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Category Archive : Area Living

Breaking It Down: House vs. Apartment Costs

Local Rental Market Report: How Much Can Homeowners Expect for Rent? (September)

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

MetricSnapshot
Market TrendAverage rents dipped again this month, though median pricing remains steady.
Single-Family WinsStandalone homes remain in high demand, pulling in around $2,200/month.
Size MattersLarger homes significantly outperform smaller ones—4-beds near $2,750.
Competitive EdgeOwners who market and price strategically still have room for premium returns.

(*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 HendersonLas 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.

north las vegas

First Affordable Housing Community Announced for North Las Vegas

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  HendersonLas 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.

Short-Term Rentals

East Las Vegas Short-Term Rental Accumulates $22,000 in Fines Amid Community Complaints

LAS VEGAS, NV – A short-term rental that has been operating in the east Las Vegas Valley has been amassing a growing pile of fines amid a plethora of code violations and multiple complaints by its surrounding community.

The property in question has drawn the ire of the neighborhood’s residents and Clark County code enforcement officials due to a series of large gatherings and loud, boisterous parties that have continued far into the early morning hours. The rental has been licensed to operate since September 2024, and since then it has been visited by code enforcement officers 21 times and been slapped with a total of $22,000 in fines.

The property continues to operate unabated despite the large fines levied against it due to the legal murkiness of its ownership, which is via a trust; this makes tracking down the actual entity behind it very difficult, and currently allows them to blatantly skirt the law in may instances.

For example, Clark County regulations mandate that no more than 10 guests can stay at any given short-term rental at a time. However, the owners of the east Las Vegas Valley rental in question openly advertises it as able to accommodate up to 16 guests, exceeding the limit by over 50 percent; in some cases, neighbors report even larger numbers in attendance.

Salem Ayoob, a resident in the neighborhood where the offending rental is located, recently appeared before the Clark County Commission to present documentation of the issues that the community has been forced to deal with on a regular basis, including large gatherings, parties, and heaps of trash.

Ayoob also criticized the County Commission for what he said was their lack of effort in enforcing the fines against the property, as well as their failure to follow through on regular inspections.

When we have different people coming, it’s a crap shoot. One weekend, it could be a dance team from California, but they’re still over the limit because that was 16 to 18 people. What we had for Electric Daisy Carnival was atrocious,” he said. “If the citations outweigh the money that’s coming in, then obviously anybody would cease and stop. Lack of enforcement and lack of frequency on citations and amount of citations has led the owner of the property to basically flaunt their nose and just keep going full steam ahead.”

Shelter Realty Property Management specializes in the areas of HendersonLas 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.

real estate agents wait for client to show office for rent

Local Rental Market Report: How Much Can Homeowners Expect for Rent?

LAS VEGAS — The latest rental market figures are in, and local property owners may be in for a surprise. Zillow reports the average rent for all bedrooms and all property types across Las Vegas sits at $1,995 per month, a decrease of $105 year-over-year, as of August 5, 2025. Meanwhile, Zumper places the median rent – across all unit types – at $1,895 per month, representing a 2% annual increase.

Breaking It Down: House vs. Apartment Costs

For homeowners considering renting out a single-family residence, Zillow reports the average rent for a house in the Las Vegas Valley is significantly higher – $2,172 per month – compared to the average apartment rate of $1,525. Local rental newsletters add that single-family homes currently rent for about $2,200/month, while apartments are averaging closer to $1,400/month.

Adding even more granularity, Rentometer offers insights by bedroom count:

  • 2‑bedroom houses average $1,778
  • 3‑bedroom houses average $2,268
  • 4‑bedroom houses reach $2,764

What This Means for Homeowners

MetricSnapshot
Market TrendOverall average rents are slightly down, while median rents show modest growth.
Single-Family WinsRenters pay noticeably more for standalone homes – roughly $2,200/month – making them lucrative for owners.
Size MattersBigger homes command higher rents: a 4-bed can fetch nearly $2,800.
Competitive EdgeWith home rents exceeding averages, owners have room for premium pricing—if they position the property strategically.

(*Based on Data Provided)

Insights & Action Steps

  • Leverage the Single-Family Advantage: If a homeowner is listing a standalone property, positioning it as such – with targeted marketing and justified pricing – can yield premium rent.
  • Match Rent to Size: Tailor rental expectations based on bedroom count and amenities rather than just averages. A 3-bed listing deserves a higher benchmark.

While national headlines often paint the housing market in broad strokes, Las Vegas remains a unique rental landscape driven by tourism, steady population growth, and seasonal fluctuations. For property owners, the key takeaway is that market averages are only a starting point – your home’s actual rental value depends on its neighborhood, condition, amenities, 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 HendersonLas 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.

Summerlin

Master-Planned Communities in Henderson, Summerlin Among Top in Nation for Homebuilders

LAS VEGAS, NV – Master-planned communities located within Henderson and Summerlin in Southern Nevada are among the very top in the United States among homebuilders in 2025, despite the fact that buyers nationwide have been exhibiting cold feet as of late due to high house prices and interest rates on mortgages.

So far this year through the end of June, builders in Cadence – a community situated in Henderson – sold 722 newly-built homes, placing it third nationally among such neighborhoods; this is as per a new report released by RCLCO, a real estate consulting firm.

Located on 2,200 acres of land off Lake Mead Parkway east of Boulder Highway, Candence’s figures reflecting new home sales dropped by only four units when compared to the same period of time in 2024.

Next, builders in Las Vegas’ Summerlin community sold 515 homes during the first half of 2025, tying it for seventh place with Babcock Ranch in southwestern Florida.

Summerlin, found along the Las Vegas Valley’s western rim and spanning 22,500 acres, saw sales of new homes drop by 14 present year-over-year, according to RCLCO.

However, the RCLCO report notes that, among the 50 top-selling master-planned communities, sales dropped 6.6 percent year-over-year; this reflects a similar decline experienced by the overall home construction industry, the firm said.

The RCLCO report generated the rankings in its report based on data submitted by the master-planned communities included within it, including the total number of newly-signed sales contracts, not taking into account net sales, or cancellations.

This is an impressive overall showing for Southern Nevada, despite the fact that home sales overall have been declining throughout the country as the expenses associated with acquiring a new home have risen exponentially, causing many potential buyers to delay making such purchases while weighing their options and hoping costs eventually decrease.

Shelter Realty Property Management specializes in the areas of  HendersonLas 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 Seniors

Number of Senior Renters in Las Vegas Valley Jumped Over 30 Percent in Past Decade

LAS VEGAS, NV – A new study indicates that the number of senior renters in the Las Vegas Valley has jumped by a significant degree over the course of the past decade, with experts chiming in with several reasons as to why that may be the case.

Point2Homes, citing data from the U.S. Census Bureau, released a study this week that notes there has been a 33.7 percent increase in the number of renters in the valley aged 65 and older between the years of 2013 and 2023.

In contrast, the report said, renters in practically all other age groups decreased during the same period of time, with the largest decrease being 8.4 percent among those aged 18-24, followed by 5.1 percent among those 35-45, 4.8 percent among those 45-54, and 0.8 percent among those 55-64.

The only other age group that saw an increase in the number of renters during that time period was among those aged 25-34, with a 4 percent jump.

The increase in the number of senior renters in the valley over the last decade was higher than the national average, which was 29.4 percent, or 2.4 million people.

The author of the Point2Homes study, Alexandra Ciuntu, said the increase in senior renters in Southern Nevada is indicative of several factors that serve to make the region attractive to that particular demographic.

It highlights how Vegas is one of the most appealing and well-positioned areas to attract older adults with its warm climate, abundant senior communities, reasonably accessible health care, and amenities that support a lower-maintenance lifestyle,” she said. “It’s gradually become a standout destination for seniors who want more than just a place to retire, but rather a place to thrive.”

The national rise in senior renting, according to the report, can also be attributed to a need on the part of older Americans to downsize and simplify their lifestyles as they age.

Compared to 10 years ago, more seniors are stepping away from the burdens of home ownership (such as property taxes, repairs, and the complexities of downsizing) and, instead, using home equity or retirement savings to support alternative living arrangements,” the report said. “Some are moving closer to family, others are downsizing to cut costs, or renting simply to live on their own terms. Renting also provides flexibility for a growing number of older adults who remain in the workforce well into their 60s, allowing for job-related moves, seasonal living, or part-time relocation.”

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.

Henderson, Nevada

Henderson Nevada Ranked in Top Five Best Large Cities for First-Time Homebuyers

LAS VEGAS, NV – Nowadays, young families are struggling more than ever to purchase their first home. Due to a combination of soaring home prices and near-record high interest rates on home mortgages, the dream of home ownership is slowly slipping away from many Americans.

However, there are some areas of the country where you have a better shot of finding an affordable home than others, and according to personal finance website WalletHub, three cities in Nevada rank in the top 300 of the best places for first-time homebuyers, with one of those cities actually placing way up in the list’s prestigious top five.

WalletHub’s Best & Worst Cities for First-Time Home Buyers ranking takes numerous factors into account when establishing its placings, including affordability, the overall real estate market, and quality of life, drawing data from numerous sources, including the U.S. Census Bureau, the Bureau of Labor Statistics, the Department of Housing and Urban Development, as well as the FBI.

Overall, Reno was ranked at no. 52 and North Las Vegas at no. 39, although both of these Nevadan cities actually ranked even higher when compared to other cities whose population sizes were similar.

However, Henderson ranked at no. 18 on the list overall, and that placing shot up to an impressive no. 5 when compared to other large cities with populations of 300,000 and higher.

Henderson also drew high marks overall in individual categories such as affordability, where it placed at no. 50 in terms of home price vs. household income, insurance costs, real estate taxes, and cost per square foot. It also placed at no. 132 for quality of life, which takes into account factors such as school system quality, crime rates, weather, driver friendliness and job market.

Henderson also reached no. 42 in the real estate market category, which examines variables such as rent-to-price ratio, home price appreciation, foreclosure rate, number of listings, and millennial homeownership.

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.

Summerlin

Homebuilder Set to Open Three New Housing Communities in Greater Las Vegas Area

LAS VEGAS, NV – KB Home, one of the largest homebuilders in the United States, is set to open three new housing communities in Las Vegas in the very near future.

KB Home currently boasts 28 home communities open throughout the greater Las Vegas area in a wide variety of home styles, from single-family homes to attached townhomes, at affordable price points starting from the $300,000’s. And the president of the company’s Las Vegas division, Jim McDade, believes a strong series of sales this past spring season are a harbinger of continued brisk business in the months and years to come.

We’re still seeing relatively strong demand and sales performance in Las Vegas, and the long-term housing market conditions remain positive,” he said. “This is supported by an under supply of new and resale homes as well as favorable demographics, solid employment, wage growth and household formations.”

As for the new communities that KB Home will be opening, the first is Landings and Reserves at Caspian Bay in southeast Henderson, located at the corner of Weeks Bay River Road and Equestrian Drive, just off Boulder Highway. The community is slated to open this July and will be made up of 244 housing units, ranging from one-and-two story houses that will vary between 1,500 to 3,000 square-feet in size and offer up to five bedrooms and five baths.

Next up is Manzano, which will open in August. Situated at northwest of Henderson and northeast of Harry Reid International Airport at Boulder Highway and Interstate 11, this community will be comprised of 219 units, ranging from one-and-two story houses that will vary between 1,100 to 2,400 square-feet in size and offer up to five bedrooms and four baths.

And finally, Meridian – an affordable community tailored towards first-time buyers – will be opening in early 2026 in central Henderson and will offer 940 units, made up of a mix of two- and three-story attached townhomes and single-family homes.

Our strategy also focuses on delivering the most compelling value and improving affordability through transparency with our pricing rather than relying on incentives,” McDade said. “These factors are real differentiators and have contributed to our leading absorption rates in the industry over many years and have also driven our consistent achievement of the highest customer satisfaction ratings among production homebuilders.”

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.

Heirloom at Pebble - Now Leasing!

Las Vegas Apartment Developer to Hold Grand Opening for New Affordable Senior Housing Complex

LAS VEGAS, NV – Ovation Development Corp., a Las Vegas-based apartment developer, has announced they will be holding the grand opening ceremony next week for their newest project, an affordable senior housing complex located in the southern Las Vegas Valley.

Heirloom at Pebble is a 195-unit 55-and-over apartment building situated at 2325 East Torino Avenue, near the intersection of Eastern Avenue and Pebble Road. The complex, which originally held a soft opening in May, offers apartment units with one and two-bedroom layouts, with monthly rent prices ranging from $573 to $1,377, which includes all utilities.

The project, which cost approximately $48 million, was funded in conjunction with several governmental and private business entities, including Clark County, the Nevada Housing Division, and the Federal Home Loan Bank of San Francisco. In addition, the land upon which Heirloom at Pebble sits was contributed by the federal Bureau of Land Management.

Heirloom at Pebble offers numerous amenities aimed at the health and well-being of its’ senior clientele, including a fitness center and movement room, community events, on-site hair salon and multipurpose rooms.

The apartment complex aims to help address one of the most prevailing problems affecting Las Vegas’ senior population, which is the high cost of housing, according to Ovation’s Director of Development, Armen Hadjimanoukian.

To that end, Hadjimanoukian noted that the developer is also currently hard at work on several other affordable senior housing communities in Southern Nevada, another one of which will be opening this summer.

The housing prices have really been affecting everyone in Southern Nevada — especially seniors, who are on fixed incomes,” he said. “These types of public-private partnerships are amazing because they allow us to create and provide much-needed housing. Ovation has another six communities planned or under construction – with another one opening up in August of this year.”

Heirloom-at-Pebble is now leasing: https://ovationco.com/heirloom-at-pebble/

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.

Probate Courthouse interior probate court seating chairs Billy F Blume Jr

Bill Approved by Nevada Legislators to Change Probate Law, Protect Heirs

LAS VEGAS, NV – Legislators in Nevada have approved a bill that, if signed into law by Governor Joe Lombardo, will institute changes to the state’s probate law in order to protect heirs and prevent fraud.

The bill comes following the results of an investigation published by the Las Vegas Review-Journal that shoed the discovered a group comprised of private administrators, real estate agents, lawyers and house flippers who were making money hand-over-fist by selling properties of people who had passed away via probate cases sthat tarted without any participation on the part of the deceased’s relatives.

As a result, the members of this so-called “cottage industry” cashed in on the estates of dead people across Southern Nevada for years, with the heirs often completely shut out and not getting one red cent.

Under current Nevada law, almost anyone – regardless if they are related to the deceased or not – can manage a probate case and even sell the dead person’s property with almost no oversight from the courts. In fact, the only instance of someone not being allowed to manage a probate case in Nevada is if they are a convicted felon.

The Nevada Senate Judiciary Committee’s Chair, Melanie Scheible (D-Las Vegas), said that she was unaware of the state’s probate law issues until she read the Review-Journal’s report.

“Something is wrong here,” she recalled thinking at the time.

The new bill approved by Nevada legislators – Senate Bill 404 – changes probate law by adding additional steps that must be undertaken in order for an entity to manage a probate case or sell a dead person’s home, and also greatly narrows the scope of who is allowed to sell homes in probate cases without the approval of a judge.

SB404 was delivered to the desk of Governor Lombardo earlier this week, and he has approximately one week under Nevada’s legislative process to sign it into law.

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.

House-Buying in Las Vegas

You Would Need to Earn Nearly $114K to Afford Average Home in Las Vegas, Report Says

LAS VEGAS, NV – According to a new study from Clever Real Estate based on data obtained from the U.S. Census Bureau and the U.S. Bureau of Economic Analysis, the Las Vegas Valley now ranks as the 27th most affordable major metropolitan area in the United States when home prices and annual income are directly compared.

Based on this study, how much would the average Southern Nevada household need to be pulling in each year to afford a home?

Currently, the median price of an existing single-family home in the valley is $449,000, whereas the median annual household income is $75,065. So, as per the data contained in Clever Real Estate’s report, a household would need to be earning an annual income of $113,839 to afford the purchase of an average home with a down payment of 20 percent.

However, if you’re planning on buying a house in the valley with no money down, that yearly income requirement obviously needs to be higher; in this instance, it would have to go up to at least $138,826.

Henderson Re/Max Advantage associate Robert Little noted that the housing market in the valley, while improving for buyers, is still driving some low-earners out of the equation for the time being.

Affordability remains a real concern in the Las Vegas housing market, especially with today’s higher mortgage rate,” he said. “That said, we’ve seen a softening in prices this year, and the market has shifted slightly in favor of buyers, which offers some relief.”

Little said that despite greater and greater amounts of inventory opening up in Las Vegas, home prices are still lingering at nearly record-high levels. But despite that, he explained, there are signs that things are indeed changing.

Depending on how a home is priced relative to the competition, it’s not unusual for buyers to negotiate a price reduction, have closing costs covered by the seller, or use concessions to buy down their mortgage rate,” he said. “Builders are also stepping up with aggressive incentives—often covering all closing costs or offering significant rate buy-downs to attract buyers.”

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.

Construction

Developers of UnCommons Mixed-Use Project Announce Completion of Construction

LAS VEGAS, NV – The developers of UnCommons – a huge, 40-acre mixed-used facility in southwestern Las Vegas – announced that construction efforts have officially been completed, although some of the remaining empty land on the property may be used for future projects.

UnCommons – located at Durango Drive and the 215 Beltway in the southwest valley – is essentially a mini-city within a city, consisting of 500,000 square feet of offices, as well as restaurants, health and fitness studios, relaxation options, and over 830 residential units, in addition to The Assembly, an experimental project consisting of a 5,000-square-foot conference and event pavilion.

The Assembly is being touted as a one-of-a-kind addition to the mixed-use development that can host a variety of event types, including talks, community events, and weddings; the space can even be utilized as hub for the facility’s office tenants when needed.

The apartment complex situated within UnCommons – which is dubbed Vestra – is made up of 830 units spread out amongst three towers; in addition, office tenants consist of notable companies such as Draft Kings, CBRE Group Inc, Deloitte and Newmark.

On the storefront side, food and beverage locations include Urth Caffe, Teaspoon, and Amari, and retail businesses are made up of varied businesses such as a luxury candle maker and a hair salon.

The concept behind the $800 million project – which originally broke ground in 2020 – is that it is a space where the various employees working for the businesses located there have numerous solutions to all of their needs – living space, entertainment, exercise, and more – right there at their fingertips.

Matter Real Estate Group partner Jim Stuart said that the UnCommons project is already a rousing success, with 93 percent of the office space leased, along with 90 percent of the retail and restaurant space and 60 percent of Vestra.

Shelter Realty Property Management specializes in the areas of  HendersonLas 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.