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Property Taxes for Nevada Homeowners

How to Safely Manage Out-of-State Rental Properties via a Vegas Property Manager

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 HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

DavideAngelini Happy young couple holding home keys after buying real estate - Husband and wife standing outside in front of their new house

Vegas Shifting Sharply Toward Buyer’s Market Due To Higher Mortgage Rates, Rising Home Prices

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  HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Clark County

Judge Temporarily Blocks Clark County Short-Term Rental Rules Amid GLVSTRA/Airbnb Lawsuit

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  HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Afternoon sunny view of the Clark County Government Center

Las Vegas Homeowner Successfully Sues Clark County Over Short-Term Rental License Denial

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 HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Canada

Report: Number of Canadians Looking to Purchase Las Vegas Valley Homes Drops Nearly 25 Percent

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  HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Prices in Las Vegas Rental Home Marketplace Increasing Among Fastest in Country

What Are The Best Neighborhoods For Rental ROI In Las Vegas Valley When Buying Investment Property?

LAS VEGAS, NV – Southern Nevada continues to be a magnet for real estate investors seeking steady rental income and appreciation. But not all areas are created equal – especially when it comes to ROI. Whether you’re a seasoned investor or just entering the market, identifying neighborhoods with high rental yields and low vacancy rates is key to maximizing your returns.

In this guide, we break down what drives rental ROI in Vegas, which neighborhoods perform best, and how to make data-backed decisions when buying investment property.


What Drives Rental ROI in Vegas

Rental return on investment (ROI) is the annual rental income a property generates, relative to its purchase price and costs. Several factors influence ROI across the Vegas Valley:

Demand, Price Point, Amenities

  • Tenant demand is highest in areas near job centers, schools, and entertainment hubs.
  • Affordability plays a major role – mid-range homes in safe neighborhoods often outperform luxury units in ROI.
  • Amenities such as gated communities, pools, parks, and proximity to shopping increase both demand and rent potential.

Neighborhoods that strike a balance between home price and monthly rent tend to offer the best returns. In Vegas, that balance often exists outside the Strip, in established suburbs with growing populations.


Neighborhood Profiles

Summerlin

  • Rental ROI: Moderate to High
  • Why Invest: Master-planned, family-friendly, strong schools, retail centers, golf courses.
  • Tenant Profile: Professionals, families, retirees.
  • Watch Out For: Higher property prices mean slightly lower yield unless targeting high-end renters.

Henderson

  • Rental ROI: High
  • Why Invest: Consistently ranked among best places to live in Nevada, low crime, diverse housing stock.
  • Tenant Profile: Dual-income families, executives, relocators.
  • Hotspots: Green Valley, Anthem, and Cadence.

North Las Vegas (NLV)

  • Rental ROI: Very High
  • Why Invest: Lower purchase prices, strong rental demand from blue-collar workforce and families.
  • Tenant Profile: Budget-conscious renters, warehouse workers, new families.
  • Caution: Focus on newer developments with stable infrastructure.

Paradise

  • Rental ROI: Moderate
  • Why Invest: Close to UNLV and the Strip; high demand from students and service industry tenants.
  • Tenant Profile: Students, young professionals.
  • Note: Potential for higher turnover; look for condos with on-site management.

Spring Valley

  • Rental ROI: High
  • Why Invest: Centrally located, great mix of multifamily and single-family homes.
  • Tenant Profile: Diverse—families, singles, roommates.

Bonus: Excellent short-term rental potential if licensed.

Enterprise

  • Rental ROI: Growing
  • Why Invest: Rapid development, new construction, proximity to Southwest Las Vegas employment hubs.
  • Tenant Profile: Young professionals, tech workers.

Monthly Rent Averages & Vacancy Rates

Here’s a snapshot of rental performance by neighborhood based on current market data:

NeighborhoodAvg. Rent (3BR)Vacancy Rate
Summerlin$2,4004.5%
Henderson$2,2003.8%
North Las Vegas$1,8003.2%
Paradise$1,9505.0%
Spring Valley$2,1004.0%
Enterprise$2,2504.2%

These numbers can fluctuate seasonally. Investors should also account for property taxes, HOA fees, and maintenance when calculating net ROI.


Upgrades That Pay Off

Simple property upgrades can boost both rent and tenant retention. These are top return-on-investment improvements:

  • Smart Home Features (thermostats, locks): 
  • Vinyl Plank Flooring: Durable and desirable; reduces maintenance costs
  • Kitchen & Bath Refresh: New appliances or vanities make listings pop online
  • Energy Efficiency: LED lighting, insulation—saves tenants money and adds appeal

Properties with these upgrades often rent faster and attract higher-quality tenants.


Licensing & Management Requirements

In Las Vegas and Clark County, rental licensing and compliance are neighborhood-specific. For example:

  • Short-term rentals require permits and zoning approval (especially in Paradise and Spring Valley).
  • Henderson & North Las Vegas have property maintenance codes and occupancy restrictions.
  • HOAs may restrict rental terms or frequency—read CC&Rs closely.

Working with a local property manager like Shelter Realty ensures all legal requirements are met, avoiding costly violations.

Case Study from Shelter Realty Portfolio

A recent client purchased a 4-bedroom home in Henderson (Green Valley Ranch) for $420,000 in 2023. After a modest $12,000 renovation (floors, paint, appliances), the unit was leased within 9 days for $2,650/month.

  • Gross ROI: 7.6%
  • Tenant Retention: Renewed at 12 months with $75/month increase
  • Management: Full-service via Shelter Realty—tenant screening, rent collection, repairs

Compared to similar DIY-managed properties in the same zip code, this investor earned 22% more net income in the first year.


Financing & Exit Strategies

Investors should match the neighborhood profile with the right financing and long-term goals:

  • Conventional Loans: Best for long-term holds in stable areas like Summerlin or Henderson
  • DSCR Loans: Ideal for income-based approvals in North Las Vegas and Spring Valley
  • HELOC or 1031 Exchange: Smart move for upgrading or diversifying portfolio within Vegas

Exit strategies include:

  • Selling after 5+ years of appreciation
  • Refinancing once equity increases
  • Converting into furnished short-term rentals in permitted zones

Planning ahead ensures liquidity and scalability.


Conclusion & Next Steps

The Las Vegas Valley offers rich opportunities for real estate investors seeking strong rental ROI—but neighborhood selection is everything. Whether you’re drawn to Henderson’s stability, North Las Vegas’ affordability, or Spring Valley’s central access, aligning your investment strategy with local market data is key.

Ready to explore investment properties with strong ROI potential?


Internal Links for More Guidance:



Is Henderson a good place to invest in rental property?

Yes, Henderson has strong appreciation, low vacancy rates, and high tenant quality—making it one of the best long-term investment zones in the Vegas Valley.


How can I improve rental ROI on my property?

Focus on cost-effective upgrades, proper tenant screening, and professional property management to reduce turnover and maximize income.


Should I hire a property manager in Las Vegas?

Hiring a local property manager like Shelter Realty improves compliance, reduces vacancy time, and typically increases your net ROI—especially if you’re an out-of-state investor.

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

Rental

How to Reduce Rental Vacancy in Las Vegas

LAS VEGAS, NV – For investors, Las Vegas real estate offers some of the best rental yields in the U.S., but it also comes with its fair share of challenges – chief among them, rental vacancies. For property owners and investors, even one month of vacancy can erode profits. But how can you, as a real estate investor in Las Vegas, minimize vacancy risk and maintain consistent rental income?

Let’s dive into what causes vacancies, practical solutions, and proven local strategies from experts at Shelter Realty to help you avoid these pitfalls.

Why Vacancy Is Costly – Local Vegas Stats

Rental vacancy doesn’t just cost a single month’s rent – it snowballs. In Las Vegas, where the average rent is $1,500–$2,200 per month, even a two-week gap means hundreds in lost income and ongoing utility costs.

According to recent Las Vegas housing reports:

  • The average vacancy period is 29–45 days depending on location, condition, and if priced appropriately.
  • The cost of turnover (cleaning, repainting, marketing, screening) averages $1,500–$2,500 per turnover.
  • Properties priced incorrectly stay vacant 22% longer on average.

Clearly, minimizing vacancy isn’t just about maximizing cash flow – it’s about protecting your bottom line.

What Causes Vacancy in Out‑of‑State Rentals

For many investors, Las Vegas is a remote market. Managing a property from California, Arizona, or beyond can lead to costly oversights. Here are the three most common reasons vacancies persist:

Pricing Poorly

Setting your rent too high deters prospective tenants. But setting it too low attracts unqualified renters or leaves money on the table. Many landlords fail to run updated comps or understand micro-market trends within Henderson, Summerlin, or North Las Vegas.

Weak Marketing

Your listing needs to stand out in a sea of online posts. Blurry photos, vague descriptions, and poor platform selection (e.g., ignoring Zillow, Apartments.com, or social groups) can keep even great units unseen.

Poor Tenant Screening

Renting to the wrong tenant often leads to early lease breaks, non-payment, or evictions – all of which increase vacancy rates. Rushed background checks or ignoring red flags leads to costly turnovers.


Proven Leasing Strategies (Shelter Realty Advice)

Experienced property managers like Shelter Realty use precise, data-backed methods to keep units rented quickly and reliably.

Local Comps

Using up-to-date comps from nearby rentals ensures your pricing is both competitive and profitable. In high-demand areas like Green Valley or Summerlin, nuanced pricing (e.g., adjusting for square footage or upgrades) can shorten time-on-market significantly.

Online Listings

High-quality photography and optimized descriptions can boost listing visibility by 3X. Shelter Realty uses syndicated platforms to ensure listings appear where tenants are actually searching.

Incentives (Leases, Furnished?)

Offering incentives such as:

  • Short-term leases for relocation clients or traveling professionals.
  • Furnished options in condo-heavy zones.
  • Move-in discounts during off-season.

These tactics attract specific tenant groups who otherwise might pass over your listing.


Tenant Retention Tactics

Getting a great tenant is only half the battle – keeping them is where you win. Here’s how top landlords reduce tenant turnover in Las Vegas:

  • Quick repairs: Same-day responses to maintenance requests signal respect and professionalism.
  • Flexible lease renewals: Offering 6 or 18 month options accommodates tenant needs and reduces churn.
  • Frequent outreach throughout the year: Annual check-ins increase renewal likelihood.

Shelter Realty maintains average tenancy lengths of over 36 months by proactively engaging tenants with concierge-level service.


Automation & Maintenance

Technology is your best friend when managing multiple units or out-of-state properties. Automate where possible:

  • Rent Collection: Use platforms like AppFolio for automatic payments.
  • Maintenance Portals: Tenants can submit work orders 24/7 and track status.
  • Smart Tech: Smart thermostats and locks minimize cost and improve efficiency.

Preventive maintenance schedules, managed by local teams, also reduce emergency repairs and unit downtime.


DIY vs Professional Management

Some investors prefer to self-manage to save money. But DIY management often leads to long-term losses due to:

  • Inconsistent tenant communication
  • Delayed maintenance
  • Legal compliance oversights

A professional Las Vegas property management company like Shelter Realty offers:

  • 24/7 tenant support
  • Market analysis
  • Attorney-reviewed lease agreements
  • Eviction processing

While there’s a management fee, most investors find the ROI outweighs the cost.


Local Legal Requirements

Las Vegas rental laws are dynamic and vary between municipalities like Henderson, North Las Vegas and Clark County. Key regulations include:

  • Proper notice for entry (typically 24 hours)
  • Security deposit handling and timelines
  • Fair housing compliance
  • Eviction protocol in accordance with Nevada statutes (especially post-pandemic)

Ignorance of local laws can lead to litigation or regulatory fines—especially for out-of-state investors. Partnering with a licensed management firm ensures legal compliance at every step.


Conclusion & Next Steps

Rental vacancy in Las Vegas doesn’t have to be a gamble. With data-driven strategies, local market expertise, and a professional team, you can secure long-term tenants and stabilize your investment income.

Next Steps:

  • Reevaluate your current vacancy strategy.
  • Schedule a rental pricing analysis with Shelter Realty.
  • Consider a management consultation to improve tenant retention and reduce turnover.

Internal Links for More Guidance:

Frequently Asked Questions (FAQs)

How long does it take to rent out a property in Las Vegas?

With proper pricing and professional marketing, most rentals in Las Vegas are leased within 35–45 days. However, DIY listings or overpricing can extend vacancy periods to 60+ days.


What’s the average rental vacancy rate in Las Vegas?

As of recent data, Las Vegas has an average vacancy rate of around 5–78%, though this varies by neighborhood and season. High-demand areas like Summerlin and Henderson see lower vacancy rates.


What incentives help fill a rental faster?

Offering move-in incentives (e.g., half off first month) and/or flexible lease lengths can attract renters quickly, especially in competitive markets or off-peak seasons.


Is hiring a property manager in Las Vegas worth it?

Yes – especially for out-of-state investors. Property managers reduce vacancy, handle maintenance, ensure legal compliance, and screen tenants professionally, often leading to higher ROI.


How do I screen tenants effectively?

Effective tenant screening includes credit checks, income verification, rental history, employment verification and criminal background checks. Shelter Realty uses a proven multi-step process to place reliable tenants quickly.

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

Real Estate Scharfsinn

Some Investors Using Crypto to Purchase Real Estate: Experts Talk Pros and Cons

LAS VEGAS, NV – Cryptocurrency – a digital currency designed to work through a computer network that is not reliant on any central authority to uphold or maintain it – has become an increasingly popular form of investment in recent years.

The most prevalent form of crypto is Bitcoin, which as of May 8 was once again trading at a price point of over $100,000. And a growing number of individuals are using it – as well as other forms of digital currency – to engage in real-world investments such as real estate.

The first-ever physical purchase using crypto was made in 2010, when a programmer named Laszlo Hanyecz bought two pizza pies for 10,000 Bitcoins. And since then, crypto’s presence in the real world has only grown.

On a recent episode of Yahoo Finance’s Opening Bid podcast, investor Grant Cardone noted that he’s been purchasing real estate with Bitcoin, with his most recent endeavor being a deal made for a piece of property valued at $88 million that he acquired for $72 million in currency and $15 million in Bitcoin. The money he generates from the property, he uses to buy more Bitcoin.

In several years, even if the property merely retains its $88 million value instead of going up, his profits will increase overall due to his purchasing of Bitcoin at today’s current rates, provided its worth continues to go up.

But while Cardone has found success in investing in real estate utilizing digital assets, experts are pointing out both the pros and cons of such financial maneuvering. Ian Kane, CEO and Founder at Firepan, said that the instability of the crypto market could result in short-term losses, but those looking at long-term investments could benefit.

Long-term holders sitting on significant gains may want to convert a portion of Bitcoin to real estate as a way to diversify,” Kane said. “They get peace of mind and don’t run the risk of seeing 6- or 7-figure portfolio swings. Plus, real estate offers passive income opportunities and can be a hedge against crypto’s volatility. However, if Bitcoin’s price pumps shortly after the purchase, you may have buyer’s remorse.”

Something that might be safer than using crypto to buy the property itself, Kane noted, would be using it to finance a loan.

The loan is secured by the real-estate + BTC, and you can make your monthly mortgage payments as a percentage of your BTC, denominated in USD,” he said. “This is the best of both worlds!”

However, Louis Adler, Co-Founder, Principal and Real Estate Broker at REAL New York, was less positive reggarding crypto-backed real estate investments.

While it’s an interesting concept, I don’t believe buying real estate with Bitcoin is practical in most cases – at least not yet,” he said. “Real estate is still a fundamentally traditional asset class, and the volatility of crypto creates too many unknowns for both buyers and sellers.”

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

Steven Horseford

New York Hedge Fund Owns Nearly 3,200 Homes in Clark County, According to Property Records

LAS VEGAS, NV – A large hedge fund based out of New York is the single-largest owner of homes in Clark County at nearly 3,200 units, according to the county’s property records.

Pretium Partners, a hedge fund that manages over $55 billion in assets, is the owner of Progress Residential, a home rental property management company that – as of the end of February, 2025 – owns 3,190 homes in the county, as per officially-confirmed data.

But that number could, in fact, potentially be higher, as typically real estate investors make it difficult to track their dealings by buying properties under the guise of various limited liability companies (LLCs), often with different-yet-similar names. For example, according to Clark County records, at least five of LLCs that have purchased property contain the word “Progress” in their name.

When contacted by local media about the true scope of their stake in Clark County, representatives for Pretium refrained from giving an exact number of the homes it owns, but claimed that it is fewer than 4,500.

U.S. Rep. Steven Horsford (D-NEV) said that corporate and Wall Street-backed investors have snatched up thousands of homes in both Southern Nevada and throughout the nation – mainly targeting starter homes and low-income communities – thereby reducing overall affordable stock and making the dream of homeownership harder for average people to obtain.

Studies indicate that, by the end of 2023, approximately 15 percent of Clark County’s housing stock – and nearly 25 percent in North Las Vegas – was owned by investors.

These predatory practices led by these Wall Street-backed hedge funds are acquiring more properties, pricing out Nevadans and their ability to own their own home,” Horsford said.

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

Lake Las Vegas

150+ Homes in Las Vegas Valley Purchased by Wall Street Investment Firm in 2024

LAS VEGAS, NV – Over 150 single-family homes were purchased in the Las Vegas Valley throughout 2024 by a real estate investment firm backed by Wall Street, according to property records.

The Greenwich, Connecticut-based firm in question, Starwood Property Trust, bought 151 homes in the valley in October for a combined $58.2 million, spread out over three separate transactions. The homes are located in several different communities across the valley, including North Las Vegas, Henderson and the southwest and northwest valley.

Starwood Property Trust will be turning most of these valley-based properties into rental units, as the mammoth firm – worth an estimated $6.45 billion – currently owns numerous rental homes throughout the United States.

Kristi DesJarlais, Senior Vice President of Communications and PR for Invitation Homes – the largest owner of single-family rental homes in the United States, owning 84,000 in 16 markets as of July 2024 – confirmed that the Dallas, Texas-based firm would be serving as property manager for an as-yet unknown number of the new homes acquired by Starwood Property Trust late last year.

Previously, in 2023, Starwood sold 264 homes that it owned in the valley to Invitation Homes in a deal worth $98 million.

The acquisitions by Starwood Property Trust are part of an ongoing phenomenon where hedge funds and corporate landlords backed by Wall Street – in addition to affluent investors – have been responsible for a rash of purchases of single-family homes across the country in recent years that they then typically utilize as rental properties. However, experts say this has been contributing to a shortage of affordable housing for families, in addition to being responsible for a rise in rental rates as well.

At this rate, according to a study by MetLife Investment Management, by 2030 approximately 40 percent of all houses in the United States could be owned by Wall Street corporations.

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

Washington

Las Vegas Real Estate Experts Predict Boom in Luxury Purchases Under Incoming Admin

LAS VEGAS, NV – Southern Nevada real estate experts are discussing their opinions on how the industry may potentially shift and evolve over the course of the next four years, and many are predicting a boom in the number of luxury housing purchases in Las Vegas under the incoming administration.

Managing Director of RCLCO Real Estate Consulting, Gregg Logan, noted that Trump’s return to the White House could have serious impacts upon the housing market, due to his ties to real estate and the policies he implemented during his previous tenure as President that were deemed to be friendly to businesses. Trump’s calls for less regulation could prove to be a benefit as well, although other policies he supported in the past show that not all the changes he may implement could be beneficial, Logan said.

Trump’s potential influence on the real estate market is a mixed bag of potential influences. In Trump’s first term, the Tax Cuts and Jobs Act of 2017 temporarily boosted GDP growth, led to a short-term increase in corporate profits and spurred a rise in consumer spending and business investment,” he said. “But this disproportionately benefited the wealthy and corporations, with only modest wage gains for most workers. Meanwhile the tax cuts substantially increased the federal deficit, raising concerns about long-term fiscal sustainability. This time around his policy’s influences on inflation, a growing federal deficit and a tighter immigration policy could similarly lead to mixed results for the economy, overall, and real estate in particular, making adaptability essential for industry stakeholders.”

In addition to commercial real estate tax breaks and easing regulations governing the construction industry – which may very well stimulate the expansion of businesses and investments – Logan said that Trump’s proposed tax cuts favoring the wealthy will most likely result in a sharp increase in the number of luxury properties purchased during his admin, both in Las Vegas and nationwide.

Potential tax breaks for high-income individuals could increase demand for luxury properties, as wealthy investors may pursue high-end real estate assets,” he said. “If Trump’s tax policies favor high-net-worth individuals, luxury markets could experience a surge in activity.”

However, Logan said that Trump’s proposed tariffs on imported goods, along with tighter immigration policies, could potentially result in higher construction costs, a lower pool of workers and, consequently, the need for higher wages to supplement the workforce.

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

Investors

Since 2000, Corporate Investors Have Purchased Over 131,000 Homes in Las Vegas Valley

LAS VEGAS, NV – Since 2000, corporate investors have been on a buying spree in Southern Nevada, snapping up an astonishing 131,710 homes in the Las Vegas Valley to be utilized as short-term rentals, either privately or through online platforms such as Aidbnb and Vrbo, as per a new report.

Las Vegas exhibited the largest year-over-year increase in the number of home purchases on the part of investors in the entire nation – 27.6 percent – for the third quarter of 2024, according to Redfin economic research lead Chen Zhao, who notes that approximately 23 percent of all homes currently being bought in the valley are done so by investors.

Las Vegas is a particularly alluring city for investors because of its booming entertainment industry. We know from our agents that investors often buy and rent out multiple properties that immediately get filled by entertainment and service workers,” she said. “Las Vegas is also an Airbnb hotspot, so a lot of these home purchases turn into short-term rentals for vacationers or seasonal workers.”

Zhao said that in the valley, the activity of investors – defined as buyers backed by a corporation, a limited liability corporation or a family trust – has increased as of late due to recent rate cuts on the part of the Federal Reserve which are helping to lower home mortgage rates, as well as optimism in the real estate market stemming from the outcome of 2024 presidential election.

While it’s hard to pinpoint the exact reasoning behind the ebbs and flows of investor activity in Las Vegas, some folks this last quarter may have wanted to scoop up properties before the election since there was a fair amount of economic uncertainty surrounding the outcome,” Zhao said. “Rates were also lower in Q3, and while consumers didn’t respond because they were waiting for rate cuts, it’s possible that investors were more responsive.”

According to a study carried out by the University of Nevada, Las Vegas’ Lied Center for Real Estate, investors currently own at least 15 percent of all homes in the valley.

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