I would break the market into ranges before deciding where your best opportunity sits.
If you are trying to understand where the real buying range sits, I would stop looking at the market as one big number. In Southern Highlands, NV, new listings came in at a typical $750,000, recent contracts clustered around $673,750, and closed sales landed at $747,000, and each one serves a different purpose.
The current market in Southern Highlands, NV gives me three useful reference points $673,750 for homes moving into contract, $747,000 for recent closed sales, and $750,000 for new listings. Active listings sit higher at $789,450.
That range helps me identify where demand is engaging and where sellers may be stretching. It also keeps buyers from treating every listing the same, because the market is clearly assigning different outcomes to different price bands.
Search by market band, not just by your maximum budget. Give extra attention to homes priced near the recent contract and closed range. Treat homes well above that band as cases that need stronger justification before you spend time or emotional energy on them.
