Category Archive : Property Management

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 – 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 – 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 – 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

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What This Means for Homeowners

Metric	Snapshot
Market Trend	Average rents dipped again this month, though median pricing remains steady.
Single-Family Wins	Standalone homes remain in high demand, pulling in around $2,200/month.
Size Matters	Larger homes significantly outperform smaller ones—4-beds near $2,750.
Competitive Edge	Owners who market and price strategically still have room for premium returns.

(*Based on Data Provided)

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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 – 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 – 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.

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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.

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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 – 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.

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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.

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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.

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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.

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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.

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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.

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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.

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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.

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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.

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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.

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 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 — 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

Metric	Snapshot
Market Trend	Overall average rents are slightly down, while median rents show modest growth.
Single-Family Wins	Renters pay noticeably more for standalone homes – roughly $2,200/month – making them lucrative for owners.
Size Matters	Bigger homes command higher rents: a 4-bed can fetch nearly $2,800.
Competitive Edge	With 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 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 group of short-term rental owners in Las Vegas have filed a federal lawsuit against both Clark County and the state of Nevada, claiming that restrictions imposed by both entities upon the rental owners in Southern Nevada are unconstitutionally violating their rights.

The lawsuit, filed in U.S. District Court in Nevada by the Greater Las Vegas Short-Term Rental Association (GLVSTRA) and several of its members, is seeking an injunction to block the county and state from enforcing short-term rental rules originally put into effect in September 2022, with only a handful of permits issued since then and a huge backlog still pending.

For many years, we have been attempting to work with our local and state politicians to come up with regulations that are fair for homeowners so that they can make ends meet. Every time that we have tried, they have made matters worse,” said GLVSTRA founder Jacqueline Flores. “As many people know, resort hotels are a powerful industry in this state and in the city and many [lawmakers] are beholden to the resort. hotel industry and they are the ones that are attacking property owners.”

The lawsuit – which Airbnb is reportedly expected to join – alleges that plaintiffs’ Third, Fourth, Fifth and 14th Amendment rights, as well as several sections of the Nevada Constitution, are being violated by residents being prevented from exercising their rights 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.

As a result, many homeowners are operating rentals with Clark County illegally; at current count, there are approximately 10,000 short-term rentals currently operating in Las Vegas, with the majority of them doing so without the benefit of a license.

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.