Category Archive : Investing

LAS VEGAS, NV – Just one year after opening their doors for business, the developers of a Las Vegas apartment complex have sold the rental property to new landlords for nearly $80 million.

Landing 36, located at 2555 North Rancho Drive at the intersection of Smoke Ranch Road, was developed by California-based Agora Realty & Management, who sold the facility late last month to an unnamed investment partner of PCE Holdings – a privately-held commercial real estate investment firm, also based in California – for $77 million, according to property records.

Jackson Cloak, managing partner at PCE Holdings, noted that the “total consideration” of the price paid for the rental complex – that is, not just the sticker price, but the ENTIRE value exchanged, encompassing cash, assumed debt, the fair market value of other assets – was actually closer to $79 million.

Landing 36 is a 308-unit property offering studio, one, two, and three-bedroom units with open-concept living areas and is situated upon a 12-acre plot across from North Las Vegas Airport and down the street from the new Hylo Park mixed-use development.

The complex boasts a plethora of amenities for tenants, including a luxury pool with shaded seating; quartz kitchen countertops and stainless-steel appliances; a fitness studio with cardio and strength equipment; a “tot lot” recreational space for children; grilling and entertainment zones; smart apartment home features like keyless entry and energy-efficient smart thermostats and lighting; and access to a clubhouse with Wi-Fi and coffee lounge.

There are also numerous eateries within a short distance to Landing 36, including Mezzo Bistro and Wine, Leticia’s Cocina and Cantina, Camino Real Mexican Restaurant & Cantina, John Mull’s Meats & Road Kill Grill, Lalo’s Mexican Grill, Esther’s Kitchen, Carson Kitchen, and The Kitchen at Atomic.

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 week, Donald Trump turned heads nationwide when he proposed a ban on corporate investors purchasing single-family homes in response to the current affordability crisis facing many families hoping for homeownership in recent years.

For a very long time, buying and owning a home was considered the pinnacle of the American Dream,” Trump said last week in a post on his Truth Social platform. “It was the reward for working hard, and doing the right thing, but now, because of the Record High Inflation caused by Joe Biden and the Democrats in Congress, that American Dream is increasingly out of reach for far too many people, especially younger Americans.”

It is for that reason, and much more, that I am immediately taking steps to ban large institutional investors from buying more single-family homes, and I will be calling on Congress to codify it,” the post continued. “People live in homes, not corporations. I will discuss this topic, including further Housing and Affordability proposals, and more, at my speech in Davos in two weeks.”

And while such activity has impacted the residential real estate market to wildly varying degrees across the country – entities owning 100 or more properties account for just one percent of overall single-family housing stock nationally; it has been felt to a much more disproportionate degree in areas such as Southern Nevada.

Following the end of the mid-2000’s recession, nearly 500,000 homes have been purchased in the Las Vegas Valley by investors, with a recent study conducted by the University of Nevada, Las Vegas (UNLV) noting that this group – made up of mainly of Wall Street-backed companies – could own as much as 15 percent of all homes in the valley; that number increases to up to 25 percent in North Las Vegas, the report says.

Nevada real estate agents, experts, and lawmakers have reacted to Trump’s calls for an investor ban, saying that it would represent a potential “paradigm shift” if it were to take place.

It is past time that we ban large institutional investors from buying up our housing stock and driving up prices for families,” U.S. Rep. Dina Titus (D-Nevada) said in a post on X, formerly known as Twitter. “I have been pushing for this at the federal level for years and recently testified before the Nevada State Legislature about my work on this issue. Let’s get this done.”

I’ve been sounding the alarm for months as Wall Street drives up housing costs for Nevada families. If the President is serious about addressing this crisis, the solution is already on the table,” said U.S. Rep. Steven Horsford (D-Nevada) on X.

It’s about time someone tried to do something,” said Las Vegas-area real estate agent Steve Hawks. “Hopefully now this puts more of a spotlight onto what’s going on, and Vegas has been hit the hardest by these hedge funds and corporate landlords.”

Director of UNLV’s Lied Center for Real Estate, Shawn McCoy, said that more research is needed in order to access how much impact corporate investment is affecting the affordability concerns currently plaguing the overall national housing market; however, he confirmed that Southern Nevada is indeed one of the hardest-hit in that regard in the entire country.

It remains difficult to distinguish between the small local investors from larger corporate buyers. As a result, housing researchers do not have a complete picture of the true extent of large-scale corporate ownership. And that distinction is critical when evaluating policy to restrict certain portions of investor purchases,” he said. “Las Vegas is a standout, investor activity in Las Vegas exceeds the national average and our report ranked Las Vegas amongst the top three metros in the country.”

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

LAS VEGAS, NV – In response to ongoing home affordability issues in the United States fueled by large, Wall Street-backed investors snapping up houses in large numbers across the nation to use as rentals, President Donald Trump announced that his administration will attempt to ban such activity going forward.

On Trump’s social media platform, Truth Social, the Republican president outlined his plan to work with Congress on preventing corporate investors from further entrenching themselves into the residential real estate market – while also taking shots at his predecessor, Joe Biden, and the Democratic Party – and said that he would further speak on the matter at the Davos World Economic Forum in Switzerland later this month.

For a very long time, buying and owning a home was considered the pinnacle of the American Dream,” Trump said in his Truth Social post. “It was the reward for working hard, and doing the right thing, but now, because of the Record High Inflation caused by Joe Biden and the Democrats in Congress, that American Dream is increasingly out of reach for far too many people, especially younger Americans.”

Trump called upon the assistance on Congress in making the corporate ban into law in order to help make housing more affordable for Americans, and noted that he would be revealing further housing proposals at the upcoming World Economic Forum.

It is for that reason, and much more, that I am immediately taking steps to ban large institutional investors from buying more single-family homes, and I will be calling on Congress to codify it,” he said. “People live in homes, not corporations. I will discuss this topic, including further Housing and Affordability proposals, and more, at my speech in Davos in two weeks.”

Prices of homes jumped to record-highs during COVID-19; since the end of the pandemic, costs have lowered but nonetheless remain above the norm – as have mortgage rates – with the median sale price of a single-family home in 2025 coming in at $410,800.

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 a recently-reported cutting back on the part of investors when it comes to purchasing real estate in Southern Nevada, this collective group nonetheless has managed to acquire a sizable amount of property in the region in recent years, with a new report showing that these outside parties now own nearly 100,000 homes in the Las Vegas Valley alone.

As per a new report by the University of Nevada, Las Vegas’ Lied Center for Real Estate, over the course of the past 15 years, investors were responsible for one (1) out of every five homes that were sold in the valley, with such activity surging amid the outbreak of the COVID-19 pandemic before reaching its highest point in 2022.

And despite the cutback by investors amid the market’s overall slowdown, their activity in Las Vegas remains at a higher level than the national average; for example, in 2024, approximately 23 percent – or one in four – of all homes sold in the valley went to investors.

The high level of investor activity in Southern Nevada, according to the Lied Center for Real Estate’s Research Director, Nicholas Irwin,  is making it difficult for working-class families and first-time homebuyers to get a foothold and compete in the market.

What concerns me is that we’re still a blue-collar town, but we have white-collar home prices – and that’s untenable in the long run,” he said. “For a household of four, you need about $120,000 a year in income just to afford a median-priced home. Those people are our teachers, our nurses, our first responders. If they can’t afford to live here, they’ll move somewhere else — and that impacts everyone.”

Irwin noted that changing policies that govern the homebuilding market – such as enabling developers to increase their output – would go a long way in alleviating the issue, but unfortunately, it would take years for that to have any serious impact.

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 released this week by Redfin, investors have recently begun cutting down on the number of homes that they’ve been purchasing in the Las Vegas Valley.

In the third quarter of 2025, the number of homes purchased by investors – who typically either utilize them as short-term rentals or flip them for a profit – decreased by an astonishing 20 percent when compared to the third quarter of 2024. This drop represents the largest out of any major metropolitan area in the United States during that same span of time, Redfin notes.

Investors, as defined by Redfin, are comprised of buyers with keywords such as LLC, Inc, Trust, Corp, and Homes as a part of their name, in addition to ownership made up of keywords that include association, corporate trustee, company, joint venture, corporate trust and family trusts.

Following the end of the mid-2000’s recession, nearly 500,000 homes have been purchased in the Las Vegas Valley by investors, with a recent study conducted by the University of Nevada, Las Vegas (UNLV) noting that this group – made up mainly of Wall Street-backed companies – could own as much as 15 percent of all homes in the valley; that number increases to up to 25 percent in North Las Vegas, the report says.

In the third quarter, 1,451 homes were bought by investors in the valley, and Redfin’s Senior Economist, Daryl Fairweather, said that there are several factors that explain why investors are pulling back on the purchases in Southern Nevada as of late.

Las Vegas has historically been a volatile housing market, growing in value when the market is hot, and losing value when the market is cool,” she said. “Investors are often the first to exit the market when the market cools, contributing to the volatility in home values.”

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 solar panels are often seen as a desirable feature among environmentally conscious home buyers, a new survey suggests that in Las Vegas’ luxury market they may actually work against a sale, with some buyers viewing them as a hindrance rather than a benefit.

A new survey conducted by Re/Max says that solar panels rank at the bottom of the list of preferred amenities for Las Vegas luxury listings, with wellness features such as spas, saunas and pickleball courts considered far more desirable. In fact, Vegas-based Re/Max agent Robert Little notes that, in certain circumstances, solar panels can actually be a detriment to a luxury listing these days.

I’ve had a multimillion-dollar listing with solar panels, and honestly, it can be a hindrance,” he said. “Unless the solar is paid off, buyers don’t care, even if it lowers energy bills. But when it comes to primary bathrooms and wellness features, absolutely, they’re a priority.”

As far as the pricier listings in Vegas go, Little said that if a buyer is interested in solar panels, they can easily add them in themselves later, but very few place priority on listings that already feature them…and some might even be turned off by them altogether.

Some even see leased solar systems as a drawback because they prefer to own everything outright and avoid extra payments or agreements,” Little said. “And since most newer luxury homes are already built with modern materials and systems, they tend to be more energy efficient than older homes anyway.”

According to a recent Solar Energy Industries Association Solar Market Insight report, over 144,000 homes in the state of Nevada currently possess solar panels. But despite their reputation for lowering energy bills, they are still not without cost, and that cost may drive off potential home buyers, according to Henderson-based The Roland Team founder Mike Roland.

It adds an extra cost that many buyers aren’t interested in, and if there’s a lease or monthly payment, that has to be transferred,” he said. “The buyer also has to qualify for that payment on top of their new mortgage. In some cases, it can even be the deciding factor in whether they qualify for the home. On top of that, solar is pretty much the wild west out here. Companies come and go, and getting transfer paperwork done or even getting someone to answer the phone at times can be a nightmare.”

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 remains a hotbed of real estate investment activity in recent years, with business interests acquiring an increasingly larger and larger share of residential homes in Southern Nevada in the last decade-and-a-half, as per a new report.

According to the University of Nevada, Las Vegas’ Lied Center for Real Estate, data pulled from Redfin indicates that investors – defined in the report as those who buy homes through companies or trusts – have snapped up 492,634 in the Las Vegas Valley since 2009, with such activity so prevalent in the region that this group accounted for 23 percent of all the homes bought in the region in 2024 alone.

At the beginning of the Great Recession in the mid-2000’s, a mere 1,157 homes were owned by investors in Las Vegas, and while there is no data on exactly home many homes in the valley are currently owned by this group – as some has been sold over the years or have been traded between companies – Nicholas Irwin, co-author of the Lied Center report, says that the approximate overall number that remain in their hands is still alarming.

The scale of investor activity in the housing market has raised growing concerns about both affordability and the availability of homes within the single-family residential sector nationwide,” he said. “While investor ownership can expand the stock of single-family residential rental options, it simultaneously reduces the number of homes available for owner occupancy, further constraining supply in that segment.”

There was a great increase in the number of investor purchases in Las Vegas between 2009 and 2024 when compared to before the recession, Irwin pointed out, with the highest levels of transactions taking place in the wake of the COVID-19 pandemic.

Over this 15-year period, investors accounted for between 14 and 29 percent of all home sales each year,” he said. “In total, nearly 100,000 homes were purchased by investors meaning roughly one in every five homes sold during this period went to an investor. Investor activity surged during the post COVID years (2021–2022), reaching levels higher than those observed in the aftermath of the 2000s housing crash.”

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

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

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

What Is Out-of-State Rental Property Management?

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

Key Responsibilities of a Vegas Property Manager

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

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

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

Why Investors Choose Remote Rental Property Management in Nevada

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

Benefits of Remote Management

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

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

How Property Managers Handle Remote Landlords

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

Reporting & Communication Through a Landlord Portal

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

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

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

Trust and Accountability in Property Management

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

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

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

Best Practices for Out-of-State Landlords

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

1. Vet Your Property Manager Thoroughly

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

2. Leverage Technology

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

3. Schedule Regular Inspections

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

4. Define Clear Communication Channels

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

5. Understand Local Laws

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

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

Challenges of Remote Rental Property Management

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

Common Challenges

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

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

FAQs About Out-of-State Property Management

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

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

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

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

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

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

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

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

LAS VEGAS, NV – 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 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 – 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 – While previously making up a significant number of homebuyers in the region, a new report indicates that the number of Canadians looking to acquire residences in the Las Vegas Valley has dropped significantly over the course of the past year.

According to data provided by Redfin’s search engine, the number of property searches by Canadian residents in the Las Vegas Valley in May 2025 decreased 24.3 percent when compared to the same period of time one year prior. This follows an overall downward trend nationally, with Canadian property searches in the U.S. dropping 26 percent year-over-year in 48 out of 50 of the country’s largest metropolitan areas.  

Las Vegas Redfin premier agent Cheryl Van Elsis said that she has seen a distinct decline in the number of her Canadian clients, noting that the majority of them were previously purchasing properties as investments; the drop in business may indicate that her clients up north currently no longer view Southern Nevada as a good place to invest their money.

One of my clients is an investor from Canada who’s selling his last U.S. property. He owns an online gaming platform and casino in Canada and had bought property in Vegas to rent to fellow Canadians coming to gamble or attend events like the World Series of Poker,” she said. “Now, he says he no longer sees the U.S. as a good place to invest or vacation. This is the fourth property he’s sold with me over the last few years, but he made it clear he’s selling this last one because he doesn’t want any ties to the U.S. I was surprised by how strongly he felt.”

Previously, there was a large number of Canadian “snowbirds” who would frequently vacation in the U.S. during the winter season; however, the Redfin report speculates that current uneasy tensions between Canada and the current administration in the White House could have impacted the real estate market in such a way that fewer Canadians now wish to hold property here.

Canadians searching for homes in U.S. destinations started declining significantly in February, when the White House implemented 25 percent tariffs on imports from Canada and Mexico,” the report said. “The drop was especially steep in April, the month the Trump administration announced its vast global tariff policy, falling 34.2 percent year over year.”

Another factor, Redfin said, is the fact that the Canadian dollar is currently weak, which could also be playing into the reluctance of the country’s residents to invest heavily in U.S. real estate.  

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.