Rent or buy in 89103 (Spring Valley, NV)?
- Median asking price$275,000homes for sale in 89103 today
- 3-bedroom median rent$2,250a month, public figure
- Price-to-rent ratio10.2leans toward buying
- Buying pulls aheadyear 2at the tool's default assumptions
At these two numbers, owning comes out about $161,952 ahead over ten years, after selling costs and what the money not spent would have earned. Open the calculator with these filled in to change the down payment, the rate or how long you would stay.
What 89103 rents for, by size
| Home size | Fair market rent |
|---|---|
| Studio | $1,240 |
| 1 bedroom | $1,380 |
| 2 bedrooms | $1,620 |
| 3 bedrooms | $2,250 |
| 4 bedrooms | $2,580 |
Fair market rent: HUD FY2026 Small Area Fair Market Rent, the 40th percentile of recent-mover rents HUD uses to set voucher payment standards. Both are public-domain figures and both trail today's asking rents.
How to read it
Two rent figures because they answer different questions: the Census median is what tenants in 89103 actually pay, leases old and new; HUD's fair market rent is set from recent movers and is the figure a voucher pays up to. A new lease today usually lands between the two and a little above. The verdict uses the Census 3-bedroom figure where it exists. The price side is live on the 89103 market report; the homes are on the ZIP's listings page; the whole of Spring Valley is on its own page.
Questions people ask
Is it cheaper to rent or buy in 89103?
At today's median asking price of $275,000 and a median rent of $2,250 a month, buying pulls ahead of renting in year 2 at the calculator's default assumptions: 20% down, 6.5% rate, 3% price and rent growth, 5% on money not spent. The price-to-rent ratio is 10.2. Change any assumption in the calculator and the year moves.
What is the average rent in 89103?
The figures on this page are the Census Bureau's five-year median gross rent by bedroom count and, for ZIP codes, HUD's Small Area Fair Market Rent. They are public-domain, annual, and trail today's asking rents by a year or more, so they read a little under what a new lease costs. They are the right figures to cite; the wrong ones to sign a lease on.
Why compare against the 3-bedroom rent?
Because the typical home for sale in the Las Vegas valley is a three-bedroom single-family house, and the median asking price is over homes of that kind. Comparing it to a studio's rent would flatter buying; to a five-bedroom's, renting.
Where do the asking prices come from?
From Kouzr's own daily snapshot of every active listing in the area, the same figure the market report carries. Rents and prices are never mixed: the rent is a government figure, the price is Kouzr's, and neither feeds the other.
A model with editable assumptions on public figures, not financial advice. Rents are Census ACS five-year medians and HUD fair market rents, both public domain, both trailing today's asking rents. Prices are medians over the homes for sale today.