Rent vs buy in North Las Vegas, NV
In North Las Vegas, Nevada, a typical home costs $401,760 while the typical rent is $1,866 /mo.
Renting comes out ahead by $11k over 7 years
Today's mortgage rate and 20% down are paired with North Las Vegas's typical home value and rent. The break-even point falls in year 9.
A clearly labeled opinion with the math shown. These are estimates, not quotes. Change any number, and the stamp will change with it.
- Rent leads by
- $11k after 7 years
- Break-even point
- In year 9 when owning catches up
- Full ownership cost
- $3,312 each month year 1, against $1,866 rent
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Would renting or buying cost less in North Las Vegas?
Across 7 years, renting saves $11,250 after counting the money returned when you sell. For the first 8 years, renting costs less. In year 9, owning catches up.
Rent. Buy. The net cost so far, year by year.
Comparing average rent with mortgage payments in North Las Vegas
Rent and the mortgage don't tell the whole story. Here are all the monthly costs in year 1, based on North Las Vegas's typical price.
| Each month, year 1 | Amount | What it is |
|---|---|---|
| Rent | $1,866 | All of it, every month |
| Mortgage payment | $2,190 | $1,931 of it is interest in year 1 |
| Property tax | $154 | 0.46% of the value a year |
| Insurance | $72 | Census median for the city |
| Upkeep | $335 | 1% of the value a year |
| Owning, cash out | $2,751 | $260 of it builds equity |
| Lost return on the down payment | $653 | What the cash would earn each year at 8.3% |
| Buying costs, spread out | $167 | 3.5% of the price over 7 years |
| True cost of owning | $3,312 | Cash out, subtract the equity portion and add both lines above. |
The figures behind the North Las Vegas verdict
- Typical home valueZillow ZHVI, September 2026
- $401,760
- Typical rentZillow ZORI, September 2026
- $1,866 /mo
- Down payment20% avoids private mortgage insurance, which the engine does not model
- 20%
- Mortgage rateFreddie Mac Primary Mortgage Market Survey (FRED MORTGAGE30US)
- 7.24%
- Home price growthFHFA house price index, Nevada, 1995 to 2025
- 4.4% a year
- Rent growthCPI rent of primary residence, yearly growth 2006 to 2026
- 3.5% a year
- Return on savings60% S&P 500 with dividends and 40% 10-year Treasuries, rebalanced yearly, 1928 to 2025
- 8.3% a year
- Property taxCensus ACS 2020-2024, North Las Vegas
- 0.46% of value
- Home insuranceCensus ACS 2020-2024, North Las Vegas
- $72 /mo
- MaintenanceFannie Mae, low end of 1% to 4%
- 1% of value a year
- Buying costsFreddie Mac, middle of 2% to 5%
- 3.5% of price
- Selling costsAgent commission plus closing costs
- 6% of price
What changes would flip it in North Las Vegas?
Every line shows where the 7-year North Las Vegas verdict changes, while all other factors stay as they are.
Rent comes out ahead when
- Home prices rise at less than 4.7% each year. We use 4.4%, based on Nevada's rate over the long run.
- The mortgage rate remains above 6.74%.
- A home like this has monthly rent below $1,990 (the typical amount here is $1,866).
- Before year 9, you move.
Buying comes out ahead when
- Home prices increase at a rate above 4.7% annually.
- You secure a mortgage rate under 6.74%; today's rate is 7.24%.
- The same home would cost over $1,990 monthly to rent.
- Your stay lasts 9 years or longer.
Comparing North Las Vegas with the other 812 cities
| Measure | North Las Vegas | Median city |
|---|---|---|
| Typical home value | $401,760 | $422,451 |
| Typical rent | $1,866 /mo | $1,837 /mo |
| Price-to-rent ratio | 17.9 (#433 of 813) | 18.5 |
| Home prices, last 10 years | 7.7% a year | 6.2% a year |
| Rents, last 5 years | 2% a year | 4% a year |
| Property tax | 0.46% | 0.87% |
| Households that rent | 36% | 42% |
Sources: Zillow ZHVI and ZORI, Census ACS 2020-2024.
Other Nevada cities
- Rent. Las Vegas, NV. Renting comes out $35k ahead.
- Rent. Henderson, NV. Renting costs less by $56k.
- Rent. Reno, NV. Renting costs less by $74k.
- Rent. Sparks, NV. Renting costs less by $46k.
- Rent. Carson, NV. The rent option wins by $30k.