In Vegas you’re probably closer to $400k to get in SFR instead of a condo.

.♣ See you in Vegas!

In Las Vegas they decided it has to be away form others, have sound monitoring equipment, ban parties, AND it has to be your primary home that you live in WHILE it’s rented out .

There are less restrictions in North Las Vegas and Henderson.The city is very protective of the big casino/hotel operators, and rightfully so. 

When I used to have RE Broker in my title ( I still have the license just dont practice) I would get folks pinging me about Vegas about once a quarter or so and I would hand those leads to my Daughter  she made some pretty awesome connections from a few of those folks that bought multi million dollar homes..

Vegas is only 3 hours away and their market was down like 70%!

They were a hard money / private mortgage lender out of Las Vegas doing about $30 million annually.

Hey Stuart,I don't know much about Vegas other than it just seems to keep growing.

When you researched markets like Austin las Vegas Miami, those markets have higher land cost and are more cyclical in nature tend to have larger price swings compared to regions with lower land costs.

One land speculation I bought 4 acres in sonoma County CA ( wine country) in 96 for 27k it was unbuildable at the time ( could not get a septic system on it) Well city grew to us The Graton Casino comes in right across the street and we sold a few years ago for over 2 mil to a land assemblage investment company.