LAS VEGAS, NV – As per a newly-released report, the rent in the Las Vegas Valley is actually lower than other major metropolitan areas throughout the country with similar population sizes.
According to Zumper, as of the beginning of June 2025, the median price for a one-bedroom rental unit in Clark County was $1,250 per month, making it the most affordable area out of the five U.S. metros that are comparable in size and number of residents.
Meanwhile, the most expensive metro of that group is Denver County, Colorado, where the median rent is $1,512 per month, followed by Sacramento County, California with $1,500 per month, Travis County in Austin, Texas at $1,476, and Multnomah County in Portland, Oregon at $1,425.
In contrast, the next cheapest major metro after Las Vegas in terms of one-bedroom rent is Salt Lake County, Utah, at $1,230 per month.
When it comes to two-bedroom rentals, the current going rate in Vegas as of the start of June was $1,500, which is the same amount it was during the same period of time one year prior but a 3.2 percent decrease when compared to May 2025.
Zumper’s report shows a serious shift in overall patterns when it comes to rental prices nationwide, where numbers are either dropping or at the very least remaining flat in the majority of the major metro areas that they examined. One of the main reasons for this is likely due to the large number of apartment units coming into the market over the course of 2025, leading to a surge in inventory, according to Zumper CEO Anthemos Georgiades.
Even with ongoing economic uncertainty, the U.S. rental market continues to demonstrate striking resilience,” he said in a statement. “While the national rent rates are slightly down from last year, that softness is misleading. In the context of a historic wave of new supply, the limited decline in rents is a strong indicator of how powerful renter demand remains.”
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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – A short-term rental that has been operating in the east Las Vegas Valley has been amassing a growing pile of fines amid a plethora of code violations and multiple complaints by its surrounding community.
The property in question has drawn the ire of the neighborhood’s residents and Clark County code enforcement officials due to a series of large gatherings and loud, boisterous parties that have continued far into the early morning hours. The rental has been licensed to operate since September 2024, and since then it has been visited by code enforcement officers 21 times and been slapped with a total of $22,000 in fines.
The property continues to operate unabated despite the large fines levied against it due to the legal murkiness of its ownership, which is via a trust; this makes tracking down the actual entity behind it very difficult, and currently allows them to blatantly skirt the law in may instances.
For example, Clark County regulations mandate that no more than 10 guests can stay at any given short-term rental at a time. However, the owners of the east Las Vegas Valley rental in question openly advertises it as able to accommodate up to 16 guests, exceeding the limit by over 50 percent; in some cases, neighbors report even larger numbers in attendance.
Salem Ayoob, a resident in the neighborhood where the offending rental is located, recently appeared before the Clark County Commission to present documentation of the issues that the community has been forced to deal with on a regular basis, including large gatherings, parties, and heaps of trash.
Ayoob also criticized the County Commission for what he said was their lack of effort in enforcing the fines against the property, as well as their failure to follow through on regular inspections.
When we have different people coming, it’s a crap shoot. One weekend, it could be a dance team from California, but they’re still over the limit because that was 16 to 18 people. What we had for Electric Daisy Carnival was atrocious,” he said. “If the citations outweigh the money that’s coming in, then obviously anybody would cease and stop. Lack of enforcement and lack of frequency on citations and amount of citations has led the owner of the property to basically flaunt their nose and just keep going full steam ahead.”
Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS — The latest rental market figures are in, and local property owners may be in for a surprise. Zillow reports the average rent for all bedrooms and all property types across Las Vegas sits at $1,995 per month, a decrease of $105 year-over-year, as of August 5, 2025. Meanwhile, Zumper places the median rent – across all unit types – at $1,895 per month, representing a 2% annual increase.
Breaking It Down: House vs. Apartment Costs
For homeowners considering renting out a single-family residence, Zillow reports the average rent for a house in the Las Vegas Valley is significantly higher – $2,172 per month – compared to the average apartment rate of $1,525. Local rental newsletters add that single-family homes currently rent for about $2,200/month, while apartments are averaging closer to $1,400/month.
Overall average rents are slightly down, while median rents show modest growth.
Single-Family Wins
Renters pay noticeably more for standalone homes – roughly $2,200/month – making them lucrative for owners.
Size Matters
Bigger homes command higher rents: a 4-bed can fetch nearly $2,800.
Competitive Edge
With home rents exceeding averages, owners have room for premium pricing—if they position the property strategically.
(*Based on Data Provided)
Insights & Action Steps
Leverage the Single-Family Advantage: If a homeowner is listing a standalone property, positioning it as such – with targeted marketing and justified pricing – can yield premium rent.
Match Rent to Size: Tailor rental expectations based on bedroom count and amenities rather than just averages. A 3-bed listing deserves a higher benchmark.
While national headlines often paint the housing market in broad strokes, Las Vegas remains a unique rental landscape driven by tourism, steady population growth, and seasonal fluctuations. For property owners, the key takeaway is that market averages are only a starting point – your home’s actual rental value depends on its neighborhood, condition, amenities, and timing. Having a local property management expert conduct a free rental analysis can provide an accurate, data-driven estimate, helping you set a price that attracts quality tenants while maximizing your monthly income.
Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.
Joe Mcdermott is a journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Mcdermott helps keep a keen-eye on what’s happening in the Las Vegas Nevada community on behalf of Shelter Realty Inc.
LAS VEGAS, NV – A new study indicates that the number of senior renters in the Las Vegas Valley has jumped by a significant degree over the course of the past decade, with experts chiming in with several reasons as to why that may be the case.
Point2Homes, citing data from the U.S. Census Bureau, released a study this week that notes there has been a 33.7 percent increase in the number of renters in the valley aged 65 and older between the years of 2013 and 2023.
In contrast, the report said, renters in practically all other age groups decreased during the same period of time, with the largest decrease being 8.4 percent among those aged 18-24, followed by 5.1 percent among those 35-45, 4.8 percent among those 45-54, and 0.8 percent among those 55-64.
The only other age group that saw an increase in the number of renters during that time period was among those aged 25-34, with a 4 percent jump.
The increase in the number of senior renters in the valley over the last decade was higher than the national average, which was 29.4 percent, or 2.4 million people.
The author of the Point2Homes study, Alexandra Ciuntu, said the increase in senior renters in Southern Nevada is indicative of several factors that serve to make the region attractive to that particular demographic.
It highlights how Vegas is one of the most appealing and well-positioned areas to attract older adults with its warm climate, abundant senior communities, reasonably accessible health care, and amenities that support a lower-maintenance lifestyle,” she said. “It’s gradually become a standout destination for seniors who want more than just a place to retire, but rather a place to thrive.”
The national rise in senior renting, according to the report, can also be attributed to a need on the part of older Americans to downsize and simplify their lifestyles as they age.
Compared to 10 years ago, more seniors are stepping away from the burdens of home ownership (such as property taxes, repairs, and the complexities of downsizing) and, instead, using home equity or retirement savings to support alternative living arrangements,” the report said. “Some are moving closer to family, others are downsizing to cut costs, or renting simply to live on their own terms. Renting also provides flexibility for a growing number of older adults who remain in the workforce well into their 60s, allowing for job-related moves, seasonal living, or part-time relocation.”
Shelter Realty Property Management specializes in the areas of 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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – A group of short-term rental owners in Las Vegas have filed a federal lawsuit against both Clark County and the state of Nevada, claiming that restrictions imposed by both entities upon the rental owners in Southern Nevada are unconstitutionally violating their rights.
The lawsuit, filed in U.S. District Court in Nevada by the Greater Las Vegas Short-Term Rental Association (GLVSTRA) and several of its members, is seeking an injunction to block the county and state from enforcing short-term rental rules originally put into effect in September 2022, with only a handful of permits issued since then and a huge backlog still pending.
For many years, we have been attempting to work with our local and state politicians to come up with regulations that are fair for homeowners so that they can make ends meet. Every time that we have tried, they have made matters worse,” said GLVSTRA founder Jacqueline Flores. “As many people know, resort hotels are a powerful industry in this state and in the city and many [lawmakers] are beholden to the resort. hotel industry and they are the ones that are attacking property owners.”
The lawsuit – which Airbnb is reportedly expected to join – alleges that plaintiffs’ Third, Fourth, Fifth and 14th Amendment rights, as well as several sections of the Nevada Constitution, are being violated by residents being prevented from exercising their rights to lease their properties, depriving them of their livelihoods. The county’s extraordinarily slow process of issuing permits to renters – in addition to numerous burdensome regulations – is also a bone of contention named in the lawsuit as well.
Assembly Bill 363 was signed into law by the Nevada legislature in 2021, requiring municipalities to draw up regulations governing the short -term rental industries within their borders.
After approving a short-term rental ordinance in June 2022, Clark County had started a pre-application process for short term rentals in September 2022, with the deadline for submission having been August 2023. 1,169 of the pre-applications they received were deemed eligible and the homeowners that submitted them were subsequently allowed to submit a short-term rental license application.
However, the process of approving these applications has been a slow and arduous one that has found itself ensnared in red tape; as of today, a mere 175 licenses have been approved and 141 denied; 515 are still pending, drawing the ire of homeowners who say they are losing money every day they are forced to wait.
As a result, many homeowners are operating rentals with Clark County illegally; at current count, there are approximately 10,000 short-term rentals currently operating in Las Vegas, with the majority of them doing so without the benefit of a license.
Shelter Realty Property Management specializes in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
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.
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:
Neighborhood
Avg. Rent (3BR)
Vacancy Rate
Summerlin
$2,400
4.5%
Henderson
$2,200
3.8%
North Las Vegas
$1,800
3.2%
Paradise
$1,950
5.0%
Spring Valley
$2,100
4.0%
Enterprise
$2,250
4.2%
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?
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 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.
Joe Mcdermott is a journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Mcdermott helps keep a keen-eye on what’s happening in the Las Vegas Nevada community on behalf of Shelter Realty Inc.
LAS VEGAS, NV – According to a new report from real estate analytics company CoStar Group Inc., a historic wave of new apartments is currently hitting the Las Vegas Valley after recently finishing up development, although that number stands to lessen going forward as overall construction statistics are down year-over-year.
CoStar notes that about 4,600 multifamily apartment units have been completed and made available for rent over the past year, which have bolstered the overall number available in the valley to 193,129.
But with this latest glut of new apartments being made available for rent, now the most important thing, according to CoStar Market Analytics Associate Director Danny Khalil, is to get tenants into them.
It is fair to say that Las Vegas recently experienced a wave of deliveries, or project completions, and now the market is shifting to absorption, with less of an emphasis on active construction,” he said. “Apartments have come online throughout the Las Vegas Valley over past two years, particularly in and around Enterprise, Henderson, Spring Valley, and the far southern reaches of the metropolitan area. Central Las Vegas and the northwestern suburbs have also been no slouch either.”
Going back a bit further in time, Khalil noted, illustrates that from January 1, 2023, through April 30, 2025, approximately 13,000 apartments have been delivered throughout the valley, which represents a huge increase in developmental output.
Now the task shifts to absorbing this historic wave of supply and, for now, Vegas appears to be doing a great job at it,” he said. “Demand, measured in terms of net absorption, essentially matched new supply over the past 12 months and the vacancy rate moved down slightly, away from the double-digit territory that many Sun Belt markets find themselves in this year.”
However, as previously stated, construction on new apartments in Southern Nevada has slowed overall during the past year, so that level of output is assured not to be matched next year. For example, construction on only 342 multifamily units began during the first quarter of 2025, which represents a decrease of 25 percent when compared to the first quarter of 2024, when that number was 1,333.
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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – According to a new report released by tech real-estate marketplace company Zillow, rents have skyrocketed in Las Vegas over the course of the last several years, creating affordability concerns among some local residents.
Rents in Las Vegas have increased approximately 36 percent since 2020, with that jump influenced by numerous factors, including low inventory, increased demand, and inflation.
In fact, in order to comfortably be able to afford rent in Vegas, Zillow notes, a resident would need to be earing more that $72,000 a year, which again is about a 36 percent a jump of necessary income over the last five-year span of time.
Combine this with other rental expenses – such as needing to come up with the first month’s deposit and security – many residents are finding themselves struggling to affordably meet their housing needs.
According to Robin Crawford, Executive Director of Nevada State Apartment Association, the increase in housing costs have been consistently going up in Southern Nevada, with the situation exasperated by the advent of the COVID-19 pandemic, which served to increase housing demand and subsequently drive up prices.
My data sources show a 3 percent increase between last year and this year,” she said. “If you’re looking at a 4-year span, there were dramatic increases mainly during the COVID time.”
In fact, Nevada became one of the most popular states to transplant to throughout the pandemic, and still remains that way to this day. And while rents may have blown up in the last half-decade as a result, Crawford is quick to note that they still remain well below what much of the rent of the country is paying.
Our rents in Las Vegas and also in Reno and all over the state are lower than the national average,” she said. “In Las Vegas, the average rent price is $1,490.”
In contrast, Zillow reports that the national average rent is currently $1,850.
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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – With the number of homes being snatched up by Wall Street-backed hedge funds for use as rentals creating a very real housing crisis in Southern Nevada, state lawmakers are attempting to pass legislation aimed at curbing the volume of properties these investors can purchase.
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 corporate investors whose vast resources allow them to easily submit insurmountable bids on properties, pricing out middle-class buyers in the process, according to State Senator Dina Neal (D).
There are actual families who do want the American Dream,” she said at a Senate Judiciary Committee meeting last week. “They want to take their pharmacy job, they want to take their teaching job, and they want to translate that money into a mortgage. They want to own a home, and they’re not actually able to do that in this current market.”
To help address this issue, Neal has proposed Senate Bill (SB) 391, which – if passed and signed into law – would establish a corporate landlord home ownership registry to increase transparency, as well as limit the number of single-family homes that corporate investors can acquire. The bill passed the Judiciary Committee last week.
Neal had previously floated a similar bill in 2023 – that was vetoed by Republican Governor Joe Lombardo – that would have limited corporations to purchasing 1,000 housing units a year; SB391 is far more stringent, however, and would set that limit to merely 100 units per year.
Neal was inspired to lower that number based on a 2023 transaction where Starwood Property Trust sold 264 homes that it owned in the Las Vegas Valley to Invitation Homes in a single-day deal worth $98 million.
“I was like, I really need to drop this number because it’s amazing that someone in one day could buy 265 homes and not bat an eye,” 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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – Enforcement action and penalties against illegal short-terms rentals being operated within the Las Vegas Valley are being ramped up significantly going forward, according to an announcement by Clark County officials this week.
At a council meeting on Tuesday, Code Enforcement Manager Jim Andersen confirmed to the Clark County Commission that efforts to seek out and crack down on violators of short-term rental rules will now be a main focus of his department.
We’ve been reactive in our enforcement up to this point,” Andersen said. “We want to start doing proactive enforcement.”
Among the new aspects of enforcement implemented by the county include recovering fines levied against illegal rentals by means of a lien system.
In addition, the county will be hiring a company whose responsibility it will be to regularly comb through listings on platforms such as Airbnb, VRBO and others in order to root out short-term rentals that are operating without a license; Andersen referred to this as “a significant tool to gaining compliance.”
The county currently employs the Short-Term Rental Education Enforcement Team (STREET), a division originally founded in 2018 to identify and investigate illegal rentals; their goal, Andersen said, is to get homeowners to voluntarily comply with regulations via education. To date, STREET has investigated 5,724 cases, with 93 percent of them eventually closing without fines being levied; currently, the number of cases pending is 590.
Those who are found to be continuing to operate illegal short-term rentals following the initial STREET intervention face fines amounting to anywhere between $1,000 to $10,000 per day; as per the new rules introduced this week, those fines can be recovered by the county with liens on the property in question.
This news comes as Clark County is attempting to improve and speed up their oft-maligned process of approving short-term rental licenses, which critics have said has been far too slow. The county has only issued 174 licenses since August, with 515 still pending.
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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – Following months of delays and mounting frustration from homeowners missing out on income opportunities, Clark County officials have announced they are looking into ways to increase the speed of their short-term rental licensing process.
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 March 2025, a mere 175 licenses have been approved and 141 denied; 515 are still pending, drawing the ire of homeowners who say they are losing money every day they are forced to wait.
As a result, many homeowners are operating rentals with Clark County illegally; at current count, there are approximately 10,000 short-term rentals currently operating in Las Vegas, with the majority of them doing so without the benefit of a license.
Vince Queano, Clark County’s Director of Business Licensing, said that – in addition to several laws that are currently on the books that serve to hamstring the process – it takes county officials an average of one week to approve six rental units.
With over 500 [pending], just doing basic math, it would take about a year and a half [to process the backlog],” Queano said. “But then again, as we license each short-term rental unit, it creates that 1,000-foot buffer so there may be several hundred that may be denied in the future, which would make the licensing [process] overall shorter.”
Queano is proposing several changes to the process to potentially help make the approval process go faster and smoother, such as introducing a first-come, first-served system for applicants – as opposed to the previously-used random number generator – in addition to pushing back requirements that homeowners have wastewater connections and $500,000 in liability insurance at the time their application is approved, as opposed to when they first apply.
And finally, Queano suggests that the process could be sped up if short-term rental platforms got business licenses, although he did not name which companies he was referring to.
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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
LAS VEGAS, NV – A homeowner is suing a former tenant he claims had listed his property without his permission on Airbnb back in 2021, and in doing so incurred a whopping $180,000 fine imposed upon him by the city of Las Vegas for operating an unlicensed short-term rental within their borders.
Homeowner Xin Tao, who lives full-time in Oregon, originally bought the five-bedroom, two-bathroom property in the Glen Heather Estates neighborhood in June 2021 for $378,000 as a long-term rental investment property, and went on to lease it to Ryan Murphy in November 2021.
Murphy proceeded to list the home himself on Airbnb; Tao maintains this was done without his knowledge, although Murphy insists that he told his landlord about his short-term rental business, claiming at the time he was renting seven houses in Las Vegas for that purpose.
Following multiple complaints by neighbors over regular disturbances and other issues, Las Vegas authorities conducted over 10 inspections and ultimately Tao was hit with an initial fine of $2,132 in August 2021 for violating Las Vegas’ strict laws governing short-terms rentals within city limits, which include homeowners staying on-site with guests and that properties be at least 650 feet away from other rentals.
Tao unsuccessfully attempted to evict Murphy when he learned of the situation; since he believed the tenant should have been the one to pay the fine, he himself refused to do so. Murphy eventually vacated the property in September of 2023, and on October 5, 2023, Tao found the $180,000 fine notice taped to the home’s front door.
Unfortunately for Tao, Las Vegas’s short-term rental code imposes a $500 per day late fee penalty, by that point causing the fine to swell to $180,000, leading to the very real threat that Tao’s home could auctioned off to satisfy the debt, although Las Vegas officials have yet to go in that direction.
In response, Tao filed a lawsuit against the city of Las Vegas, with the lawyer representing him claiming the city never informed his client that he was accruing $500 per day in late fees for two whole years, denying him of his right to due process under the Nevada Constitution.
Now, this week, Tao has taken legal matters a step further, filing a lawsuit against Murphy himself, demanding he pay the $180,000 fine in addition to $15,000 in damages; the former tenant claims he didn’t know there were any issues.
Tao is also insisting on compensation from Airbnb, with his lawsuit contending that the platform neglected to properly vet Murphy to ensure he was the rightful person to rent out the home on their service.
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.
Christopher Boyle is an expert investigative journalist for SEARCHEN NETWORKS® and reports for independent news and media organizations in the United States. Christopher keeps a keen-eye on what’s happening in the Vegas real estate market on behalf of Shelter Realty Property Management
