Category Archive : Real Estate

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 –  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 – After an extended period of time where sellers held a tight grip on the residential real estate industry, a new study claims that the Las Vegas Valley has “firmly” transitioned into a market that now more strongly favors buyers.

According to a new report released by real estate brokerage services company Redfin, Las Vegas has pivoted into a market where home buyers have a stronger advantage over sellers, more so than almost any major metropolitan area in the county.

The reasoning behind this development, Redfin notes, is due to the fact that currently the number of sellers in Southern Nevada exceeds the number of buyers by a whopping 96.7 percent, which represents a huge 47.9 percent jump year-over-year as of the end of August.

In fact, the change is so drastic that the only other major metro that has seen a bigger shift from sellers to buyers is Denver, Colorado; in contrast, Newark, New Jersey now ranks as the residential real estate market that most favors sellers over buyers.

There were about 13,575 residential homes for sale in the valley at the end of August, according to Redfin, which is a significant increase over the 6,903 that were available at the same period of time in 2024. Meanwhile, the median price of an existing single-family home in Vegas is $443,770, a 1.3 percent year-over-year increase.

Redfin’s chief economist, Daryl Fairweather, said that the changing landscape in Las Vegas is due to a number of economic factors that the nation overall is currently experiencing.

Las Vegas is shifting sharply toward a buyer’s market because higher mortgage rates and rising home prices have sidelined many would-be buyers, even as more homeowners put their properties up for sale,” she said. “The surge in listings paired with falling sales has created an unusually wide gap between supply and demand, giving buyers more leverage at the negotiating table while putting pressure on sellers to price more realistically.”

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 developer has plans to build hundreds of homess upon a large Las Vegas land tract that was recently purchased by an investment firm from Summerlin developer Howard Hughes Holdings for over $100 million.

Hearthstone, a Southern California firm that invests in homebuilding projects, bought the 240 acres of land from Hughes Holdings in early September for $100.4 million, according to Clark County records and Nevada business-entity filings. The land is located approximately two miles southwest of the Tropicana Avenue-Hualapai Way intersection, reports say.

The developer that is planning the build is Pulte Homes, which was originally approved to do so last year by Clark County; their project will take the form of a guard-gated community comprised of over 400 houses. Pulte currently has an option to buy the land in question from Hearthstone for the project.

The land that Pulte intends to develop is known as the “Back Bowl,” and is located in a small valley south of The Summit Club, an affluent guard-gated community within Summerlin that calls several celebrities as residents.

The sale of the property is one of the largest Hughes Holdings has made in several years; Summerlin is comprised of 22,500 acres of land in the western Las Vegas Valley and the developer regularly sells undeveloped parcels throughout the master-planned community to homebuilders.

Howard Hughes Holdings, based in Texas, takes its name from the famed aerospace engineer, business magnate, film producer, and investor; he purchased the community’s initial 25,000 acres – which he originally named “Husite” – in 1952. The community is named after Jean Amelia Summerlin, Hughes’ mother, and years later, Summerlin would go on to become the largest master-planned community in Las Vegas.

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

LAS VEGAS, NV – Two high-rise luxury apartment complexes in Las Vegas that are currently under construction have shown the continued and strong demand for high-end accommodations in Southern Nevada, with the two projects already having recorded a combined total of over $800 million in sales before either has even opened their doors for business.

Construction for the two projects – Four Season Private Residences Las Vegas in MacDonald Highlands in Henderson and Cello Tower in downtown Las Vegas – began at the end of 2024. Four Season, with an anticipated completion date of summer 2027, has already recorded $685 million in sales, with 121 of its 171 units – equating to 71 percent – sold so far; meanwhile, the 240-unit Cello Tower has already exceeded $150 million in sales.

When the tariffs hit (earlier this year), we had a quiet window for about 45 days, and then all of a sudden the faucets opened and people showed up,” said Four Seasons project Executive Vice President, Craig Eddins, who noted Four Seasons is averaging one sale a week. “They are coming from different markets. There are local people making a lateral move that want to simplify their lives. And the northwest is coming on strong. We have several buyers from the Seattle market, Portland and Vancouver, British Columbia.”

The two-tower, $1.3 billion Four Season project – designed by Wimberly Allison Tong & Goos – will have residences that range from 2,279 square feet to 8,349 square feet and offer numerous luxury amenities, including semi-private elevators, private garages, furnishings by Wimberly Interiors, customizable terraces with outdoor kitchens, as well as social gathering and dining areas.

In addition, residents will have access to three multi-level resort-style pools, fine on-site dining and event spaces, and owners of larger units will have the option of having their own private outdoor pool.

Prices at the Four Season range from $3.67 million for two-bedroom units, all the way up to $28.95 million penthouses.

Meanwhile, the 32-story, $400 million-plus Cello Tower – located on the grounds of the Origin at Symphony Park mixed-use enclave in downtown Las Vegas and designed by architecture firm Perkins Eastman – will be comprised of eight penthouse suites beginning at $4.5 million, along with an additional 240 one-and-two-bedroom residences that will start at $700,000 and up.

The complex will feature numerous high-end finishes and appliances for its residents in addition to a great many amenities, including an elevated outdoor environment on the 25th floor featuring beautiful landscaping, gorgeous views, and a fountain; an exhibition kitchen and private dining room; pods for barbecues; a hyper-oxygenated resort-style pool; a TV media wall; a pet spa and park; and an entire 7,000-square-foot floor dedicated to wellness, including a full gym and spa facilities.

Cello Tower is scheduled to be completed in 2027, according to Project broker Brian Krueger with Coldwell Banker Premier Realty.

Our buyers have a lot of time to wait,” he said. “They don’t have to sell their home right now. It gives them time to wait through market conditions, but it also gives them time to plan because a lot of buyers are coming from Vegas. They are selling their homes and want a walkable urban living destination environment that we’ve been pitching since day one. That allows their home to appreciate even more, and it tends to take away from the stress that comes with a real estate transaction.”

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.

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LAS VEGAS, NV – Cleveland-based apartment developer NRP Group has announced that they are actively working on several projects in the Las Vegas Valley – including both affordable-housing and luxury complexes – in an effort, they say, to address ongoing housing shortages in Southern Nevada.

According to NRP Vice President of Development Mike Moriarty, while there are upscale projects on his company’s table, they are especially focusing on the current lack of nearly 78,000 affordable and available rental homes for extremely low-income tenants in Vegas.

“There’s an extreme lack of affordable units here,” Moriarty said, a life-long Las Vegas resident who will be personally overseeing the company’s developments here.

The first two NRP projects are scheduled to break ground later this month; one will take the form of an upscale 390-unit complex in the southwest valley between Durango Drive and Cimarron Road, and other will be a 105-unit affordable housing project in North Las Vegas on Pecos Road.

Emphasis is being placed on not just what NRP is developing, but where; the upscale southwest valley project is on a 7.8-acre plot of land next to UnCommons, a huge mixed-use facility with apartments, offices, restaurants, and entertainment options, as well as being near the Durango hotel and casino, ensuring that residents will have plenty to do during their off-time.

Rental rates would be $2.50 to $2.60 per square foot, and there will be a number of high-end finishes and amenities for tenants, including indoor bicycle storage with a repair station, an indoor pet wash, and more.

As for the North Las Vegas project, the affordable housing complex – dubbed 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 first units of these projects are slated to be available to rent by the first quarter of 2026.

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

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

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

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

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

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

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

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

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

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

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

The Rental Market Landscape in 2025

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

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

Average Rent Prices in Las Vegas for 2025

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

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

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

Renter Rights and Protections

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

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

Short-Term Rental Laws in Las Vegas

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

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

Affordability Considerations for Renters

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

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

Lifestyle Factors to Consider When Renting

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

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

FAQs

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

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

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

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

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

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

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

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