Market Comparison
What $1 Million Buys in Las Vegas vs Orange County
The value gap between Southern California and Las Vegas has never been wider. Here is exactly what your budget gets you in each market — and why high-equity California buyers are making the move.
Verified Reviews
Authority Statement
“My clients from Irvine couldn't believe they could get a 5-bedroom home with a pool for the same price as their 3-bedroom townhouse. The value gap is real — and it compounds with tax savings.”
Based on Q1 2026 MLS data for single-family homes in Orange County, CA and Clark County, NV luxury submarkets. The purchasing power difference is stark — and growing.
Table of Contents
Side-by-Side
The Numbers at a Glance
A $1 million budget buys dramatically different homes in these two markets. The gap has widened significantly since 2020.
All figures are illustrative estimates based on Q1 2026 MLS data. Actual values vary by specific property and market conditions.
California
Orange County Reality at $1M
What $1 million actually buys in Orange County's competitive market — and the compromises required.
Irvine
Attached townhome or older condo. 2–3 bedrooms, 1,100–1,400 sq ft. HOA fees of $400–600/month. Limited outdoor space.
Typical Home
3BR/2BA townhome, built 1990s
Costa Mesa
Small single-family or updated condo. 2–3 bedrooms, 1,000–1,300 sq ft. Older construction, smaller lots. Heavy traffic areas.
Typical Home
2BR/1BA cottage, 1950s–60s
Huntington Beach
Inland location only. 3 bedrooms, 1,200–1,500 sq ft. No ocean views. Older tract homes requiring updates. 15+ minute drive to beach.
Typical Home
3BR/2BA ranch, built 1970s
Newport Beach
Priced out of single-family market. Condo only, 1–2 bedrooms, 800–1,100 sq ft. High HOAs. Entry-level properties only.
Typical Home
1BR/1BA condo, 900 sq ft
Nevada
Las Vegas Luxury Options at $1M
What the same $1 million budget buys in Las Vegas's premier neighborhoods — with no compromises required.
Summerlin
Custom home in guard-gated community. 4–5 bedrooms, 2,800–3,500 sq ft. Pool, 3-car garage, mountain views. Top-rated schools.
Typical Home
5BR/4BA, 3,200 sq ft, built 2018+
Henderson
Semi-custom in Anthem or MacDonald Highlands. 4–5 bedrooms, 2,600–3,200 sq ft. Pool, casita option, Strip views. A-rated schools.
Typical Home
4BR/3.5BA, 2,900 sq ft, pool
Southern Highlands
Golf course community home. 4–5 bedrooms, 2,500–3,000 sq ft. Premium finishes, resort-style amenities. Private country club access.
Typical Home
4BR/4BA, 2,800 sq ft, golf views
The Ridges
Entry to ultra-luxury. 3–4 bedrooms, 2,400–2,800 sq ft. Guard-gated, celebrity neighbors, Red Rock views. Premium location.
Typical Home
3BR/3BA, 2,600 sq ft, designer finishes
Day-to-Day
Lifestyle Comparison
Beyond square footage — how daily life compares between Orange County and Las Vegas luxury communities.
The Vegas Advantage
- Nearly double the square footage, newer construction
- $40,000–$60,000/year in tax savings
- Guard-gated communities, pools, world-class entertainment
- 4-hour drive or 1-hour flight to Southern California
Honest Tradeoffs
- No ocean — if daily beach access is non-negotiable, stay in CA
- Summer heat: June–September averages 105°F+
- More car-dependent than coastal OC
- Different cultural density — entertainment concentrates on Strip
Financial Impact
Tax Savings Over 5 Years
The financial advantage extends far beyond the purchase price. Nevada's tax structure creates significant ongoing savings.
State Income Tax
Nevada has no state income tax. A $250K household saves $16,000–$20,000 annually compared to California.
Property Tax Savings
Nevada's 0.5–0.7% effective rate vs California's 1.1%+ saves $5,000–$6,000 annually on a $1M home.
Capital Gains Tax
Selling your California home while a Nevada resident means no state capital gains tax on the sale.
Tax Savings Calculator
Enter your household income and home value to see your personalized California-to-Nevada tax savings.
These are illustrative estimates based on 2026 tax brackets. Actual tax obligations depend on filing status, deductions, and individual circumstances. Consult a qualified tax advisor.
Frequently Asked Questions
Common questions from Orange County homeowners considering Las Vegas.
How far is Las Vegas from Orange County?
Approximately 4 hours by car or 1 hour by direct flight. Many California buyers maintain connections to both locations, visiting OC for beach weekends while enjoying the space and savings of Las Vegas living.
What about the summer heat in Las Vegas?
June through September averages 105°F+, but homes at the $1M level include resort-style pools and efficient AC. Most residents adapt quickly, and the dry heat is often preferred to coastal humidity.
Are Las Vegas schools comparable to Orange County?
Top Summerlin and Henderson schools rate competitively with OC public schools. Many families also choose from excellent private options including The Meadows, Bishop Gorman, and Henderson International.
Can I get beach access from Las Vegas?
Lake Mead (45 min) offers boating and beaches. San Diego is 5 hours; Newport Beach is 4 hours. Many relocators budget for occasional beach trips while enjoying lower cost of living the rest of the year.
See What Your California Equity Buys in Vegas
Book a 15-minute strategy call. Bring your current home value and target budget — we will show you exactly what is available in Summerlin, Henderson, and Southern Highlands at your price point.