Las Vegas Real Estate News

LAS VEGAS, NV – Despite the concerns of local residents in the surrounding areas, a new housing project that is slated to be constructed in a rural part of the Las Vegas Valley was given the go-ahead by the Clark County Planning Commission this week.

Plans by Richmond American Homes to build a 99-lot subdivision on 19 acres south of Blue Diamond Road at Tenaya Way were approved by the Planning Commission on Tuesday, with final action for the project to be considered by the Clark County Commission at a meeting slated to take place in November 19.

However, many people in the surrounding neighborhoods are expressing dismay that the project will cause an influx of traffic that will disrupt their quiet, rural communities, many of which consist of homes on large plots of land and whose owners raise animals such as horses and chickens.

Notable among the concerned and vocal critics of the Richmond American Homes project is the magician Teller – one-half of the famous comedy magic duo and longtime Vegas headliners Penn & Teller – who has called the area home for nearly three decades.

At Tuesday’s Planning Commission meeting, multiple residents expressed their disapproval of the project, fearing that it would have a detrimental impact on their way of life, away from the hustle and bustle of the city of Las Vegas.

We do not want this suburban project to ruin our rural character,” said local resident Cathy Fry to the panel.

Currently, the area where part of Richmond American’s project is to be built is a designated Rural Neighborhood Preservation zone, which prohibits suburban-style housing with multiple homes in tight vicinity of each other on small parcels of land. The five-acre section of the project that is situated within that zone means that the company will be mandated to build homes on half-acre lots instead. But the remaining 14 acres, which are outside the zone, will consist of 90 houses built in a more traditional, tightly-knit suburban style.

LAS VEGAS, NV – At a recent Clark County Commission meeting, Commissioner Jim Gibson noted that local residents need not worry about the solution to the municipality’s housing crisis inducing sprawl, which is defined as low-density development expanding outward from a city, characterized by single-use zones and heavy reliance on cars.

Gibson issued that statement as a reply to University of Nevada, Las Vegas (UNLV) Lied Center for Real Estate director Shawn McCoy, who was engaging in a presentation on the remaining developable land in the Las Vegas Valley and who, exactly, controls it currently.

Speaking as a private consultant, McCoy said that 88 percent of the land in Clark County is controlled by the U.S. federal government.

But as portions of that land are released for housing development, members of the public at the meeting expressed worry that the risk of sprawl – which can include negative aspects such as increased automobile dependence, higher energy consumption, air and water pollution, loss of agricultural land and natural habitats, higher infrastructure costs, and reduced community cohesion – will increase.

However, Gibson stated that he is not worried about sprawl becoming an issue as the housing crisis in the valley is addressed, noting that there are a lot of misconceptions surrounding it.

There are lots of misunderstandings out there,” he said. “Sprawl is something that has been studied in this valley many times over the years, it’s not what we face and it’s not who we are. The availability of land is something that is suppressing economic opportunity in the valley, it’s driving housing costs to a place where we can’t tolerate them anymore.”

McCoy also addressed the decrease in the amount of land developed each year in the valley for residential housing since 1995, with the largest drop happening during 2006; development has yet to return to the levels they are at prior to the mid-2000’s recession. He also called for additional research into understanding Southern Nevada’s situation when it comes to land and development and how it impacts the local economy and real estate industry.

I’ve been working as an academic for more than 15 years and I’ve never seen a more understudied research space than land,” McCoy 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 – Despite the fact that numerous experts are say the residential real estate market in the Las Vegas Valley is in the process of transitioning to one that is now favoring buyers, home sellers are nonetheless still making healthy profits that are higher than the national average and still above pre-pandemic levels.

Home sellers in Las Vegas experienced a median profit of 53 percent in the third quarter of 2025, which according to real estate data analyst ATTOM, represents a year-over-year decrease of 59.6 percent. In contrast, the highest recorded seller median profit in the valley – when examining sales going back to 2008 – was an impressive 81.8 percent in the second quarter of 2022.

Meanwhile, the median home profit nationally for the third quarter of this year was 49.9 percent, which is a 55.4 percent drop from the same period of time last year; the national median sale price for a single-family home in the third quarter was $370,000, whereas that number was $445,000 in Las Vegas.

Despite profit margins dropping on home sales in Southern Nevada, the ATTOM report notes that they are still above the national average as well as the levels recorded before the advent of the COVID-19 pandemic.

Prior to 2020, home sellers saw profit margins of around 30 percent. As the COVID-19 pandemic induced people in search of more space to leave cities and buy homes, profits doubled to more than 60 percent in mid-2022,” the report said. “The average seller’s return has been dropping steadily since that peak, but over the last three quarters it’s held just below 50 percent.”

The average home sale nationally in the third quarter resulted in $123,100 in profit, the report said, but the highest profit margins – up to 18 times higher – were generated in major urban areas such as Las Vegas, although the largest margins were in expensive California metros such as San Jose, San Francisco, San Diego, and Los Angeles.

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 – According to a new report by Redfin, the condominium market in the Las Vegas Valley is ranking among the most imbalanced out of the top major metropolitan areas in the United States, in terms of the number of sellers versus buyers.

The Valley’s condo market came in 13th out of the 50 major metros in Redfin’s report, with the number of sellers currently far outstripping buyers in the real estate marketplace. In August, there were 2,449 condo sellers in the valley, as compared to a mere 853 potential buyers; this represents a whopping 187 percent imbalance in favor of buyers, Redfin’s data says.

The national average in August was approximately 72.3 percent more condo sellers than buyers.

The median price of a condo in Las Vegas in August was $245,000, down from the peak price of $269,000 in June 2024; the record number of condos sold in Southern Nevada was 751 in April 2021 – in the midst of the buying frenzy that took place during the COVID-19 pandemic – but in August 2025, a mere 265 condos changed hands, Redfin said.

According to Redfin Senior Economist Asad Khan, the condo market in the valley is currently favoring buyers, and that gives them an advantage when negotiating for the time being.

Condo buyers can negotiate prices down and ask sellers for concessions, and they have a lot of options to choose from,’ he said. “Even though condo prices are still fairly high and HOA fees are rising, condos are still more affordable than single-family homes. That’s especially true for people planning to hold onto their condo for several years. With some would-be condo sellers pulling back, buyers may not have this much negotiating power for long.”

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 – According to one of the top luxury real estate agents in the Las Vegas Valley, the number of homes owned by millionaire residents in Southern Nevada in 2025 has increased by a factor of three since 2019, illustrating the growing appeal of the region to affluent members of society.

IS Luxury real estate brokerage founder Ivan Sher noted that Las Vegas has become a very attractive place to live for the wealthy, with prices associated with high-end home sales in the valley increasing over the years as more rich individuals purchase properties here.

The luxury real estate market in the valley has evolved dramatically over the past decade. Ten years ago, the top of the market was $10 to $15 million,” he said. “Today, sales regularly exceed $30 million. What used to be considered luxury at $1 million is now closer to $3 to $3.5 million. This shift reflects more than just pricing; it shows that Las Vegas itself is maturing.”

The city has become a magnet for high-net-worth individuals seeking more space, a better quality of life, and the energy of a market that is constantly innovating,” Sher continued. “Since 2019, the number of millionaire households has tripled, and that momentum is evident in the type of buyers moving here, from tech entrepreneurs and finance executives to professional athletes and CEOs.”

Sher pointed out that the pandemic changed the luxury home dynamic in Vegas, saying that the number of affluent, out-of-state transplants – many hailing from the neighboring state of California – jumped dramatically after 2020.

Before COVID, roughly half of my buyers were local, about 30 percent came from California, and the rest from other areas,” he said. “After 2020, there was a noticeable shift. California buyers made up around 75 percent of my clientele. The pandemic was a tipping point, showing people that they no longer needed to live where they worked, thanks to Zoom and remote work, which created a strong migration to Las Vegas.”

Aside from the exciting entertainment options afforded by Vegas, the plethora of professional sports teams relocating to the city, and Nevada’s lack of state income tax, the overall quality of life offered by Southern Nevada is proving to be an exceptional draw to the wealthy.

Many are seeking a place with less polarization, a more manageable pace of life, good food, great weather, and convenient access through the airport,” he said. “People come for these reasons and often stay because Las Vegas delivers a quality of life they cannot find elsewhere.”

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 – Several owners of homes in Del Webb in Lake Las Vegas are complaining that their million-dollar luxury residences are crumbling just a few years after they were built, and they’re blaming the community’s parent company – PulteGroup – for the issues currently plaguing them.

Residents are reporting problems such as tilting floors, splitting walls, and the threat of actually falling while walking around in their very own homes. Willie Barron notes that his $1.3 million property, just five years after it was constructed, is now “tilting an inch and a half from the rear to the front…everything is unstable and uneven.”

Del Webb homeowners situated on a ridgeline in the community are said to be dealing with homes that are “crumbling from below,” according to attorney Norberto Cisneros – who specializes in construction-defect lawsuits – who also notes that this situation is “probably one of the worst cases I’ve ever seen.”

Local media coverage of the affected homes reportedly shows one with cracks in the wall of its dining room that keep reappearing no matter home many times they are repaired; kitchen tiles that are coming apart; a backyard patio that has detached from its house; as well as splitting fences and cracking retaining walls.

Structures that have used stucco for their walls have had especially bad problems, Cisneros claimed; issues include cracked walls, leaks, and water damage.

This is a classic example of soils problems,” he explained. “They gutted out the community, took all the soils, and they have to re-compact it before they build the homes on top. They did not compact the soils properly here.”

Stabilizing the affected properties could cost as much as $300,000 to $500,000 each, Cisneros said, and claimed that PulteGroup has not yet responded with a repair plan by a state law-mandated 90-day deadline.

PulteGroup has reportedly faced similar accusations in Florida, to the point where the company reached an agreement with the state’s attorney general in 2018 to pay a $78.7 million judgment to resolve claims over stucco defects, in addition to additional millions in restitution and repairs for homeowners.

In regards to the Del Webb homes in Lake Las Vegas, PulteGroup issued the following statement to local media: “We stand behind the quality of homes we deliver. We are actively engaged with homeowners in assessing their concerns and addressing warranty-related repairs.”

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 rental properties in Las Vegas while living in another state can be a highly rewarding investment strategy. However, managing these properties from afar presents unique challenges, especially in ensuring tenant satisfaction, legal compliance, and proper maintenance. 

For investors who cannot be physically present, partnering with a professional Las Vegas property manager, such as Shelter Realty Property Management, offers a practical solution that maximizes returns while minimizing stress. Understanding the role of a property manager, the tools they use, and best practices for out-of-state rental ownership with a trusted company like Shelter Realty is crucial for investors aiming to maintain a smooth and profitable operation.

What Is Out-of-State Rental Property Management?

Out-of-state rental property management is the process by which a local property management company oversees all aspects of your rental property while you live elsewhere. This includes everything from marketing and leasing to maintenance, financial reporting, and legal compliance. Essentially, the property manager acts as your local representative, handling day-to-day operations so you don’t have to be physically present.

Key Responsibilities of a Vegas Property Manager

A professional property manager typically provides a wide range of services, including:

• Marketing and Tenant Acquisition: Crafting compelling listings, advertising properties on multiple platforms, and attracting qualified tenants.
• Tenant Screening: Running credit, background, and rental history checks to ensure responsible tenants are selected.
• Lease Management: Preparing lease agreements, renewing contracts, and enforcing lease terms.
• Maintenance and Repairs: Scheduling routine inspections, handling repair requests, and responding to emergencies promptly.
• Financial Reporting: Collecting rent, issuing statements, and providing detailed reports through online landlord portals.
• Legal Compliance: Ensuring adherence to Nevada landlord-tenant laws, property codes, and eviction procedures when necessary. By hiring Shelter Realty Property Management, landlords also meet the requirements of Nevada statute 118A.260, which mandates a 24/7 emergency contact located within Clark County or within 60 miles of the rental property.

By delegating these responsibilities, out-of-state landlords gain peace of mind knowing their investments are professionally managed.

Why Investors Choose Remote Rental Property Management in Nevada

Investors living outside of Nevada often choose remote rental property management for multiple reasons. While it might seem feasible to self-manage properties from afar, distance often leads to inefficiency and potential financial loss. Remote property management offers a structured, reliable approach for investors who want to maximize the return on their real estate investments.

Benefits of Remote Management

• Time Efficiency: Property managers save landlords from constant travel and hands-on involvement.
• Expertise in Local Market: Managers understand Las Vegas rental trends, pricing, and neighborhood specifics, which is essential for setting competitive rents.
• Legal Compliance: Nevada has specific landlord-tenant regulations; a local manager ensures properties remain compliant. By hiring Shelter Realty Property Management, landlords also meet the requirements of Nevada statute 118A.260, which mandates a 24/7 emergency contact located within Clark County or within 60 miles of the rental property.
• Financial Optimization: Proper maintenance, prompt rent collection, and careful tenant selection protect rental income and property value.

Choosing a skilled property manager allows investors to enjoy the benefits of real estate investment without the stress of remote ownership.

How Property Managers Handle Remote Landlords

Managing a rental property remotely requires more than just occasional phone calls or emails. Property management companies in Las Vegas implement structured systems, leverage technology, and maintain transparency to ensure remote landlords feel informed and confident in the management of their investment.

Reporting & Communication Through a Landlord Portal

Modern property management relies heavily on digital tools. A landlord portal allows out-of-state landlords to monitor their properties in real-time, review financial reports, and stay informed about tenant activity. Key features of a portal often include:

• Financial Overview: Real-time access to rent collection, expenses, and net income.
• Maintenance Tracking: Updates on repair requests, service completion, and cost breakdowns.
• Tenant Communication: Logs of conversations with tenants, including complaints, requests, and resolutions.
• Inspection Reports: Detailed documentation of property inspections with photos and notes.

These digital tools ensure landlords are always aware of the status of their property, creating transparency and accountability between the property manager and investor.

Trust and Accountability in Property Management

Trust is essential in remote rental management. Landlords need confidence that their property is being managed professionally and ethically. Effective property managers establish trust through:

• Regular inspections and property checks
• Prompt handling of maintenance and emergency requests
• Accurate, detailed financial reporting
• Clear communication about tenant issues or lease changes

By consistently demonstrating reliability and transparency, property managers help remote landlords feel confident in the security of their investment.

Best Practices for Out-of-State Landlords

To ensure smooth remote property management, out-of-state landlords should implement specific best practices. These strategies help maintain accountability, protect property value, and ensure a positive experience for both tenants and investors.

1. Vet Your Property Manager Thoroughly

• Review credentials, licenses, and insurance coverage
• Check reviews and references from other clients
• Confirm experience managing properties similar to yours

2. Leverage Technology

• Use landlord portals and mobile apps for updates
• Request digital access to documents, reports, and invoices
• Ensure communication is timely and trackable

3. Schedule Regular Inspections

• Perform in-person virtual inspections every 3–6 months
• Document property condition with photos and notes
• Address minor repairs before they become costly issues

4. Define Clear Communication Channels

• Agree on reporting frequency (weekly, monthly, or quarterly)
• Establish a protocol for emergency notifications
• Keep written records of all agreements and instructions

5. Understand Local Laws

• Familiarize yourself with Nevada landlord-tenant statutes
• Ensure your lease agreements comply with state regulations
• Work with property managers knowledgeable in eviction processes

These steps help maintain trust, prevent disputes, and protect your investment over the long term.

Challenges of Remote Rental Property Management

While remote property management provides many advantages, it also comes with potential challenges. Understanding these obstacles helps investors prepare and mitigate risks effectively.

Common Challenges

• Dependence on Property Manager: Your success relies on the competence and integrity of the manager you hire.
• Limited Personal Oversight: Physical absence may lead to concerns about how the property is maintained or how tenants are treated.
• Management Costs: Professional management comes with fees, which can reduce overall profit margins if not carefully evaluated.
• Communication Gaps: Misunderstandings can occur if reporting and communication protocols are not clearly defined.

Despite these challenges, the benefits of hiring a qualified property manager often outweigh the drawbacks, especially when investors prioritize trust, transparency, and clear communication.

FAQs About Out-of-State Property Management

Q1: How does a Vegas property manager screen tenants?
A: Tenant screening includes credit checks, criminal background checks, employment verification, and rental history review to ensure tenants are responsible and reliable.

Q2: Can I still make decisions about my property remotely?
A: Absolutely. Landlord portals allow you to approve repairs, lease agreements, and major property decisions without needing to be on-site.

Q3: How often are properties inspected?
A: Most professional property managers conduct inspections every 3–6 months or as requested by the landlord to ensure the property remains in excellent condition.

Q4: How are maintenance emergencies handled?
A: Property managers provide 24/7 emergency maintenance services. They coordinate repairs immediately and keep landlords informed through digital reporting.

Q5: Is remote property management more expensive than self-managing?
A: While fees exist, professional management often saves money over time by preventing vacancies, handling repairs efficiently, and avoiding legal mistakes.

Managing rental properties in Las Vegas while living out-of-state can seem challenging, but with the right approach, it is entirely feasible. Partnering with a professional and trustworthy property manager enables investors to enjoy the benefits of real estate ownership without the stress of being physically present. 

By implementing these strategies, out-of-state landlords can protect their investments, ensure tenant satisfaction, and achieve consistent long-term financial growth. A reliable property manager, such as Shelter Realty Property Management, ensures that properties operate efficiently, transparently, and profitably from anywhere. Contact us today to learn how Shelter Realty can simplify your Las Vegas property management experience.

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 –  As a landlord or investor in the Las Vegas region, choosing the best property management company is one of your most critical decisions. The right property manager can preserve your investment, protect you legally, and maximize rental income. The wrong one can cause headaches, losses, and compliance pitfalls.

In this guide, we’ll explore what property managers do, why local expertise in Las Vegas matters, how to compare firms, key questions to ask property manager candidates, red flags to watch for, and the benefits of outsourcing. We’ll also highlight how Shelter Realty approaches property management as a model for success in this market.

By the end, you’ll be better equipped to vet Las Vegas property management companies and make an informed choice tailored to your goals.

What Does a Property Manager Do?

A property manager oversees daily operations of real estate, handling tenant relations, rent collection, maintenance, and leasing. They ensure properties remain profitable, well-maintained, and compliant with laws and regulations.

Before you select one, you must clearly understand the full scope of property management:

• Marketing and advertising your rental (online listings, MLS, video tours)
• Tenant screening (credit, background, income, references)
• Lease preparation and enforcement
• Rent collection and financial accounting
• Maintenance and repair coordination
• Inspection and property oversight
• Eviction handling and legal notices in compliance with Nevada law
• Owner reporting and remittances each month

A manager’s job is to act as the bridge between you and your tenant, handling the day‑to‑day so you can remain hands‑off.

Why Local Expertise Matters in Las Vegas

Local expertise in Las Vegas ensures property managers understand neighborhood trends, market values, and regulations. This knowledge helps maximize returns, attract tenants, and address challenges specific to the area effectively.

Hiring a property manager in Las Vegas is not just about delegating tasks; it’s about mitigating risk, leveraging local networks, and staying ahead of regulation. Here’s why:

Deep Knowledge of Local Laws and Market Conditions

Las Vegas and Clark County have specific rental, licensing, and eviction rules. A manager who understands Nevada landlord-tenant law, short-term rental licensing, and local code enforcement is essential. Shelter Realty emphasizes full compliance and local experience.

Local Vendor & Contractor Networks

A local property manager can tap into a network of trusted maintenance vendors, contractors, plumbers, and electricians. Shelter Realty ensures that repairs are performed by licensed and insured contractors, reducing risk and improving service speed.

Faster Response Times & Inspections

Local firms can respond quickly to emergencies and perform periodic inspections. Shelter Realty performs in-depth inspections every six months to protect both landlords and tenants.

Accurate Rental Pricing & Market Insight

A property manager familiar with Las Vegas neighborhoods such as Summerlin, Henderson, and North Las Vegas can more accurately price your property based on demand, comparable listings, vacancy trends, and amenities. Shelter Realty manages over 600 properties in Clark County, giving our team a competitive market edge.

How to Compare Las Vegas Property Management Companies

When comparing Las Vegas property management companies, evaluate experience, fees, services, local knowledge, and tenant reviews. For those seeking residential property management in Las Vegas, it’s especially important to assess communication, responsiveness, and track record to choose a reliable, efficient, and trustworthy management partner.

Merely comparing fees is insufficient. You need a holistic side-by-side evaluation based on services, transparency, performance, and contract structure.

Key Comparison Criteria

• Fee structure transparency and hidden costs
• Tenant screening rigor and methods
• Communication channels and owner portals
• Maintenance policies and markups
• Eviction handling procedures
• Contract termination terms
• Track record and owner references
• Online reputation and reviews

When you interview a prospective company, gather written data for each of these categories and compare them.

Questions to Ask Property Manager Candidates

When interviewing property manager candidates, ask about their experience, fees, tenant screening process, maintenance handling, communication methods, and familiarity with local laws. This ensures you select a competent, reliable, and transparent manager.

Use this list during your interviews to elicit clarity and guard against vague answers:

1. How many residential properties do you currently manage, and in which neighborhoods?
2. What is your vacancy/lease-turnover time on average?
3. What are your exact fees (management, leasing, renewal, maintenance markup)?
4. Do you require a reserve fund? What is the minimum amount?
5. What tenant screening standards and score thresholds do you use?
6. How do you handle late rent, notices, and evictions?
7. Which software system do you use for accounting and owner portals?
8. How and when will I receive owner statements or reports?
9. Who handles maintenance (in-house staff or external contractors)?
10. What is your cancellation policy and contract length?
11. Can you provide references from current clients?
12. How many staff have worked with you long term?

These questions help you distinguish between a professional, transparent firm and one that is loosely organized.

How Shelter Realty Structures Their Services (A Real-World Example)

Shelter Realty structures its services by offering comprehensive property management, including marketing, tenant screening, maintenance coordination, rent collection, and legal compliance, ensuring seamless operations and maximizing property value for owners.

Because Shelter Realty is one of the established local firms, their structure is a good example of what to expect:

Tenant Screening Practices

Shelter Realty uses a non-biased grading system across multiple objective categories:

• Length of employment
• Income verification
• Local court records searches
• Rent-to-income ratio
• Debt-to-income ratio
• Credit score
• Past residence history
• Rental payment history

We also evaluate special circumstances case by case rather than automatically rejecting applicants.

Maintenance, Inspections, and Repairs

• Licensed contractors are used for repairs
• In-depth inspections every six months
• Complies with Nevada safety and renovation regulations

Geographic Scope & Scale

• Manages over 600 residential properties in Clark County, including Henderson, Las Vegas and North Las Vegas, NV
• Staff includes multiple property managers, leasing coordinators, in-house council and field agents

Frequently Asked Questions (FAQ)

Q: How much do property management fees cost in Las Vegas?
A: Typically around 8% of gross monthly rent, with additional leasing or placement fees.

Q: Can management fees be deducted on taxes?
A: Yes. Property management fees are generally deductible as operating expenses against rental income.

Q: Is it possible to hire a property manager just for tenant placement?
A: Not with Shelter. While some firms offer lease-only or tenant placement services, Shelter Realty does not provide tenant placement services unless your properties are being managed by our team.

Q: What happens if a tenant fails to pay rent?
A: Professional managers follow Nevada notice and eviction procedures, issuing legal notices and filing court documents if needed.

Q: Do all property managers handle evictions?
A: No. Some outsource court work. Confirm if they provide full eviction services including court representation.

Final Thoughts

Choosing the best Las Vegas property management company is a strategic investment. By focusing on transparency, local expertise, documented policies, and client references, you dramatically increase your chances of a successful partnership.

A disciplined evaluation process interviewing, comparing, scoring, and validating references ensures your investment is in capable hands. Shelter Realty’s approach is a strong example of professionalism and local expertise in this market. Contact us today to learn how Shelter Realty can help you maximize your Las Vegas property investment.

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 – While they have dropped slightly in recent months, interest rates on mortgages still remain at historically high levels; however, as the Federal Government’s current shutdown drags on – fueled by the impasse between Republicans and Democrats on a new spending bill – experts have speculated its potential impact on home borrowing costs.

To save you the time, in summary, most economists and mortgage strategists cited in the Investopedia article expect little change in rates during the shutdown itself. Once the shutdown ends and data flow resumes, they anticipate a slight easing of rates (i.e. a downward move).

But speculation is just that – essentially a glorified theory – as the shutdown makes it more difficult to gauge the current status of the economy and, therefore, ascertain the direction mortgage rates may end up going in.

Yields on 10-year Treasury notes are what most heavily influences mortgage rates, and lenders base the pricing of their mortgage-backed securities (MBS) on the returns offered by competing government bonds, often bundling mortgages together to sell to investors. During a government shutdown, 10-year treasury notes are normally very coveted, resulting in more affordable lending rates due to notes’ rising prices and falling yields.

In addition, the hundreds of thousands of federal employees who are typically furloughed and not getting paid during a shutdown, and the delayed issuing of FHA, USDA, and VA loans – which are government-funded – in addition to federally-financed flood insurance could also cause rates to lower.

But shutdowns are unpredictable in terms of how they may impact mortgages, so there’s also the possibility that rates could swell once again, driven by factors such as credit and fiscal worries and economic uncertainty. Shuttered government agencies are also unable to release labor market and inflation reports, which have a large impact on investors, loan rates, and the overall economy.

One thing is for sure, according to Realtor.com senior economist Jiayi Xu- the longer the shutdown continues, the greater the economy – and lending costs – will be influenced, for better or for worse.

The longer the shutdown drags on, the greater its potential influence on markets and monetary policy decisions will be,” 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 report by Las Vegas Realtors (LVR) indicates that home prices in Southern Nevada are continuing to fall – and available inventory keeps rising – following an extended streak where they held onto the all-time record high point earlier this year.

As per LVR, in September the median price of an existing single-family home in the Las Vegas Valley was $470,000, which represents a 2.1 percent decrease year-over-year. That number is also a $10,000 decrease from August’s price of $480,000, and $15,000 down from the region’s all-time record high of $485,000, which was achieved several times in 2025, most recently in July.

The median price for condominiums and townhomes sold in the valley in September followed suit, falling to $294,000, a $4,000 decrease from August’s $298,000 and 1.8 percent lower year-over-year. Southern Nevada’s all-time record for condos and townhomes was originally set in October 2024, when that price reached $315,000.

LVR President George Kypreos echoed sentiments in the report that he previously expressed in a recent media interview, noting that the changing conditions in the valley represent the local real estate market going through a “reset” of sorts.

This month’s LVR statistics are another indication that we’re going through a bit of a reset in the housing market,” he said. “We’re seeing more homes available for sale than we’ve had in some time. We’re also seeing a more balanced housing market. Along with other factors that have been shifting in favor of home buyers, we’re entering a time of year that national reports show is the best time to buy.”

LVR reports that there were 7,502 single-family homes listed for sale without any offers at the end of September, a 37.4 percent increase from the same period of time one year prior. Meanwhile, the number of condos and townhomes listed without offers jumped 50.5 percent year-over-year.

A total of 2,369 existing homes, condos and townhomes sold in the valley in September, a 5.2 percent jump from last year for homes but a 0.2 percent decrease 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 – The latest rental market snapshot shows continued softening in early October 2025. Zillow now reports the average rent (all bedrooms, all property types) across Las Vegas at $1,950 per month, a $37 month-over-month dip and $50 lower year-over-year (last updated Oct 4, 2025).
In contrast, Zumper lists the citywide median rent (all unit types) at $1,809 for October 2025.

Breaking It Down: House vs. Apartment Costs

For homeowners weighing the rental potential of a detached single-family home, Zumper’s property-type split shows houses average about $2,195/month in Las Vegas, while apartments average about $1,299/month (page updated for October).

Summary of data sources used in this section:
• Overall market average (all types): Zillow – $1,950 (Oct 4, 2025).
• Median/Property-type splits: Zumper – Median $1,809; Houses ~$2,195; Apartments ~$1,299 (Oct 2025).

By Bedroom (Latest Available)

Adding more detail, Rentometer’s latest figures show average rents by bedroom count:
• 2-bedroom houses: $1,778
• 3-bedroom houses: $2,268
• 4-bedroom houses: $2,764

(Source: Rentometer – Las Vegas, NV)

What This Means for Homeowners

Metric	Snapshot
Market Trend	Average asking rents eased again in October ($1,950, –$37 MoM; –$50 YoY).
Single-Family Wins	Detached homes continue to command a notable premium (~$2,195 vs. apartments ~$1,299).
Size Matters	Two-bedroom median across the city is $1,333; larger homes typically push materially higher.
Competitive Edge	With softening averages, condition, presentation, and flexible terms can sustain premium outcomes. (Analysis)

(Based on Data Provided)

Insights & Action Steps

• Lean into the detached premium: If you’re listing a standalone home, emphasize space, privacy, and family-friendly features to justify house-level pricing (~$2,195).
• Price by size & finish, not just averages: Use the 1- and 2-bed medians as a floor; upgrade quality and amenities can push results above city medians.
• Compete smart in a cooling market: With Zillow’s average sliding to $1,950, invest in professional photos, quick response times, and minor refreshes (paint, fixtures) to reduce days-to-lease.

Las Vegas remains a distinct rental market shaped by population flow, seasonality, and steady new supply. Averages are a starting point- your property’s true rental value depends on neighborhood, condition, amenities, and timing. A free local rental analysis can pin down a precise asking price that attracts quality tenants while maximizing 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 – In a recent interview, Las Vegas Realtors (LVR) President George Kypreos commented on the current conditions of the housing market in Southern Nevada, noting that it was in the process of “going through a reset” and offering advice to both home buyers and sellers on how to best take advantage of the coming changes.

Kypreos first spoke about the existing state of the real estate market in the Las Vegas Valley, and the various circumstances influencing it.

Right now, the Las Vegas housing market is going through a bit of a reset,” he said. “After the rapid post-pandemic growth, we’re seeing more inventory on the market than usual. This shift is helping to bring more balance between buyers and sellers, creating a healthier and more stable real estate environment.”

While high interest rates on home mortgages have put many buyers on the fence as of late, Kypreos stated that Vegas still holds many advantages over the rest of the country when it comes to purchasing a house.

Demand remains strong, particularly for buyers who can qualify in today’s lending conditions. While interest rates have affected affordability, opportunities still exist for those who are financially prepared,” he said. “Our median home price sits around $480,000. That might seem high at first, but it’s still significantly more affordable than what buyers are seeing in nearby markets like California and Arizona. With continued job growth, lifestyle appeal, and Nevada’s tax advantages, Las Vegas remains a top destination for real estate investment and relocation.”

The LVR president also offered advice for both buyers and sellers on how to best navigate the shifting and evolving real estate market in the coming months.

For buyers: preparation is everything. Get pre-approved, understand your budget, and work with a real estate agent who knows how to navigate the Las Vegas housing market. There’s less competition now than in recent years, which means more room to negotiate and more chances to find the right property,” Kypreos said. “For sellers: make your home stand out. Homes that are clean, staged, and priced properly still sell quickly. Today’s buyers are informed and expect value. Don’t wait for a perfect market because the perfect time is when you’re ready and you have a clear plan in place.”

And finally, Kypreos touched upon what he would like to see improve in the residential market in Vegas in the years to come.

I’d love to see more initiatives that support affordable housing for first-time homebuyers and longtime residents,” he said. “Las Vegas is growing fast, and it’s important that we continue to create opportunities for families and individuals looking to plant long-term roots here.”

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.