Why is Everyone Leaving Las Vegas | The Truth About Las Vegas Real Estate 2025

I'm Eric "Nuke" Hudson, a local real estate expert who helps hundreds of people find the right neighborhood and avoid costly mistakes when moving to Las Vegas. I love this city, but I also believe in giving you the full, unvarnished picture so you can decide whether Sin City really fits your family, finances, and future.

🏠 Housing Costs & Affordability

Housing is the number one reason I'm seeing people leave Las Vegas. As of June 2025 the median home price in Southern Nevada topped roughly $480,000. Thirteen years ago that same house was about $118,000 roughly a 300% increase. That rapid appreciation is thrilling for some sellers, but brutal for buyers.

• Only about 33% of Southern Nevada households can actually afford the current median-priced home.
• With today's interest rates, a $485,000 house typically translates to a mortgage payment around $2,870/month.
• Add property taxes, insurance, HOA fees and you’re easily north of $3,200/month.
• You generally need to be earning about $115,000/year to qualify and that assumes excellent credit and a hefty down payment.

Bidding wars and out-of-state buyers with deep pockets make competition fierce. The state estimates we need to build roughly 7,000 new apartment units per year just to keep up with demand and we’re nowhere near that. Unless construction ramps up dramatically, affordability will keep getting worse.

💸 Renters & Cost Burden

Renters are feeling it too. More than half of Nevada renters are “cost burdened,” meaning they spend over 35% of their income on rent. I’ve had clients telling me they pay $2,000+ for a two-bedroom that was around $1,200 just a few years ago. That kind of inflation squeezes budgets fast.

🔥 Extreme Heat & Hidden Effects

People move to Vegas for the sunshine, but many are caught off guard by the summer reality. We regularly see temperatures over 115°F, amplified by an urban heat island effect from concrete and development. That’s not just uncomfortable it’s dangerous.

• Las Vegas sees more heat-related emergencies than almost any other U.S. city (aside from places like Phoenix).
• Elderly residents and people with health issues are especially vulnerable.
• Summer heat means higher electricity use and a relentless run on air conditioning.

Electric bills spike in summer. I’ve personally seen monthly bills reach $700 during extreme months; $400/month is common for a modest three-bedroom. You need to budget for that it can be an extra $2,000–$3,000 per year.

💧 Water, Drought & Long-Term Sustainability

Vegas sits in the middle of a historic drought and relies heavily on the Colorado River. Lake Mead is at its lowest level since the 1930s, and there are legitimate concerns about long-term water sustainability as the region grows.

To be fair, the city has made strides with conservation we use less water now than 20 years ago despite having hundreds of thousands more residents. Still, climate change and continued population growth keep water on the list of long-term risks to consider when moving here.

🎒 Schools & Education Challenges

If you have kids, pay close attention here. Recent national studies rank the Las Vegas area near the bottom among the 50 largest metropolitan areas for school quality. Clark County School District is the fifth-largest school district in the nation, and that scale creates real challenges.

• There are excellent schools in pockets especially in areas like Summerlin and Henderson but the system overall is underfunded.
• Parents report larger class sizes, limited resources, and rising concerns about safety and school violence since students returned after virtual learning.
• If you’re considering private school, expect $15,000–$25,000 per year per child a major added expense for many families.

For some families I’ve worked with, education concerns are the final straw that prompts a move out of the valley.

🚗 Hidden Costs: Cars, Maintenance & Lifestyle

There are several smaller costs that add up quickly and often surprise newcomers.

• Heat is brutal on vehicles: tires wear faster, A/Cs work overtime, and UV rays damage interiors and paint. Budget an extra $1,000–$1,500/year for added maintenance.
• Las Vegas is an entertainment city. Dining, shows, nightlife, and social outings are everywhere and they can blow up a budget if you don’t manage them.
• Gambling exposure is real. Not everyone develops a problem, but easy access and constant exposure can be risky for people susceptible to addictive behavior.

🎰 Lifestyle, Community & Social Trade-Offs

When people picture Vegas they often picture parties and glitz. That’s here, but the city is also extremely transient people come and go frequently. As a result, building deep, lasting friendships can be harder than newcomers expect.

Culturally, Vegas shines in entertainment and dining, but some residents feel there are fewer family-focused cultural offerings or diverse outdoor recreation options compared to other major metro areas. (That said, there are incredible natural escapes if you know where to look.)

🛡️ Crime & Safety

Safety is a real concern for many moving here. Las Vegas ranks around the 35th percentile for safety, meaning roughly 65% of cities are considered safer. Both violent crime and property crime run above the national average, though crime is often concentrated in certain neighborhoods.

Be neighborhood-savvy: research specific areas, talk to locals, and invest in home security if safety is a top priority. Metro (Las Vegas Metropolitan Police Department) is generally responsive, and many neighborhoods have active community-watch programs.

🌟 Why People Still Move to Las Vegas

After all that, why do people still move here? Because Vegas has major upside if it aligns with your priorities.

• No state income tax for high earners, that can mean tens of thousands of dollars saved annually.
• Growth in industries beyond tourism: hospitality, healthcare, technology, logistics (Amazon, Tesla, Google have footprints here).
• World-class entertainment, dining, and experiences you won’t find elsewhere and yes, we eat an enormous amount of shrimp here (trivia).
• Amazing outdoor options close by: Red Rock Canyon, Lake Mead, Mount Charleston (you can even ski on rare cold-season days).
• Active adult and resort-style communities make Vegas attractive to many retirees who want year-round golf and an amenity-rich lifestyle.

✅ Who Vegas Is Right For

Vegas might be a great fit if you’re a young professional, single, or dual-income couple without school-aged kids who can tolerate the heat and want access to jobs, entertainment, and tax savings.

If you’re a family with tight budgets and school concerns, or if you want a quiet, fully family-centric community, you’ll want to do much deeper neighborhood and school research before committing.

📌 Final Advice & Next Steps

Before you make one of the biggest moves of your life, do these things:

1. Visit Las Vegas in the summer not just in perfect spring weather so you experience the heat and daily life.
2. Spend time in the neighborhoods you’re considering and talk to locals about real monthly costs.
3. Run detailed budgets that include higher utilities, car maintenance, and potential private-school tuition.
4. Research specific schools, crime statistics by neighborhood, and long-term water planning in the areas you’re considering.

If you’re seriously thinking about relocating, I created a comprehensive Las Vegas relocation guide with neighborhood breakdowns, a cost-of-living calculator, school information, and insider tips that can save you thousands. I also offer free consultation calls to go over your situation and priorities and help you decide if Vegas is the right move.

“One in three new residents are already packing up and leaving within the first year.” observation from local experience and conversations

Want help figuring it out? Reach out I’m happy to give honest advice about whether Las Vegas is right for you and to point you to neighborhoods that match your lifestyle and budget.

Questions?

Tell me what’s most important to you schools, budget, nightlife, outdoor access and I’ll help you narrow down the options so you can make a smart move.