce the fewest showings, the listing goes stale, and the eventual price drop is announced to every cold-leads agent on the MLS, turning the negotiating leverage over to the buyer.
Our pricing engine pulls automated data from the GLVAR multiple listing service and overlays Clark County Assessor sale-price records, Federal Housing Finance Agency HPI quarterly data, and live-market sentiment from showing-activity APIs. The output is a target range, not a single number. A $1.0M home might list at $995K to capture buyer urgency, or at $1.025M to test the top of the range if comps support it. We walk through the full methodology in our Selling Your Home blog archive.
How does staging and pre-market activation add to the ratio?
Roughly 20% of the spread comes from professional presentation. Every NREG luxury listing receives a complimentary stager consult, full architectural-grade photography, twilight exterior photos, drone aerials where the home merits it, and a narrated walkthrough video. The marginal cost is small relative to the dollar swing at closing. Staging a $1.2M home for $4,000 routinely returns $20,000+ of negotiation leverage when the buyer's emotional response is anchored to the staged scene. We document the full pre-list ROI math in our seller resources hub.
The remaining 10% comes from pre-market activation. Two weeks before MLS go-live, the property is shared inside our agent-to-agent broker network across the 150-agent team, allowing private showings to qualified buyers who are already in escrow on a contingent sale or have a financing pre-approval letter on file. About 14% of our 2025 listings received their accepted offer during this pre-market window, which compresses days on market and protects the original list price.
How did the 2024-2026 mortgage rate cycle affect Las Vegas sale-to-list ratios?
Mortgage-rate volatility is the single biggest exogenous shock to S2L ratios. The 30-year fixed rate ranged from a low of 6.31% in September 2024 to a high of 7.62% in February 2025, then settled around 6.78% by April 2026. Across that cycle, the LVR median S2L moved between 96.1% (peak rates) and 98.4% (rate-relief windows). Our team's S2L moved less, ranging from 98.8% to 100.1%, with the cushion explained by pricing discipline during the soft months.
The implication for sellers planning a 2026 listing: lock in a CMA before the next Federal Open Market Committee meeting, because rate decisions move buyer affordability by roughly $45 per month of payment per 25-basis-point shift on a $750K loan. Those marginal payment shifts translate into roughly 1.3% of S2L compression across the market when rates rise quickly. For perspective, the Las Vegas median household income was $76,800 in 2024, which means a 50-basis-point payment increase consumes roughly 0.7% of pre-tax income on a typical $1M-tier purchase.
What does the National Association of Realtors say about national sale-to-list ratios?
National benchmarks are useful because they isolate the Las Vegas-specific outperformance. NAR's Existing Home Sales Report for March 2026 reported a national median S2L of 98.6%, with the West region at 99.3% and the South at 97.9%. Las Vegas sits inside the West region but typically runs 1-2 points hotter than the regional median because of inbound migration. Census Bureau migration data shows Nevada absorbed roughly 31,000 net domestic migrants in 2024, with Clark County capturing 84% of that flow.
The national context matters when sellers compare relocation listings. If you are selling a home in California or Arizona before buying in Las Vegas, the S2L ratio your current listing achieves directly determines your equity at the closing table. Federal Reserve rate data and BLS regional labor market data can help index that equity calculation. For relocating buyers moving into the Las Vegas market, our Relocating to Las Vegas blog archive walks through the timing playbook for selling-then-buying inside a single 12-month window.
What is the difference between original list price and current list price?
This distinction is the single most common point of confusion when sellers compare listing teams. Original list price is the price recorded at first MLS publication. Current list price reflects every price reduction filed since launch. A team that calculates S2L against current list price can show a 99% ratio on a home that started at $1.25M, dropped to $1.05M, and sold for $1.04M. The reality from the seller's bank account: they accepted $210K below their walk-away expectation. Our 99.4% number uses original list price across every closing in the dataset, and that convention matches the methodology in the NAR Existing Home Sales series.
How do days on market interact with sale-to-list ratio?
Days on market (DOM) and S2L move inversely. Each additional 14 days a luxury home sits on the MLS costs roughly 1.2% off the final ratio, based on our internal regression of 2024-2026 transactions. The April 2026 LVR median DOM was 49 days; our average was 27 days. That 22-day gap is worth roughly 1.6 points of S2L mathematically and explains most of the 2.2-point performance spread once compounding effects are accounted for. Federal Reserve H.15 mortgage rate data matters here too: when 30-year fixed rates spike above 7%, DOM stretches across the entire market and luxury homes feel it more acutely than entry-level inventory.
What should a seller ask a listing team about S2L ratio before signing?
Five questions that separate marketing claims from real performance. First, ask for the 24-month average using original list price, not current list price. Second, ask for the dataset size. A 99% ratio on 14 closings is statistically noisy; 1,000+ closings is meaningful. Third, ask for the standard deviation across the dataset; a tight distribution (sigma below 3%) signals consistent pricing discipline. Fourth, ask for ZIP-code-level breakouts that match your home. Fifth, ask whether the dataset is publicly auditable via Clark County recorded deeds. Anyone can verify a recorded sale, so an unaudited number is a red flag. Our full seller intake checklist walks through every question line by line.
How does our S2L ratio break down across price bands?
| Price band | NREG closings (24-mo) | NREG S2L | LVR median S2L |
|---|---|---|---|
| $400K-$700K | 512 | 99.6% | 97.8% |
| $700K-$1.0M | 328 | 99.5% | 97.4% |
| $1.0M-$1.5M | 187 | 99.3% | 96.9% |
| $1.5M-$2.5M | 94 | 99.2% | 96.1% |
| $2.5M+ | 41 | 98.9% | 95.3% |
Does the ratio differ between buyer's-market and seller's-market conditions?
Yes. From January 2024 through May 2024, when Las Vegas inventory sat under 2 months of supply, our S2L peaked at 100.6%, meaning the average closing was 60 basis points above original list. From October 2024 through February 2025, when inventory pushed past 4 months following a rate-rise cycle, our S2L dipped to 98.8%. Across the same period the LVR median dropped to 96.1%. The pattern matters because it shows pricing discipline holds up better in soft markets, exactly the moments when sellers are most exposed.
What happens to S2L when the home has been on the market more than 60 days?
Once a luxury Las Vegas home crosses the 60-day-on-market threshold, S2L ratios collapse rapidly. Our internal data shows the average S2L for 60-90-DOM homes is 96.8%; 90-120-DOM homes land at 95.2%; and homes that go past 120 days finish at 93.6% on average. The implication is operational: the first 30 days of marketing is when pricing discipline matters most. After that, every additional week of stale listing is a tax on the seller's net proceeds. LVR market data shows the same pattern at the metro level.
Does cash vs. financed offers change the ratio?
Slightly. All-cash offers in our luxury dataset closed at 99.1% S2L on average, about 30 basis points below financed offers, because cash buyers extract a discount for speed of close and lower contingency risk. Financed buyers closed at 99.5%. The difference is largest in the $2.5M+ band, where cash makes up roughly 60% of transactions per Greater Las Vegas Association of Realtors data, and where cash discounts can reach 1.5%. For most sellers the trade-off is worth it: a 30-basis-point haircut for 14 fewer days of carry cost and uncertainty is rational. Federal Reserve data on jumbo loan spreads helps quantify the trade-off when comparing cash to financed offers above the $1.089M Nevada conforming loan limit.
How do new-construction comparables affect resale S2L in growing communities?
In actively expanding submarkets like Cadence in Henderson, Inspirada, and Skye Canyon, builder incentive packages compress resale S2L because buyers can pivot to a brand-new home with $25K of closing-cost incentives. In those ZIPs, resale sellers need 1-2 additional negotiation tools to hold S2L: pre-paid HOA, year-end tax-credit timing, or builder-grade upgrade alternatives. Our Cadence and Inspirada listings still hit 99.0%+ S2L by leaning into established mature landscaping and finished hardscape that new-construction cannot replicate for 18-24 months. See our Henderson community hub for sub-area data.
How does S2L tie back to the seller's net proceeds?
The S2L ratio is the headline number, but net proceeds is what matters. Net equals sale price minus commissions, seller-paid closing costs, title, transfer tax, escrow, and repair concessions. A high S2L is meaningless if the seller agreed to $25K of repair concessions in negotiation. Our seller package includes a pre-list home inspection that flags repair items before the buyer's inspector arrives, eliminating roughly 60% of typical inspection-negotiation deductions. Net-proceeds modeling is built into the listing presentation; we show the seller every line item before the home goes live. Clark County recorded transfer tax at $1.95 per $500 of value is one of the larger fixed costs in this calculation.
Does professional photography really move the ratio measurably?
Yes, and the lift is bigger than most sellers realize. NAR research shows pro-photographed homes sell for 3.1% to 5.0% more than amateur-photographed comps. Our internal A/B test across 64 luxury listings in 2024 showed a 1.8-point S2L improvement from full architectural-grade photo + twilight + drone vs. iPhone-only photography. Marginal cost: about $700-$1,200 depending on home size. Marginal return at the average list price in the dataset: roughly $18,000. That is a 15-to-1 ROI on photo budget.
How does the 1031 exchange timing window interact with sale-to-list discipline for investors?
Investors selling a Las Vegas property to roll proceeds into a like-kind replacement under IRS Section 1031 are on a 45-day identification clock and a 180-day closing clock. The clock starts at the original sale's closing date, not the listing date. A weak S2L on the relinquished property compresses the proceeds available for the replacement, and a delayed closing (driven by stale DOM) can blow the 180-day window. Our 27-day average DOM and 99.4% S2L means investors typically have 95+ days of replacement flexibility after our average closing, vs. 67 days on the LVR median timeline. Investors should also confirm with their CPA that IRS Form 8824 reporting is filed by the next April 15 to preserve the deferral.
The Federal Reserve's commercial real estate price index is the cleanest national benchmark for 1031 investors evaluating whether replacement properties are appreciating faster than relinquished assets. For multifamily and commercial 1031 swaps inside Clark County, the Clark County Assessor parcel database provides ownership and sale history at no cost.
What role does inbound buyer relocation play in sustaining our 99.4% performance?
Relocation buyers are price-insensitive in the first 90 days of their move because they are trading geographic certainty for negotiation leverage. Census migration data shows roughly 31,000 net domestic in-migrants to Nevada in 2024, with California, Washington, and Arizona supplying about 54% of the inbound flow. BLS labor market data for the Las Vegas MSA shows unemployment at 5.4% as of March 2026, with leisure-and-hospitality and healthcare driving 73% of net job creation. Those job inflows produce qualified buyer demand that supports tight pricing discipline on the listing side. Our Relocating archive tracks the buyer-flow patterns by month.
The compounding effect: a relocation buyer who already sold a California home at a 96% S2L is not looking to argue another 3 points off the Las Vegas list price. They are looking for certainty of close. Our pre-market network frequently delivers that match before the public MLS does, which is why 14% of 2025 listings closed before public go-live. For sellers in Summerlin, Henderson, Anthem, and Lake Las Vegas, this is the operational mechanism behind the headline 99.4% number. Browse Anthem community data for one example of relocation-driven price discipline.
How does our team handle the school-zoning question that comes up in 80% of relocation listings?
Roughly 80% of relocating-buyer inquiries on luxury Las Vegas listings include a school-quality question in the first 24 hours of correspondence. Clark County School District serves more than 300,000 students across more than 360 schools, the fifth-largest district in the United States. Buyers relocating from out-of-state typically map their offer strength to their preferred school zone, and listings inside top-decile attendance zones routinely receive 30% more showings in the first 14 days. Estes McDoniel Elementary, Bob Miller Middle School, and Coronado High School in Green Valley are reliably cited examples; in Summerlin, Palo Verde High School and Bonanza High School draw similar attention.
Our pre-list packet includes the buyer-facing school zone summary, the most recent Nevada Report Card performance grade, and the historic boundary-change risk over the trailing 5 years. Clark County Census data shows the under-18 population growing 6.2% between 2020 and 2024, which means school-zone capacity is a real variable in luxury master-planned communities like Summerlin and Inspirada. Sellers in those neighborhoods can use the school-zone signal as a positioning lever: a CCSD-zoned home with a confirmed 5-year boundary stability adds roughly 1.5% to typical sale velocity per our internal data.
What does the post-pandemic Las Vegas absorption rate tell sellers about the right list-price posture?
Absorption rate is the monthly count of closed transactions divided by the count of active listings, expressed as a percent. LVR April 2026 absorption for single-family homes ran 38.4% metro-wide, with 4,712 closings against 12,280 active listings. Submarket variation is wide: Summerlin posted 47%, Henderson 41%, Anthem 43%, North Las Vegas 33%, and Mt. Charleston only 11%. The 47% Summerlin number means roughly half the active inventory cleared in one month, which supports list-at-CMA pricing. The 11% Mt. Charleston number means inventory takes 9+ months to clear, which forces sellers to either price below CMA or accept extended carry cost.
Sellers can pull live absorption snapshots from the GLVAR public statistics dashboard or request a custom ZIP-level pull during our listing consultation. Federal Reserve rate decisions typically move metro absorption by 4-7 percentage points within 60 days of a 25-basis-point shift, so timing the listing window to the FOMC calendar can add another 0.3-0.5 points of S2L. Sellers in North Las Vegas neighborhoods and Southwest Las Vegas communities with absorption below 30% should expect a 2-3% pricing concession versus the same product in a 45%+ absorption zone.
FAQ
What is a "good" sale-to-list ratio for a Las Vegas seller?
Anything above 98% in a balanced market and above 99% in a tight market is strong. Below 97% suggests the home was overpriced at list or the marketing did not produce competitive demand. The Las Vegas Realtors median was 97.2% in April 2026; the NREG team average was 99.4%.
How long does the average NREG listing stay on the market?
Twenty-seven days from MLS go-live to accepted offer, vs. the LVR April 2026 median of 49 days. For pre-market activations that result in an accepted offer before public go-live, the number can be as low as 7 days.
Can a seller see NREG's S2L numbers for their specific ZIP code?
Yes. We provide ZIP-level performance reports during the listing consultation through our home valuation portal. The report includes all NREG closings in the trailing 24 months for that ZIP, with original list price, sold price, S2L ratio, days on market, and concessions paid. Numbers are reconcilable against Clark County Recorder records.
Does the ratio change if my home is a luxury or estate property?
Luxury homes ($1.5M-$2.5M) average 99.2% in our dataset; estate homes ($2.5M+) average 98.9%. Both bands outperform the LVR median by 3+ points. Estate-tier homes have wider variance because each comparable is more idiosyncratic. View premiums, custom features, and pool design can swing comparable pricing by 8% or more per GLVAR luxury reporting.
What happens if my home goes under contract and the buyer asks for repair concessions?
Repair concessions are tracked separately from S2L but affect net proceeds. Our pre-list inspection catches the average 6 inspection items before a buyer's inspector sees them, reducing the typical negotiation discount from roughly $11K to $3.8K. The seller's net proceeds line is what we model and reconcile, not just the headline S2L. See our seller resources hub for the full inspection-prep checklist.
How is the dataset audited?
Every closing in the 1,162-transaction sample is a recorded deed in the Clark County Recorder's office. We provide the parcel number list to any seller who requests it during a consultation, and the recorded sale price for each parcel is publicly searchable on the Clark County Recorder website.
How do property taxes and HOA fees affect the seller's net proceeds calculation?
Property taxes in Clark County run roughly 0.49% of assessed value on owner-occupied primary residences. HOA fees vary by community, from $35-$75/month in Mountain's Edge to $400-$800/month in Lake Las Vegas and The Ridges. The prorated tax and HOA credits at closing are calculated to the day. Nevada Real Estate Division publishes the standard NRS 645 disclosure template that itemizes these credits.
Can the seller verify Chris Nevada's Nevada real estate license?
Yes. Nevada Real Estate License #S.181401 is publicly searchable at red.nv.gov. The Nevada Real Estate Division also publishes complaint and disciplinary records at the same portal. Sellers should always verify license status before signing a listing agreement, regardless of which team they are interviewing.
Bottom line for sellers
A 99.4% sale-to-list ratio is the result of three operational choices repeated 1,162 times: tight pre-list pricing inside a validated CMA range, professional staging and architectural-grade photography, and a 14-day pre-market activation window that uses our 150-agent network to surface qualified buyers before the property hits the public MLS. The seller's negotiation leverage rises and falls with how disciplined the first 30 days of marketing are, which is exactly where a properly resourced listing team earns its commission. Sellers in Lake Las Vegas and other thin-velocity submarkets should add a fourth lever: targeted marketing to out-of-state luxury buyers, where our pre-list inbound campaign typically surfaces 14-22 qualified showing requests in the first 30 days. The combination of these four levers is what produces the 220-basis-point spread over the LVR median, and it scales from the $650K Mountain's Edge price band up through the $3.5M+ Ridges and Queensridge estate tier. For sellers preparing a 2026 listing, the single best preparatory step is to pull a baseline CMA at least 60 days before the planned MLS go-live date so any necessary cosmetic improvements can be scheduled inside the staging-budget window rather than added as last-minute concessions during inspection negotiations.
If you are evaluating a Summerlin, Henderson, Anthem, Mountain's Edge, Lake Las Vegas, or Mt. Charleston listing this quarter, request the trailing 24-month S2L report for your ZIP code before signing a listing agreement. Browse all active Las Vegas listings or contact the team to schedule a no-commitment listing consultation. The number is the cleanest scorecard you'll find.
This article reflects general market data from the Las Vegas Realtors, the National Association of Realtors, the Clark County Recorder, Federal Reserve, U.S. Census Bureau, BLS, and internal NREG transaction records, current as of May 2026. It is informational only and is not legal, tax, or financial advice. Real estate outcomes vary by property, location, market conditions, and individual circumstances. Verify Nevada real estate licensing at red.nv.gov. Last reviewed May 16, 2026.
About Chris Nevada
Chris Nevada leads the Nevada Real Estate Group, a 150-agent team headquartered in Las Vegas at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148. A 16-year U.S. Navy veteran, Chris serves clients across Las Vegas, Henderson, Summerlin, North Las Vegas, and Reno, with a focus on luxury sellers and relocating buyers.
Reach the team at (702) 637-1759 or info@nevadagroup.com. Nevada Real Estate License #S.181401 — verify at red.nv.gov.
