Las Vegas Real Estate News

LAS VEGAS, NV – Las Vegas homeowners are growing increasingly frustrated with Clark County’s sluggish short-term rental licensing process, especially in light of the fact that the municipality admitted earlier this year that they were processing a mere six applications a week.

While many people are being forced to wait literally years for their licenses, they are finding themselves out thousands of dollars and being forced to deal with ever-growing amounts of stress and uncertainty along the way.

The situation has gotten so bad that a lawsuit was brought against the Clark County by the Greater Las Vegas Short-Term Rental Association (GLVSTRA) and Airbnb; recently, a judge granted an injunction blocking the rollout of the county’s rules governing Airbnb rentals while the case proceeds through the court system.

Assembly Bill 363 was signed into law by the Nevada legislature in 2021, requiring municipalities to draw up regulations governing the short -term rental industries within their borders.

After approving a short-term rental ordinance in June 2022, Clark County had started a pre-application process for short term rentals in September 2022, with the deadline for submission having been August 2023. 1,169 of the pre-applications they received were deemed eligible and the homeowners that submitted them were subsequently allowed to submit a short-term rental license application.

However, the process of approving these applications has been a slow and arduous one that has found itself ensnared in red tape; this was made worse by the county’s decision to implement a lottery instead of a first-come, first-served system, meaning that applications are processed in random order, and not when actually submitted. As a result, hundreds of applications are still pending years after having been submitted.

Meanwhile, homeowners who are mired in the process are being forced to wait and endure continued expenses; Michael Watson has been told that he was number 382 in the lottery process, and that by the county’s estimates he may still not experience any forward momentum for at least the next three months, if not longer.

Even if I get to that point, I’m not even certain what’s next,” he said. “They haven’t given us any indication that once your lottery number comes up, what might be the next steps after that and how long might that step take in addition. Waiting three years and having to keep this location, keep the insurances, it’s becoming more and more difficult to sustain and to see at what point might you see the light at the end of the tunnel.”

State law mandates that homeowners maintain expensive home insurance and pay annual business license fees, even if the residence in question has not yet gotten their license.

$6,000 or $7,000 in that process, kind of the mandatory elements, but also the other elements I spent money on: the design, getting the Airbnb completely remodeled,” Watson said. “There was a lot more than that invested and the idea that any business could establish a location, completely set up shop and then wait indefinitely, right now we’re at three years, to open its doors, it’s not possible.”

The random drawings for license approval are also breeding additional headaches, such as distance requirements; county ordinances decree a minimum distance between rentals, but a homeowner is not informed of what locations have been approved until they are already in the application process…at which point they may discover, too late, that there is a rental right next door.

During the initial lottery period, 1,306 applications were submitted, with 830 of those having been submitted during the application period. Since then, only 203 licenses have been approved and issued, along with 315 denied or withdrawn. 312 are still pending.

Clark County’s ordinance states that lotteries should take place annually, but they have not held one since 2023; they did not respond for comment as to why when asked by local media.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – A new report by Las Vegas Realtors (LVR) reveals that home prices in Las Vegas showed a slight drop in August when compared to the all-time record high level they hit once again the month before, potentially signaling the return of stability to the Southern Nevada real estate market, despite the fact that the region’s inventory continues to climb.

LVR noted that the median price of an existing single-family home in the Las Vegas Valley in August was $480,000, which represents a drop of $5,000 from the all-time record high of $485,000 achieved several times in 2025, most recently in July; August’s median price is also a 0.7 percent increase year-over-year.

Meanwhile, the median price of condominiums and townhomes sold in the valley in August was $298,000, which represents a 2.1 percent year-over-year increase, but a significant drop from the region’s all-time record originally set in October 2024, which was $315,000.

Las Vegas Realtors President, George Kypreos, said in a statement that the numbers recorded in August distinctly show that the residential real estate market in Southern Nevada is returning to a more even level between buyers and sellers.

These statistics are another sign of stability in our local housing market,” Kypreos said. “Home prices here in Southern Nevada haven’t moved much this year. Besides having more homes on the market to choose from, buyers should also be pleased to see mortgage interest rates going down this month.”

However, inventory in Vegas continues to climb amid sluggish sales, with 7,206 single-family homes listed at the end of August without any offers, LVR says, a 36.8 percent jump year-over-year. In addition, there were 2,560 condos and townhomes without offers, a 56.1 percent jump from August 2024.

2,320 existing homes, condos and townhomes were sold in August, a year-over-year drop of 14.2 percent for homes and 15.4 percent for condos and townhomes.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Renting in Las Vegas in 2025 offers both opportunities and challenges for tenants, young professionals, and newcomers to the city. Known for its vibrant lifestyle, favorable tax environment, and growing job market, Las Vegas continues to attract residents from across the country. However, as with any growing metropolitan area, the rental market is shaped by evolving trends in pricing, availability, and regulations. Understanding these dynamics is essential for anyone considering a move to the Vegas Valley or renewing their lease this year.

This guide will help you navigate the rental landscape in Las Vegas by exploring current market trends, average rent prices, renter rights, short-term rental laws, and affordability factors. Whether you are searching for your first apartment, relocating for work, or simply interested in the state of the market, the insights here will give you a clear picture of what to expect. For even more localized information and tenant resources, you can visit our Las Vegas Renter Information page.

The Rental Market Landscape in 2025

Las Vegas has long been considered one of the more affordable major cities in the western United States, but recent years have seen steady increases in rental rates due to population growth (Much from neighboring California), housing demand, and economic expansion. While developers have introduced new apartment complexes and mixed-use communities, the influx of residents has kept occupancy high.

Many neighborhoods are experiencing revitalization, and areas such as Downtown Las Vegas, Summerlin, and Henderson have seen significant upgrades to infrastructure and amenities. This growth has been beneficial for renters seeking modern housing options, but it has also pushed average rent prices upward. The key to securing a good deal in 2025 is to act quickly when a desirable property becomes available and to understand which neighborhoods match your budget and lifestyle needs.

Average Rent Prices in Las Vegas for 2025

The average rent in Las Vegas in 2025 varies based on location, property type, and amenities. Downtown and the Arts District tend to command higher rents due to proximity to entertainment, nightlife, and cultural attractions. Summerlin and Henderson offer more suburban lifestyles with larger properties and higher price points, while North Las Vegas remains one of the more affordable options for larger units.

For studio and one-bedroom apartments, rents remain competitive compared to other major cities in the region, but they have risen compared to pre-2020 averages. Two-and three-bedroom rentals are in particularly high demand among families and roommate households, which means that properties in good condition with modern features often get leased within days of listing. Renters looking for the best value in 2025 may want to consider emerging areas such as the southwest valley, where development is ongoing but prices have not yet reached their peak.

The affordability of a rental property should be evaluated in the context of utilities, parking fees, and any additional community charges. This holistic approach ensures that you understand the full monthly cost of living in your chosen property.

Renter Rights and Protections

Renting in Las Vegas comes with specific rights and protections under Nevada state law. Tenants are entitled to safe and habitable living conditions, proper notice before rent increases or lease terminations, and the return of their security deposit within the required timeframe after moving out, provided the unit is left in good condition. Landlords must follow legal procedures when entering a rental unit, addressing repairs, or initiating eviction proceedings.

In 2025, awareness of these rights is more important than ever, especially given the competitive nature of the market. Tenants should review their lease agreements thoroughly before signing and be prepared to ask questions about maintenance responsibilities, late fee policies, and renewal terms.

Short-Term Rental Laws in Las Vegas

Short-term rentals, such as those listed on Airbnb or Vrbo, remain a popular option for property owners and travelers alike, but they are subject to specific regulations in Las Vegas. Clark County, the City of Las Vegas, and the City of Henderson each have their own distinct rules governing permits, occupancy limits, and zoning restrictions. In many cases, operating a short-term rental without the proper licensing can result in significant fines; one case in the City of Las Vegas reached $180k.

For renters, it is important to understand whether a property is legally permitted for short-term stays, especially if you are subletting or considering a flexible lease that allows temporary hosting. Regulations have been updated in recent years to balance the needs of residents, property owners, and the tourism industry, so staying informed about these laws is essential. Shelter Realty provides guidance for those navigating both long-term and short-term rental agreements in compliance with local laws.

Affordability Considerations for Renters

Affordability in Las Vegas is relative. While rents are lower than in cities like Los Angeles or San Francisco, they have increased enough in recent years to challenge some budgets. Renters in 2025 should carefully consider total housing costs, which include rent, utilities, transportation expenses, and lifestyle costs such as dining, entertainment, and recreation.

Choosing the right neighborhood can have a significant impact on affordability. Areas farther from the Strip and the city center tend to offer larger properties for lower rent, but may come with longer commutes. Newer apartment complexes may include desirable amenities like gyms, pools, and security features, but these often come with higher rents and additional fees. For those new to the city or moving within the Valley, scheduling a consultation with a local rental expert through the Shelter Realty Contact Page can help identify the most cost-effective housing options that align with your needs.

Lifestyle Factors to Consider When Renting

Renting in Las Vegas offers a wide range of lifestyle choices, from high-rise living with sweeping views of the Strip to quiet suburban communities with parks and walking trails. Young professionals may gravitate toward Downtown and Midtown, where nightlife and cultural events are abundant. Families often choose areas like Henderson or Summerlin for their excellent schools, safety, and community amenities. Retirees and remote workers may prefer quieter neighborhoods with easy access to golf courses, shopping centers, and healthcare facilities.

Your choice of neighborhood should reflect not just your budget, but also your preferred lifestyle, commute times, and proximity to the amenities you value most. With Las Vegas continuing to expand outward, there are more choices than ever before for renters in 2025.

FAQs

1. What is the average rent in Las Vegas in 2025?
The average rent depends on the neighborhood and property type, but it remains competitive compared to other major western U.S. cities while trending upward from previous years. See Local Rental Market Report: How Much Can Homeowners Expect for Rent? (September)

2. Are there rent control laws in Las Vegas?
Nevada does not have statewide rent control, but landlords must provide proper notice before increasing rent or changing lease terms.

3. How competitive is the rental market in 2025?
The market is competitive, with high demand across all property types, especially in well-located neighborhoods and modern apartment complexes.

4. What should I know about short-term rentals?
Short-term rentals are legal in certain areas but require permits and adherence to local regulations. Always confirm that a property is properly licensed before renting.

5. How can I find the most affordable rental in Las Vegas?
Working with a local expert such as Shelter Realty can help identify neighborhoods and properties that offer the best balance of affordability, amenities, and location.

6. What rights do tenants have in Las Vegas?
Tenants have the right to safe and habitable housing, timely repairs, and proper notice before rent increases or lease terminations.

7. Can I negotiate my rent in 2025?
While possible, rent negotiations are more challenging in a competitive market. Strong references and longer lease commitments can improve your chances.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – The latest rental market snapshot shows a continuing shift in Las Vegas rents as of early September 2025. Zillow now reports the average rent for all bedrooms and property types across the valley at $1,971 per month, reflecting a $24 month-over-month decrease and a $79 drop year-over-year. In contrast, Zumper lists the median rent across all units at $1,895 per month, flat compared to last month but still 2% higher than a year ago.

Breaking It Down: House vs. Apartment Costs

For homeowners weighing the rental potential of a single-family home, Zillow places the average rent for houses at $2,172 per month. Apartments lag behind standalone homes in rent – Zillow reports apartments average approximately $1,525 per month.

Adding more detail, Rentometer’s September figures show average rents by bedroom count:

• 2-bedroom houses: $1,765
• 3-bedroom houses: $2,245
• 4-bedroom houses: $2,735

What This Means for Homeowners

(*Based on Data Provided)

Insights & Action Steps

• Leverage the Single-Family Advantage: Detached homes consistently command a premium. Highlight space, privacy, and family-friendly features to justify higher rent.
• Price by Size & Amenities: Don’t rely on averages. A 3-bedroom or 4-bedroom home should be positioned at a higher tier than a smaller property.
• Stay Competitive in a Cooling Market: With Zillow showing small month-to-month declines, presentation matters. Professional photos, updated features, and responsive management can help attract quality tenants faster.

Las Vegas remains a unique rental market shaped by ongoing population growth, tourism, and seasonal movement. For property owners, the averages are just a starting point – true rental value depends on your property’s neighborhood, upgrades, and timing. Having a local property management expert conduct a free rental analysis can provide an accurate, data-driven estimate, helping you set a price that attracts quality tenants while maximizing your monthly income.

Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Las Vegas Valley property owners have experienced a whopping 28 percent spike in notices of default (NODs) year-over-year, but experts are telling residents “don’t worry” when it comes to the overall residential real estate market, saying it is simply fallout from the economic woes much of the nation is experiencing right now and not anything exclusive to Southern Nevada.

As per a new report released by the University of Nevada, Las Vegas’ (UNLV) Lied Center for Real Estate, the rise in NODs in Las Vegas is a sign that a greater number of low-income residents are encountering growing financial hurdles when it comes to making their monthly mortgage payments.

Since January 2022, approximately 5,400 NODs have been issued to property owners in Vegas, the UNLV report reveals; almost 25 percent of those defaults have taken place in the first half of 2025 alone.

According to UNLV department of economics professor and Lied Center research director Nicholas Irwin, the areas that are feeling the impact of increasing NODs are mainly east and southwest Las Vegas and North Las Vegas.

If you overlaid a map of poverty rates or you overlaid a map of per capita income, these would be areas that generally have lower income, higher poverty,” he said. “So, it’s not unexpected that, if the economy tends to worsen a little bit, these are probably going to be the areas that are going to be first responding to something through an increase in defaults and potential foreclosures.”

But for Southern Nevada residents who may be breaking out in a cold sweat when the current situation reminds them of the mid-2000’s housing crash, Irwin – as well as other real estate experts – is telling them not to worry, as the two situations are far removed from one another.

“This isn’t 2008. We’re not seeing 6,000-plus [NODs] a month being filed,” he said, noting that while defaults are rising in the valley, they are nonetheless nowhere near the historic levels they reached when the housing bubble burst over a decade-and-a-half ago; he also pointed out the fact that just because a NOD is issued, it doesn’t mean that it will actually end in a foreclosure.

As for the next year, Irwin said that depends on what happens with mortgage rates, and if more affordable housing is built in the region.

“So, it’s kind of a wait-and-see approach, I guess, for homebuyers and home sellers,” he said.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – A new affordable housing community in North Las Vegas – the first of its kind in the city – has been announced by the NRP Group, a developer, builder, and manager of multifamily housing.

The groundbreaking of the community – dubbed North & Valley – is scheduled to take place later this September. The development is slated to take the form of 105-units at 6555 North Pecos Road on a five-acre plot of land located in Clark County, right next to a medical office campus and job center.

North & Valley will be offering units to residents earning between 50 and 60 percent of the Area Median Income (AMI), and will take the form of two four-story buildings with a mix of one, two, and three-bedroom residences. The project is notable as there are very few affordable housing communities in the area – and in particular North Las Vegas – that cater to the needs of low-income families and working professionals.

NRP Group Vice President of Development Mike Moriarty noted that North & Valley will address the very real need for affordable housing in North Las Vegas.

Las Vegas is one of the fastest-growing regions in the country, yet housing supply hasn’t kept up with demand, especially for working families,” Moriarty said. “This project marks NRP’s first affordable housing development in Las Vegas, and we’re proud to bring our 30 years of experience creating high-quality communities to the region. As Las Vegas continues to experience explosive population growth and a deepening housing crisis, we’re committed to being part of the long-term solution.”

Moriarty also noted that the community – despite its entry-level price point – will nonetheless offer resort-style amenities to its tenants, including a swimming pool, a rooftop terrace lounge on the fourth floor with scenic views, and an outdoor playground. In addition, inside each unit, tenants will have stainless steel appliances, quartz countertops, designer cabinetry, wood-style flooring, and connections for washer and dryer setups.

Completion of development for North & Valley is scheduled for April 2027.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – A judge has granted a temporary injunction blocking the rollout of Clark County rules governing short-term rentals while a lawsuit brought against the municipality by the Greater Las Vegas Short-Term Rental Association (GLVSTRA) and Airbnb proceeds through the court system.

The rules were originally set to go into effect on Monday, September 1, and would have mandated Airbnb to oversee the listings on its platform and take down the ones that fail to adhere to county licensing rules. Those operating unlicensed short-term rentals would have faced fines of $500 for a first offense and $1,000 for subsequent violations.

The injunction was issued by U.S. District Judge Miranda Du late last week “pending a final decision on the merits” of the lawsuit against Clark County, while noting that her decision was dictated by the limited immunity for online platforms that is granted by a federal provision.

Because Plaintiffs have shown that they are likely to succeed on the merits of their Section 230 claim and that they will be irreparably harmed absent preliminary injunctive relief, the Court necessarily finds that the balance of equities tips in their favor and that such relief serves the public interest,” Du said.

Airbnb called the ruling a “win for everyday Nevadans.”

The GLVSTRA/Airbnb lawsuit alleges that the plaintiffs’ Third, Fourth, Fifth and 14th Amendment rights – as well as several sections of the Nevada Constitution – are being violated by Clark County’s preventing of residents from exercising their right to lease their properties, depriving them of their livelihoods. The county’s extraordinarily slow process of issuing permits to renters – in addition to numerous burdensome regulations – is also a bone of contention named in the lawsuit as well.

Assembly Bill 363 was signed into law by the Nevada legislature in 2021, requiring municipalities to draw up regulations governing the short-term rental industries within their borders.

After approving a short-term rental ordinance in June 2022, Clark County had started a pre-application process for short term rentals in September 2022, with the deadline for submission having been August 2023. 1,169 of the pre-applications they received were deemed eligible and the homeowners that submitted them were subsequently allowed to submit a short-term rental license application.

However, the process of approving these applications has been a slow and arduous one that has found itself ensnared in red tape; as of today, a mere 175 licenses have been approved and 141 denied; 515 are still pending, drawing the ire of homeowners who say they are losing money every day they are forced to wait.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Las Vegas’ infamous “Underground House” has been listed on the market this week, with the seller asking a cool $8.5 million for the extraordinarily unique and eccentric subterranean residence.

Essentially a “doomsday bunker” located 26 feet underground – with a 2,300 square-foot, two-bedroom house located above-ground that serves as a gateway to entering the underground house – the property was originally built in 1978 by Avon cosmetics executive and subterranean living enthusiast Jerry Henderson and architect Jay Swayze. The one-of-a-kind dwelling originally cost $10 million to build, and is situated within a 15,000 square-foot steel-reinforced concrete bunker.

Despite its intended purpose being to survive a potential nuclear holocaust, the underground house – which boasts 5,000 square-feet of living space and retains its authentic 1970’s design aesthetic to this day – features numerous amenities, including a pool, terraces, a waterfall, a generator, and a 1,000-gallon water tank.

“One of America’s most extraordinary residences: The Underground House,” reads the Redfin listing, which refers to the property as the world’s largest “Atomitat,” a Cold War-era luxury bunker designed for self-sufficient living.

3970 SPENCER STREET, LAS VEGAS – $8,500,000.00

Featuring a total 5 bedrooms, 6 baths over 2 homes (one above ground and one below ground), an indoor pool, putting green, theater, dance floor, bar, saunas, and a programmable faux sky, it recreates the feeling of being above ground while offering total privacy and security,” the listing continues. “Hand-painted landscape murals, sculpted trees, and retro 1970s design details create an immersive, time-capsule setting unlike any other. This is a rare investment opportunity – ideal as a private residence, event venue, museum, luxury rental, or cultural landmark. A true piece of Las Vegas history and a chance to own a property that is equal parts residence, attraction, and legend.”

Previously, the property sold in 1990 for $1.3 million after Henderson passed away, and again in 2005 for $2 million. The Stasis Foundation – which reportedly advocates for cryogenics, or the practice of freezing humans for scientific purposes – purchased it in 2014 for $1,150,000. However, the property’s current owner is not publicly known.

Click here to view full listing details for 3970 Spencer Street, Las Vegas

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Inheriting a home in Las Vegas can be a blessing and/or a burden. Whether it came from a parent, relative, or close friend, you’re now faced with some big decisions, especially if you’re not sure what to do next. Should you sell it? Rent it? Keep it for future use? This guide will walk you through your best options, along with some practical advice and local insights.

Step 1: Take a Breath—and Assess the Situation

Before making any decisions, take a moment to evaluate your personal and financial situation. Ask yourself:

• Do I want to keep the property long term?
• Can I afford to maintain it (mortgage, insurance, taxes)?
• Is it in good condition or in need of repairs?
• Do I live in Vegas – or far away?

These answers will help you determine whether you’re better off keeping, renting, or selling the home.

Step 2: Understand the Legal & Tax Implications

In Nevada, inherited property is transferred through probate or via a trust if the estate was set up accordingly. You’ll want to:

• Ensure ownership is legally transferred into your name
• Review the mortgage status – some loans may be assumable, others may need to be refinanced or paid off
• Consider property taxes – Nevada has relatively low property taxes, but inherited properties are reassessed
• Consult a CPA to understand capital gains, step-up in basis, and income tax implications if you rent or sell

Step 3: Decide Between Selling, Renting, or Holding

Sell the Property
Selling might be the right choice if:

• You don’t want to be a landlord
• The property needs too much work
• You need the funds immediately
• The local market is strong (which Las Vegas often is)

Tip: Get a real estate agent familiar with estate sales or probate listings.

Rent the Property
Renting is ideal if:

• You want to generate monthly income
• You believe the home will appreciate over time
• You’re not ready to sell but don’t want it sitting vacant

Becoming a landlord in Las Vegas involves tenant screening, leases, maintenance, legal compliance, and more. If this feels overwhelming, a property management company such as Shelter Realty Property Management can handle all of it for you – especially if you live out of town.

Hold the Property for Future Use
Some owners choose to hold the home for personal use, retirement, or to pass on to another family member. Just be aware of carrying costs and maintenance over time.

Step 4: Know the Rental Value (If You Keep It)

If you’re considering renting out your inherited property, you’ll want to know how much it could earn. Factors include:

• Location (e.g., Summerlin, Henderson, Green Valley)
• Size and condition
• Amenities (garage, pool, yard)
• School district
• Local rental demand

We offer a free rental analysis to help you understand the income potential of your home.

Step 5: Prepare the Property

Before renting or selling, make sure the home is in good shape:

• Clear out any belongings
• Handle basic repairs
• Clean and stage the space
• Consider repainting or minor upgrades

If you rent, this makes the property more appealing to quality tenants. If you sell, it can boost your market value.

Local Insight: Why Renting in Las Vegas Makes Sense

Las Vegas has strong population growth, steady rental demand, and a vibrant real estate market. Many accidental landlords (including those with inherited homes) find that renting provides:

• Stable monthly income
• Property appreciation over time
• Tax advantages (depreciation, deductions for repairs, etc.)

If you’re unsure about becoming a landlord, partnering with a Las Vegas-based property management company can make the process painless – from tenant screening to 24/7 maintenance and legal compliance.

Final Thoughts: Get Expert Guidance

An inherited home is a major asset. Whether you’re emotionally attached or purely practical, you have options. The key is to make an informed decision that fits your goals — and your lifestyle.

Need Help with an Inherited Property?

We help people across Las Vegas turn inherited homes into income-generating properties or handle the sale from start to finish. Whether you want to rent, sell, or just need advice, we’re here to guide you every step of the way.

Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Las Vegas currently has a record-breaking number of luxury homes listed on the market – defined as properties priced at $1 million or higher – while sellers are scrambling to cut deals by lowering prices amid the competition.

Luxury listings in Vegas have increased a whopping 42 percent year-over-year, which is over 50 percent higher than the national average increase of 20.3 percent, as per July 2025 housing data recently released by Realtor.com.

While the total number of new properties on the market in Vegas increased 5 percent in July over the same period of time one year prior, builders and sellers alike are slowing down their momentum as the overall national real estate market experiences a slowdown due to high prices and expensive borrowing costs.

However, while $1 million might get you a small two-bedroom condominium in major metros such as New York City of Los Angeles, that amount gets you a great deal more bang for your buck in Las Vegas; we’re talking large homes coming in at 5,000 square-feet of living space, packed with numerous perks and amenities.

As a result, Las Vegas luxury real estate has been a proven draw for the affluent in society, especially considering the fact that Nevada has no state income tax. But as the luxury market continues to slow down amid national economic uncertainty, there is more and more competition amongst sellers, and that is translating into price cuts.

Prices for luxury homes in the $1.2 million-plus range in Southern Nevada have decreased 12.17 percent year-over-year, contrasted by the 1.14 percent national average; homes costing $2 million-plus – the range experiencing the steepest cuts – are down 18.3 percent, compared to 6.15 nationally. And as for the homes in the $6-million-plus range, those cuts are coming in at 15.21 percent versus 6.78 percent nationally.

But lowering prices is only part of the equation – now sellers are also waiting longer to make a deal. Luxury listings in Vegas are languishing on the market for a median rate of 64 days, a 5-day year-over-year increase.

Clearly, in today’s tough economic and socio-political climate, buyers – even affluent ones – are waiting longer, shopping longer, and negotiating with more gusto, and sellers are being forced, for the time being, at least, to adjust to make a deal.

Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Owning a luxury home in Las Vegas can be a rewarding experience, but it also brings a unique set of challenges. Whether you are renting out your property or simply need professional management, finding the right property management company is essential to ensure your investment is protected and your property is well-maintained.

Las Vegas, being a hub for high-end real estate, requires property management professionals who have expertise in handling luxury properties. Not every property management company is equipped to manage the specific needs of luxury homes. If you’re a homeowner with a luxury property, here’s what you should look for in a property management company to ensure the best service for your home.

1. Experience with Luxury Properties

One of the most important things to look for in a property management company is experience in handling luxury homes. Luxury properties are different from standard rental homes, requiring specific knowledge and expertise. Features such as home automation, pools, spas, premium appliances, and expansive landscaping all need to be managed correctly to preserve the property’s value and ensure tenant satisfaction.

A good property manager should have a proven track record of managing luxury homes in Las Vegas, with a deep understanding of the upscale market. Shelter Realty, for example, has extensive experience in managing high-end properties and understands the intricacies involved in maintaining luxury homes.

2. Marketing Expertise and Tenant Screening

Luxury homes require specialized marketing strategies to attract the right tenants. A property management company should be well-versed in showcasing your property to the right audience, including professional photography, 3D tours, and listings on premium real estate platforms. They should also be able to effectively market your luxury property to high-net-worth individuals who are looking for an exceptional living experience.

Shelter Realty excels in marketing luxury homes to attract qualified tenants. Moreover, tenant screening is crucial in luxury properties. A good property management company should conduct in-depth background checks, including credit, rental history, and income verification to ensure you get the best tenants for your property.

3. Comprehensive Maintenance and Repair Services

Maintaining a luxury property requires more than just regular upkeep. It involves maintaining high-end fixtures, appliances, and landscaping. From pool maintenance to ensuring HVAC systems are functioning optimally, the property management company should have a reliable team of contractors and service providers who can handle repairs promptly and professionally.

Shelter Realty offers full-service maintenance and repair solutions, ensuring that your luxury property is always in pristine condition. This includes regular inspections, timely repairs, and an efficient response to maintenance requests. Their comprehensive service is one of the reasons they are considered a leader in Las Vegas property management.

4. Transparency and Clear Communication

Communication is key when working with any property management company, especially when dealing with luxury homes. You want a company that keeps you informed at every stage of the process. Whether it’s providing financial reports, updating you on tenant issues, or handling maintenance requests, transparency is critical.

Shelter Realty is committed to keeping homeowners updated with detailed reports and timely communication. This ensures that you are always in the loop regarding the status of your property.

5. Rent Collection and Financial Management

A professional property management company should have robust systems in place for collecting rent, tracking payments, and handling late payments. Luxury homes often come with higher rent, so ensuring timely payments is essential. Moreover, the company should provide you with regular financial reports that allow you to track income and expenses.

Shelter Realty offers clear and transparent financial management services. They provide detailed financial statements, including rent collection, maintenance expenses, and other important financial matters. This level of transparency ensures that you are always aware of the financial health of your investment.

6. Knowledge of Local Laws and Regulations

The laws governing rental properties in Las Vegas can be complex, especially for luxury homes. A professional property management company should be familiar with local landlord-tenant laws, zoning regulations, and other legal requirements to avoid costly legal issues.

Shelter Realty is well-versed in the legalities surrounding property management in Las Vegas. Their team ensures that all aspects of your luxury property, including tenant agreements and maintenance, comply with Nevada’s real estate laws.

7. Customized Services for Luxury Homes

Luxury homes often come with specific needs, such as concierge services, pool maintenance, or high-end landscaping. A good property management company should be able to offer customized services based on the unique requirements of your property.

Shelter Realty understands that every luxury home is unique, and they tailor their services to meet the specific needs of each property. Whether it’s offering special amenities or handling high-end tenant requests, Shelter Realty is committed to providing a customized management experience.

8. Reputation and Reviews

Before hiring a property management company, it’s important to check their reputation. Look for online reviews, ask for client testimonials, and gauge their level of professionalism. A company with a strong reputation in Las Vegas is more likely to provide excellent service and handle your property with care.

Shelter Realty has built a reputation for excellence in managing luxury properties. Their track record of happy clients and well-maintained homes speaks volumes about their commitment to quality property management.

Why Choose Shelter Realty for Your Luxury Property Management?

Managing a luxury home in Las Vegas requires experience, expertise, and a commitment to service. At Shelter Realty, we specialize in managing high-end properties and offer a full suite of property management services. From marketing and tenant screening to maintenance and financial management, we ensure that your luxury home is in good hands.

If you’re looking for a trusted and experienced Las Vegas property management company to manage your luxury home, Shelter Realty is here to help. Contact us today to learn more about how we can assist you with all your property management needs.

Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – An elderly Las Vegas Valley homeowner successfully sued Clark County over the denial of her license to operate a short-term rental, with a judge agreeing with her lawyers that her constitutional rights were violated by the municipality.

Clark County’s short-term rental license approval process has been mired in red tape, with applicants left frustrated over the slow process of reviewing and approving property owners; a mere handful of licenses granted to date, amid a backlog numbering in the hundreds.

The situation has gotten so bad, in fact, that a group of property owners are currently in the process of suing Clark County, claiming that the excessive red tape involved in the sluggish approval process is taking money out of their pockets each and every day.

However, in a separate lawsuit, a District Court judge ruled earlier this month in favor of Leslie Doyle, 84 – along with a second, unnamed homeowner – who had wanted to utilize her residence as a short-term rental in order to make extra money and help cover her medical expenses.

But Clark County denied the retiree’s application, based partly on the fact that the two properties in question utilize septic systems, as opposed to sewer connections; Doyle appealed the decision, but the county shut her down a second time upon review, according to her attorneys, prompting a lawsuit.

Clark County has arbitrarily denied Petitioners’ applications to use their homes as licensed short-term rentals simply because their homes use ‘lawful’ alternative wastewater systems,” the lawsuit read. “This case is about Clark County’s violation of Petitioners’ constitutional rights under the ‘Equal Protection Clause.’”

District Judge Crystal Eller agreed, and on August 6 she ruled in Doyle’s favor, saying in her decision that the county gave no valid reason to exclude homes with septic tanks from the short-term rental process.

This county had an opportunity to submit whatever it wanted to with regard to if there was a rational basis for the differential treatment,” she said.

“A petition for judicial review is an improper vehicle for raising an Equal Protection challenge,” documents submitted by county attorneys said in response to the ruling, also claiming that Doyle did not have the required general liability insurance.

Greater Las Vegas Short-Term Rental Association (GLVSTRA) president Jackie Flores has previously taken the county to task for what she described as “overly restrictive” short-term rental requirements.

The different requirements and restrictions that they have put in place are designed to prevent people from getting licensed, and many of those restrictions are just violating property rights and constitutional protections for property owners,” she said.

Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.