Rhodes Ranch Market Report: July 2026
Spring Valley, NV · Single Family Homes
Fresh RPR data for Rhodes Ranch — median sold price, active and pending listings, days on market, and what it all means. I live in this community, so these numbers come with real context, not just MLS printouts.
Martin Guaglione
Realtor . eXp Realty . Licensed in Nevada (S.185010) · Rhodes Ranch Resident
Key Highlights
Market Type
Seller's Market
Leaning balanced
Median Sold Price
$510,000
+2% month over month
Sold to List Price
97.9%
Sellers getting close to asking
Median Days on Market
37
Reasonable pace
Months of Inventory
4.9
Leaning toward balanced
Active Listings
206
Decent buyer selection
79 new listings came on market in July. Buyers had choices — but well-priced homes still moved quickly.
Sold Listings — July 2026
49 homes closed in Rhodes Ranch during July — a significant jump from the previous month. Here is how the sold market broke down.
| Metric | Value | MoM Change |
|---|---|---|
| Median Sold Price | $510,000 | +2% |
| Number Sold | 49 | +48.5% |
| Sold to List Price % | 97.87% | -- |
| Median Days in RPR | 37 | +12.1% |
| Median Price / Sq Ft | $255 | -- |
| Total Sales Volume | $24,999,800 | -- |
Active Listings
206 homes were actively available in Rhodes Ranch during July. The supply side is healthy — buyers have real selection across price points.
| Metric | Value | MoM Change |
|---|---|---|
| Median List Price | $537,000 | +0.8% |
| Number Active | 206 | +1.9% |
| Median Days on Market | 56 | -- |
| Median Price / Sq Ft | $251 | -- |
| Total Volume | $146,772,144 | -- |
| Median Living Area | 2,310 sqft | -- |
The median listing price of $537K is about 5% above the median sold price — a typical spread in a market that is not quite a seller's paradise but still favors sellers.
New Listings
79 new listings hit the market in July — up 11% from June. Sellers are coming to market with confidence.
| Metric | Value | MoM Change |
|---|---|---|
| Median List Price | $518,000 | +1.3% |
| Number New | 79 | +11.2% |
| Median Price / Sq Ft | $259 | -- |
| Total Volume | $64,270,912 | -- |
| Median Living Area | 2,275 sqft | -- |
Pending Listings
54 homes went pending in July — a 25.6% jump month over month. The pipeline is filling up, which points to continued sales activity heading into August.
| Metric | Value | MoM Change |
|---|---|---|
| Median List Price | $491,450 | +2.7% |
| Number Pending | 54 | +25.6% |
| Median Days to Go Pending | 41 | -- |
| Median Price / Sq Ft | $247 | -- |
What This Means
Rhodes Ranch remains a seller's market but is leaning toward balanced territory with 4.9 months of inventory. That is a meaningful shift from the tight inventory conditions of the past few years. When months of supply dips below 4, it is a strong seller's market. At 4.9, we are in a transitional zone — sellers still have the edge, but buyers have real negotiating room.
Prices are stable and slightly appreciating at +2% month over month. The median sold price of $510,000 is not a spike — it is a steady, healthy climb. For context, $510K for a single-family home in a 24/7 guard-gated community with a championship golf course and a private water park is exceptional value compared to similar communities in Summerlin or Henderson, where comparable homes easily run 30-50% more.
Homes are selling at roughly 97.9% of list price. That is a strong number — it means sellers are pricing realistically and buyers are meeting them there. We are not in a multiple-offer frenzy, but we are not seeing broad price cuts either. The market is functioning efficiently.
A 37-day median days on market is the sweet spot — not a frenzy where homes go pending in 48 hours, but not slow either. It gives buyers time to do inspections and due diligence while still signaling that well-priced homes move at a healthy clip. The 41-day median to go pending for current pending listings confirms this pattern.
With 206 active listings, buyers have decent selection across price points and floor plans. The mid-$300K entry-level homes, the $400K-$500K core market, and the $700K-plus premium estates — each segment has inventory worth touring. If you are buying, this is the best selection we have seen in this community in over a year.
Bottom line: This is a good market for both buyers and sellers. Sellers can sell at fair prices with reasonable timelines. Buyers have choices and can negotiate without the panic of 2021-2023. If you are considering a move in Rhodes Ranch, right now is one of the most balanced moments in recent memory.
Why These Numbers Matter
These RPR numbers tell the macro story, but the micro story is just as important. Rhodes Ranch is a 24/7 guard-gated community with approximately 3,795 homes, an 18-hole Ted Robinson championship golf course, a 35,000-square-foot R Club recreation center, and the Fun Zone Water Park — arguably the best private residential water park in Nevada. The HOA (roughly $155-$225 per month) covers all of this plus 24/7 security. That amenity package creates a pricing floor that protects home values even when the broader market softens.
And remember what is happening outside the gates. The Durango Casino & Resort is under 10 minutes away. The Uncommons mixed-use development is drawing residents from across the valley. The Bend shopping plaza is growing. The 215 Beltway widening is improving commute times. This corridor is receiving billions in investment, and Rhodes Ranch sits right at the center of it all. The long-term fundamentals remain very strong.
Related Reading
Weekly Update
Rhodes Ranch Market Report — Week of Aug 17
The latest weekly snapshot with current pricing and inventory.
Community Guide
Rhodes Ranch Deep Dive
Full community profile — amenities, homes, schools, and insider perspective.
Area Guide
Southwest Las Vegas Neighborhoods
Mountain's Edge, Southern Highlands, Spanish Trail, and more.
Golf
Southwest Golf Courses
Rhodes Ranch, Siena, Arroyo, and the best desert golf in the valley.
Thinking about Buying or Selling in Rhodes Ranch?
Martin Guaglione lives in Rhodes Ranch and knows this community inside and out. He tracks every listing, every sale, and every price change. Whether you are looking to buy your first home here, upgrade to a golf course lot, or sell at top market value — Martin is your resource.
This market report is based on RPR (Realtors Property Resource) data for Rhodes Ranch, Spring Valley, NV — Single Family Homes — July 2026. Data points include active, sold, pending, and new listings as reported by the Las Vegas REALTORS MLS. Martin Guaglione is a licensed Nevada Salesperson (S.185010) with eXp Realty. Market conditions change weekly; for the most current data, contact Martin directly or visit Zillow or Realtor.com.