Single Story Homes in Las Vegas
One of the most requested features in this valley and one of the hardest to find in newer construction. Here is why, and where to look.
Why Single Story Is Hard to Find Here
It comes down to land, and it is not going to reverse.
A single story home needs a bigger footprint to deliver the same square footage as a two story. As lots in the Las Vegas valley have gotten smaller and land has gotten more expensive, builders have gone up instead of out.
The result is that a lot of the genuine single story inventory here is resale rather than new, and it sits in the neighborhoods built when lots were larger. When one comes on the market at a reasonable price, it moves quickly.
Where the Single Story Inventory Lives
Four places worth pointing your search.
Older neighborhoods with larger lots
The established parts of the valley were built when land was cheap and single story was the default. This is where most of the supply sits.
Age qualified communities
The 55 and older communities were designed around one level living, so nearly everything in them qualifies. See my 55+ communities guide.
Specific new build plans
Builders do offer single story plans, usually a small number per community and often on premium lots. Ask which plans and which phases before you tour.
Custom and semi custom areas
Larger parcel neighborhoods and hillside communities have more one level homes because the lots allow for spread.
Search by the feature, not the neighborhood. Single story homes do not cluster in one part of the valley, they cluster by era and lot size. That is exactly what a filtered search does well, and it is what I set up for buyers looking for one.
The Real Tradeoffs
One level costs you something. Know what.
Less yard for the same house
The footprint that makes it one level takes it out of the back yard. If you want space outside, that math matters.
Often an older house
More single story inventory means more homes from earlier decades, which means older roofs, systems, and windows.
Usually a price premium
Demand outruns supply, so expect to pay for it, particularly in newer communities where the plan is scarce.
Easier to cool, sometimes
No hot upstairs to fight. On the other hand more roof area is exposed to the sun, so insulation quality really matters.
Simpler to live in
No stairs with laundry, groceries, or anything else. People who switch to one level rarely go back.
Strong resale
The same scarcity that makes it hard to buy makes it easier to sell later. That works in your favor eventually.
What to Check on a One Level House Here
Desert specific, and easy to overlook.
The roof and attic insulation
More roof per square foot of house means the roof does more work. Ask its age and look at the insulation depth.
Which way the back yard faces
A west facing patio in July is a different house than a north facing one. Stand in it before you decide.
The age of the HVAC
Older single story homes often have older systems. In this climate that is the most expensive thing to inherit.
Whether it was ever added onto
Room additions on older homes are common and not always permitted. Check the records.
The plumbing generation
Homes from certain eras here used materials that have known issues. Your inspector will know what to look for.
Window quality
Original single pane windows on an older house are a real summer cost. Factor replacement into your offer.
Get a proper inspection either way. My guide to home inspections in Las Vegas covers what our inspectors look at that inspectors elsewhere do not.
Single story is the request I hear most and the thing I have to work hardest to find. If you want one, be ready to move when it comes up.
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Common Questions
Tap any one to open it.
Why are there so few single story homes in Las Vegas?
Lot size. A single story home needs a much larger footprint to deliver the same square footage, and as land in the valley has gotten more expensive builders have built up rather than out. Most of the true single story supply here is resale from eras when lots were bigger.
Do single story homes cost more here?
Generally yes, relative to a comparable two story, because demand outruns supply. In new construction the single story plans are often limited in number and sit on premium lots, which pushes the price further. The upside is that the same scarcity supports resale value later.
Where should I look for a one level home?
Older neighborhoods with larger lots have the most, age qualified communities are built almost entirely around one level living, and hillside and larger parcel areas have more of them because the lots allow it. Rather than picking a neighborhood, search by the feature across the areas that fit your commute.
Are single story homes cheaper to cool?
Not automatically. You avoid the hot upstairs problem, but you have more roof area absorbing sun per square foot of living space. Insulation depth, roof age, and window quality matter more than the number of stories. Ask for twelve months of power bills on any house you are serious about.
Do builders in Las Vegas offer single story plans?
Yes, but usually only a couple of plans per community and often released in limited phases. If new construction is your route, ask the sales office directly which plans are single story and when the next phase releases. My new construction guide covers how builder phases and incentives work.
What about a two story with the primary bedroom down?
Worth considering. It solves the daily stairs problem while keeping the extra upstairs space and a larger yard, and inventory is far better. A lot of buyers who start out set on single story end up happy with this compromise once they see the difference in what is available.
Looking for One Level?
These go fast. Let me set up a real time alert so you are seeing them the morning they hit, not a week later on a portal.
Keep Reading
The pages buyers open next.
Lori Ballen
I’ve lived in Las Vegas since I was five years old and I know which pockets of this valley still have real one level inventory. Email me at lori@loriballen.com.
702-604-7739