LAS VEGAS, NV – According to a recent interview with a noted real estate professional, the Las Vegas housing market – booming in recent years after laying in dormancy for over a decade – will continue to be fueled going into 2020 and beyond by a number of factors, not the least of which is how the region’s low home inventory will only help to increase overall demand.

The population of Las Vegas is increasing by as much as 50,000-60,000 people annually; that factor, combined with new home construction not keeping pace with demand, has resulted in shortages, especially in price ranges considered affordable to the average working Joe. In contrast, unlike the housing market, rental construction has been keeping pace with demand, resulting in more stabilized pricing.

Homes in Las Vegas at the $350,000 price range are attracting buyers in particular, given the fact that – due to steadily rising prices overall – homes at this price are becoming more and more rare. In recent years, skyrocketing prices of homes in Vegas have begun to raise affordability concerns, as previously Southern Nevada had been lauded for its low cost of living.

While still far more affordable when compared to the national average and especially neighboring states such as California, the cost of a median single-family home in Vegas has been getting to the point where it could potentially become an issue if prices maintain on this path. The $350,000 price range has become the magic bullet, so to speak, offering a balance between profit for sellers and affordability for buyers, especially for new transplants to the regions who have been lured there by job prospects born out of the newly-blossoming economy. In addition, loans for buyers – complete with low interest rates – are widely obtainable in Vegas, although the qualification process is said to be stringent due to the high rate of applicants. Thus, ultimately, getting a house at an affordable price in Las Vegas is a combination of patience and vigilance, in addition to being ready.

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 – Experts have recently noted that the Las Vegas real estate market has settled into a degree of stability that the region has not seen for 20 years, according to reports. This comes after a period of skyrocketing growth that followed one of the worst recessions Vegas has seen when the housing bubble burst in the mid-2000’s.

Greater Las Vegas Association of Realtors President Janet Carpenter recently stated that there are a number of factors that figure into this determination, including home price appreciation slowing to a more gradual rate than the region has seen in years. 

Sales and the amount of homes on the market has also approached a greater degree of synchronicity, reports say. In July, 3,159 single-family homes were purchased, representing an 8.8 percent increase from June yet only a slight decrease of 0.8 percent from the same time period one year prior. The median sales price of those homes was $303,000, showing only a dip of 0.3 percent from the previous month with an increase of 8.8 percent from July 2018.

As for the available inventory on the Las Vegas real estate market, 7,808 homes were for sale without current offers at the close of July, which represents over a 63 percent increase from 2018 but only a 0.1 decrease from June 2019.

Clearly, the market is falling into a more sustainable pattern than it has seen in some time, when a previous lack of inventory coupled with massive demand caused home prices to swell at a record rate that many experts feared would lead to affordability concerns down the road. This was a major concern, as Vegas was often seen as a more affordable alternative to neighboring states such as California, where the escalating cost of living was actually driving some residents out. 

However, a greater amount of homes on the market are helping to reign in skyrocketing home price growth and are giving potential home-buyers more options, leading to an overall more stable marketplace for Las Vegas’ future.

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 reports, despite the fact that rental prices for apartments in the Las Vegas area have increased over the past 12 months more than any other major U.S. metropolitan area in the United States, the market is nonetheless still considered by experts as remaining quite healthy and affordable, especially compared to neighboring states such as California.

In a recently-released Zillow report, the median rent in Las Vegas for all property types was $1,435, which represents a 10 percent jump from the same period one year prior. However, local realtors are disputing this figure, noting that the median rental price is more around $1,100; this price is made possible by the fact that developers have been working long and hard over the past year to construct more apartments and condos to satisfy the rapidly-growing demand for affordable housing options in Vegas.

However, reports note, developers have not quite met housing demands as of yet; Clark County occupancy is currently at 95 percent, which is considered the hallmark of a healthy rental market, and further stability of the market would be ensured if more building was completed.

Experts say that Las Vegas’ prices are still considered a bargain, especially when compared to regions where rental prices have increased to points where the cost of living has become prohibitive, such as Seattle, Washington or California’s Bay Area.

Recognizing Las Vegas’ need to expand its rental options in order to further lower prices, developers have been hiring in droves in order to bolster their workforces; experts note that apartments can’t be built fast enough, and that the market has yet to completely recover from the lack of construction activity that took place in Vegas during the recession, a time when numerous projects where either abandoned or outright cancelled. 

Another factor that real estate experts say will be affecting the market in the near future is the impact that professional sports will have upon rentals in Las Vegas; once the Las Vegas Raiders NFL Football team begins hosting home games in the city at the start of their 2020 season, demand for rental units – which are typically cheaper than renting hotel suites for ten or more games per year – will likely increase even more as fans of the team flood the city on a regular basis.

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 – Lawmakers in Nevada have recently passed a number of new pieces of legislation that are aimed at governing certain aspects of the housing market in the state, such as the eviction process, defect claims on construction projects, and the development of affordable housing.

To start with, the state Legislature – currently under Democratic control – enacted a law to counter one passed four years ago when the lawmaking body was under Republican control. The new law enables victims that allege that a contractor has engaged in sub-standard construction work to have an easier process if they wish to sue said contractor for damages in court. Due to take effect on October 1, 2019, Assembly Bill 421 enables customers of a contractor to report alleged defects in housing and building development projects in “reasonable detail” when presenting a notice to the contractor; previously, the law in place was more exacting, requiring “specific” and “exact” levels of detail. In addition, plaintiffs now have 10 years in which to file a lawsuit against a contractor, as opposed to the six years allotted under the old law.

Next was a new law aimed at potentially providing a boost to the construction of affordable housing for Nevada residents of limited financial means. Due to go into effect on July 1, 2019, Senate Bill 103, gives local municipalities the ability to apply discounts on some of the fees that are typically levied on affordable housing projects. In addition, Senate Bill 448 – due to come into force on January 1, 2020 – adds to the support of affordable housing construction by allowing Nevada officials to provide financial assistance to new projects with the ability to issue transferable tax credits in the amount of $10 million per year. 

State lawmakers are hoping that these bills will assist with the issue of affordable housing for low-income residents, which number at approximately 73,000, according to reports. Currently, developers construct about 1,000 units annually that are aimed at this population; these bills could increase that output to as much as 1,600 per year.

And finally, Senate Bill 151, due to kick in starting July 1, 2019, would increase protections for those renting properties by granting more time to tenants before they are able to be evicted by landlords for lack of payment on their rent; in addition, late fees for delinquent rent payments will be capped at five percent of the full amount of the tenants regular rent amount, and more time will be granted – seven business days, as opposed to the previous five –  for tenants to pay overdue rent to landlords to avoid eviction. Evicted tenants will also be allowed to enter their former dwelling to procure “essential” belongings, such as medicine, for up to five days.
Whereas the previous laws could be seen as overly favoring renters and developers, some are saying these new laws have swung the pendulum too far in the opposite direction, while others are applauding the new bills.

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.

Tax Cap Keeping Property Taxes, Cost-of-Living in Las Vegas Affordable

LAS VEGAS, NV – The news when it comes to Las Vegas real estate, day in and day out, mainly consists of the skyrocketing home prices and scant availability of properties for sale, resulting in a mad scramble for just about any home or condo that a buyer can get their hands on. It’s been like this for a while now due to Vegas’ booming economy and quickly-recovering job and housing market, but what is life in Southern Nevada like once you’re lucky enough to have finally gotten your hands on an abode? Will the cost of living – mainly, property taxes – prove to be yet another hurdle to deal with?

In a word, no. In more words…well, please read on.

Unlike other regions in the United States, such as New York, where high taxes are driving people out to greener pastures (financially speaking), Las Vegas features a strict property tax cap that assures homeowners that their costs will only incrementally increase from year-to-year, keeping their bottom lines manageable. In addition, the sale of a home in Vegas does not trigger a reassessment of the property for tax purposes, therefore the purchase price of any given home will not be adversely affected; this prevents property taxes from being a deterrent from any given property sale in the region.

The tax cap is currently set at three percent and ensures that property taxes can only increase that currently set amount – and not a penny more – in any given year. The cap is re-examined each year by the state, and features a variable rate; in recent year, the property tax cap in Las Vegas has been as low as one percent and as high as eight, although recent trends have seen the rate slowly increasing as if late.

An major advantage of the tax cap is the fact that it currently works hand-in-hand with the fact that most properties in Vegas received their most recent re-assessments at the end of the mid-2000’s recession, a time when property values were at an all-time low; while the market has bounced back and house values are the highest they’ve been in over a decade, the tax cap greatly prevents property taxes from increasing at the same speedy rate.

To really get a sense of how much cheaper the cost of listing in Las Vegas is, one merely has to look it Nevada’s neighbors to see how the other half lives; Mike Scanlin, CEO of IT company Born to Sellrecenly noted that his 2016 move from California’s Silicon Valley to Las Vegas saved him a small fortune in terms of property taxes.

“California has a nice climate, but the state income taxes, property taxes and property values drove me crazy,” he said. “You can make half as much in Las Vegas and save more money. In fact, the money I’m not paying in California state income tax is more than the mortgage on my 2,400 square-foot home.”

As you can see, the appeal to newly transplanted residents of living and working in Las Vegas isn’t just the economy, or the culture, or the job market, or the influx of new businesses and enterprises, or the booming real estate…it’s the quality of life and bang for your buck you can enjoy once you’ve arrived and settled down as well, allowing you to work less and enjoy life more while you’re at it.

Looking for information on the fast-growing Las Vegas real estate market? Current home prices? Las Vegas apartments, condos even area nightlife and entertainment expectations? Please feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – After the housing bubble in Las Vegas during the mid-2000’s there hasn’t been much of a need for construction workers, as numerous houses and properties – purchased by unlucky investors looking to turn a fast buck – found them sitting unused for the better part of a decade or more as the demand for homes seemingly dried up overnight. Fast-forward to 2017, and the rapidly growing and recovering economy of the Southern Nevada region is not only gobbling up those formally vacant dwellings and vacant lots, but demand is now such that the most sought-after employees in the state are not accountants or engineers, but – you guessed it – construction workers.

The numerous construction projects on the drawing board in Las Vegas have resulted in delays as companies far and wide have found themselves short on workers they need. Currently, demand for affordable housing and apartments in Vegas has resulted in a shortage of selection and skyrocketing prices, and companies have been working overtime to erect new dwellings in an attempt to keep up with demand and to help slowly draw those prices down to a more manageable level.

With work currently progressing on the $1.9 billion Las Vegas Raiders stadium, and an estimated $15 billion of construction projects already slated for the next decade, experts say that up to 10,000 workers are currently needed in order to get these projects up and running. In addition to housing, entertainment, retail, and other building projects have sprung up in recent months, including work on a 14-screen movie theater in North Las Vegas that represents a revitalization attempt of the beleaguered area’s economically-downtrodden downtown district.

In addition, construction in Southern Nevada may get an additional shot in the arm thanks to the innovation of two local businessmen; currently, a high amount of materials for house and building construction needs to be delivered into the region from other states or even other countries, but Father and son Barry and Jordan Yost are investing in a new company – Precision Tube Laser LLC – that may change all of that.

Currently, parts for heavy industrial power generating items such as solar towers and pressure vessels are typically constructed and imported from the Southern United States or Asia; however, with the help of state tax abatement in the amount of $89,000, Precision Tube Laser LLC is the new, proud owner of a $1.2 million laser tube cutting machine – the TruLaser Tube 5000 – that is capable of cutting tubing and other materials into shapes with a precision that standard hand-held, propane-based cutting torches are unable to approach. Without the wait and cost of having to order materials from factories hundreds or even thousands of miles away, construction projects in the Las Vegas area can get a head-start on projects that otherwise might be stuck in the mire until expensive imported parts finally arrive.

The arrival of companies such as Precision Tube Laser LLC into the local construction scene are likely to herald more such innovation in the region once their need is proven; it’s likely that other needs relevant to the Vegas construction community that are served via out-of-state sources will eventually be served in-house as well, leading to an even larger boost to local real estate, and in turn, the need for yet more construction workers. Industry analysts are encouraging those looking for work in Nevada to get the training needed to get involved, as the majority of positions needed in construction tend to pay well, and are expected to provide regular work well into the future as Las Vegas continues on its journey back to prosperity.

Need real estate information on the fast-evolving Las Vegas market? Thinking of relocating here? Maybe investing? Please feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – After the so-called pop of the housing bubble in the mid-2000’s and subsequent crash of the real estate market, the last year or so has seen a resurgence the likes of which have not been witnessed in quite some time, with a spike in the local Southern Nevada economy fueled by new businesses and jobs taking up residence in the region, in addition to rapidly-rising demand for housing and rental units. As always, demand sets ever-increasing value and prices; according to recently-published reports, property prices continued to climb as Las Vegas moves into a very real house shortage.

The report reveals that 4,297 properties – consisting of condominiums, townhomes, and single family homes – sold for premium prices on the open Las Vegas market during May of 2017. The median price range of houses that sold in the region during that month was $250,000; this represents a 3.3 percent increase from April ($249,000) and an increase of 13.3 percent from the same period of time one year ago.

The rise in prices and the heavy activity on the sales front, of course, only spells good tidings for the recovery of the Las Vegas economy and real estate market, especially if you’re an investor; however, it can also represent a significant hurdle for those on a budget looking to purchase a home for the first time in order to start a family. As an example, a recent article chronicled the efforts of Kierra Jemison, a single mother of four children, as she attempted to navigate the Las Vegas housing landscape for an affordable home for her family after being forced out of a previous rental. With a very strict budget – Jemison is looking for something with four bedrooms to the tune of $200,000 – she set out with a sense of hopeful anticipation, but soon found herself frustrated and demoralized after 30 house tours and five offers saw her no closer to her goal, as she found herself outbid at every turn in an incredibly competitive marketplace.

Very quickly, prospective first-time homeowners in Southern Nevada are finding it harder and harder to find a property under the $300,000 mark. New construction, however, looks to address the lack of housing and rental options; Lake Las Vegas, up until recently, was considered a lackluster investment in terms of real estate, yet it has recently seen a number of housing projects in the works, with as many as six developments stated to be completed and entered into the marketplace within the next year. However, while this will certainly help to address the scarcity of real estate options – Las Vegas currently has a two-month supply of homes on the market, whereas a balanced market typically has a six-month supply – the subsequent prices of these new developments stand to mirror the current marketplace. For example, one of the Lake Las Vegas developments in the works – CalAtlantic Homes Regatta Pointe – will feature homes in the mid-$300,000 range.

In the meantime, prospective homeowners on a budget, such as Kierra Jemison, will have to continue to fight it out with other like-minded individuals in a marketplace that is currently seeing explosive growth and expansion; however, with big-money investors in droves setting up shop in the region and real estate prices continuing to climb ever-higher, competition for affordable housing options will remain fierce.

If you’re looking to purchase a home here in the Las Vegas Valley, please feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Hitching themselves to a trend in Southern Nevada as a whole in recent months, North Las Vegas has begun an effort to revitalize large swaths of its real estate, especially in a northern area that had previously been plagued with drug dealing and violent crimes. The efforts will concentrate on development with a focus on senior and public housing options; in addition, major out-of-state businesses are setting up shop in the area, providing an influx of jobs and economic growth.

The North Las Vegas City Council recently approved a sweeping two-year development plan that would drastically alter the landscape of the region, with the goal being to attract retail and other businesses in order to spur the creation of jobs, kick off the local economy, and take advantage of the shortage of housing options in Las Vegas. A public 120-unit apartment building aimed at senior citizens – a project projected to cost a staggering $22 million –  is already underway on a 2.7 acre patch of land; this development will take the place of the Rose Garden, a complex slated for demolition that is situated west of North Las Vegas’ downtown area.

In addition, the Buena Vista – an apartment complex that was infamous for being the epicenter of drug dealing and violent crimes in the area – was purchased by the City of North Las Vegas approximately three years ago and subsequently razed to the ground, and plans are in the works that could see a variety of projects making use of the land, from safe, affordable housing options to retail. Assistance in North Las Vegas’ redevelopment efforts is being provided by the U.S. Department of Housing and Urban Development, which had previously bestowed a grant upon the city to aid in their outreach to the community as to how to proceed with their efforts.

Clearly, the shifting tide in North Las Vegas has companies sitting up and taking notice; chief among them being Amazon, the online retail giant, which is slated to open a fulfillment center in the area. The center – Amazon’s second in North Vegas – is already under construction; estimated to come in at 800,000 square feet and to ultimately employ over 1,000 workers and office personnel, hiring has already commenced on the initial 500 that will staff the complex while it gets ready for operation.

Other retailers are also clamoring to get a foothold in North Las Vegas due to the earnest efforts to develop it into a destination friendly to business and housing options; famed La Bonita supermarket will be opening a 55,000 square-foot establishment in Fiesta Plaza in downtown North Las Vegas. The lease, described as “long-term,” obviously signifies the confidence of La Bonita in the local economy to support a serious commitment in the community on behalf of businesses.

Offering a helping hand in an effort to expedite further business growth in the region, the City Council of North Las Vegas is taking steps to speed up the process of applying for – and receiving – building and construction permits. The plan consists of a self-certification program that architects and engineers can participate in; once certified via eight hours of classes provided at the City Hall, certified architects and engineers who submit their plans for audit will find the process greatly speeded up, reducing construction timelines and saving developers money.

These are but a few of the many initiatives in effect that are seeking to turn around the fortunes of North Las Vegas in an effort to turn it into a destination for businesses and families to live, work, and prosper, taking advantage of the real estate and economic boom that is currently taking root in Southern Nevada as whole.

LAS VEGAS, NV – As more and more construction projects are completed in an effort to address Las Vegas’ affordable housing crisis, apartment rents in Southern Nevada have dropped significantly, with a new report indicating a recent decrease of over four percent from 2024.

According to RealPage Market Analytics, apartment rents in September had plunged 4.1 percent year-over-year, which is quite a bit higher than the national average of 0.3 percent.

In the third quarter of 2025, the average rent of multifamily housing units in Las Vegas reached $1,451 per month; renters in the market have typically favored Class B and newer Class C properties for their cost-effectiveness due to affordability concerns.

Meanwhile, demand for apartments in Las Vegas continues to be fueled by its strong labor market and the steady influx of transplanted residents from outside of Nevada that it continues to attract.  

Large decreases in rent weren’t confined to Las Vegas, but instead was part of a broader West Coast phenomenon, where major metropolitan areas throughout that region noted the largest overall drops in the country in September. RealPage stated in their report that the cause was tied mostly to the market adjusting to national economic trends while absorbing new housing supply.

Las Vegas had previously been considered partially immune to national recession symptoms due to its economy being strongly propped up by its normally robust year-round tourism industry. However, Vegas has been recently experiencing a downturn in that regard as fewer people are traveling and spending money amid spiking inflation and the currently uncertain economic conditions in the country.

But despite the higher-than-average rent cuts in Vegas, they are not nearly at their highest points yet in recently recorded history; year-over-year drops reached 4.6 percent during the COVID-19 pandemic, and a whopping 10 percent in 2010 after the Great Recession hit.

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, NY – When choosing where to settle in the Las Vegas Valley, two names often stand out: Summerlin and Henderson. Both communities are among the most desirable places to live in Southern Nevada, attracting families, professionals, and retirees. Each area has its unique strengths, from well-planned neighborhoods and top-rated schools to lifestyle amenities and real estate options.

For anyone relocating to Las Vegas in 2025, understanding the differences between Summerlin and Henderson is key. With guidance from agents at Shelter Realty Property Management, you can explore a detailed comparison of home prices, amenities, schools, rental lifestyle, and community events to help you decide which area aligns best with your needs.

Overview of Summerlin and Henderson

Summerlin and Henderson are two premier communities in the Las Vegas Valley. Summerlin offers luxury living, scenic views, and a vibrant urban core, while Henderson provides diverse housing, family-friendly neighborhoods, and easy access to Lake Mead and urban conveniences.

Summerlin at a Glance

Summerlin is a master-planned community located along the western edge of Las Vegas, nestled against Red Rock Canyon. Known for its scenic views, golf courses, and vibrant downtown district, Summerlin offers a suburban lifestyle with modern conveniences. The community is divided into villages, each with distinct architectural styles and amenities.

Henderson at a Glance

Henderson lies southeast of the Las Vegas Strip and is Nevada’s second-largest city. It combines urban conveniences with suburban neighborhoods, offering easy access to Lake Mead, shopping districts, and family-friendly parks. Henderson’s size makes it diverse, with upscale master-planned communities like Green Valley Ranch and Inspirada, as well as more affordable housing options.

Real Estate Market Comparison in 2025

One of the most important factors for relocators is real estate. Both Summerlin and Henderson offer a mix of luxury homes, family residences, and rental opportunities. However, the pricing trends, inventory, and lifestyle differences shape buyer and renter decisions, with professional property management in Henderson NV ensuring that both investors and residents benefit from well-maintained and efficiently managed housing options..

Rental Market

Rental costs in Summerlin average between $1,800 and $3,000 per month, particularly for homes near Downtown Summerlin or golf communities. Henderson, by comparison, offers more affordable rentals between $1,600 and $2,600 monthly, with larger homes often available at competitive rates.

Key Insight

Summerlin tends to have higher price points, largely due to its exclusivity, new developments, and demand for lifestyle amenities. Henderson provides a wider spectrum of affordability, appealing to both first-time buyers and families upgrading to larger homes.

Lifestyle and Amenities

Summerlin and Henderson both offer outstanding lifestyle amenities. Summerlin is known for its trails, golf courses, and Downtown Summerlin’s shopping and dining, while Henderson highlights family-friendly parks, community centers, and proximity to Lake Mead for outdoor recreation and leisure activities.

Summerlin Amenities

Summerlin is often considered the benchmark for master-planned communities in Las Vegas. Highlights include more than 150 miles of trails for walking, biking, and running, multiple golf courses such as TPC Summerlin, Downtown Summerlin for shopping and dining, and proximity to Red Rock Canyon for outdoor enthusiasts.

Henderson Amenities

Henderson’s amenities reflect its balance between suburban and urban life. The city is home to parks and outdoor spaces like Cornerstone Park and the Henderson Bird Viewing Preserve. It also offers quick access to Lake Mead and Hoover Dam, a premier shopping hub at The District at Green Valley Ranch, and family-oriented recreational centers and sports complexes.

Schools and Education

Summerlin and Henderson both provide excellent education options within the Clark County School District. Summerlin features top-rated public, charter, and private schools, while Henderson is often praised for strong public schools, charter academies, and private institutions supporting family-focused learning environments.

Families relocating often prioritize education. Both Henderson and Summerlin offer strong schooling options.

Summerlin Schools

Summerlin is served by the Clark County School District (CCSD) and includes several top-performing public schools. Families also have access to charter and private institutions, such as Bishop Gorman High School. Summerlin schools are well known for academics, arts, and athletics, making them appealing for diverse educational needs.

Henderson Schools

Henderson schools also operate under CCSD and are often recognized for higher performance compared to other parts of Las Vegas. Charter schools like Pinecrest Academy and private schools such as Henderson International School provide families with additional quality options. Many neighborhoods are built with schools at their core, reinforcing Henderson’s family-friendly reputation.

Community Events and Lifestyle Culture

Summerlin fosters a vibrant lifestyle with farmers markets, outdoor concerts, and sports at Las Vegas Ballpark. Henderson emphasizes family traditions with events like WinterFest, performances at the Henderson Pavilion, and recreational activities near Lake Mead, creating strong community connections for residents.

Summerlin Community Culture

Summerlin thrives on community-driven events. Residents can enjoy seasonal farmers markets, cultural festivals, and concerts in the park. The Las Vegas Ballpark, home to the Aviators minor league baseball team, also serves as a centerpiece for entertainment and local pride.

Henderson Community Culture

Henderson places a strong emphasis on recreational and family-focused activities. The Henderson Pavilion hosts concerts and live performances, while events such as WinterFest celebrate seasonal traditions. Outdoor enthusiasts also benefit from the city’s proximity to Lake Mead for boating, hiking, and other adventures.

Comparative Analysis for Relocators

For relocators, Summerlin appeals to those seeking luxury living, strong schools, and access to Red Rock Canyon, though at higher housing costs. Henderson offers greater affordability, diverse neighborhoods, and family-friendly amenities, making it ideal for first-time buyers, growing families, and retirees.

For Families

Summerlin offers strong schooling and abundant parks, though housing comes at a premium. Henderson provides more affordable housing while still offering excellent schools and family-friendly amenities.

For Professionals

Summerlin provides easy access to the Strip and office hubs via Summerlin Parkway, along with coworking spaces. Henderson benefits from proximity to McCarran International Airport and major business corridors along I-215.

For Retirees

Summerlin offers luxurious retirement communities with golf and wellness facilities. Henderson provides quieter, affordable retirement neighborhoods with easy access to healthcare facilities and recreational outlets.

Frequently Asked Questions

• Is Summerlin more expensive than Henderson? Yes. Summerlin generally carries higher property values due to its location, master planning, and luxury amenities.

• Which area has better schools, Summerlin or Henderson? Both areas perform well, but Henderson schools are often rated slightly higher within CCSD rankings, while Summerlin offers a strong mix of private and charter options.

• Where is rental housing more affordable? Henderson typically offers more affordable rental options compared to Summerlin, particularly for larger family homes.

• Which community is closer to outdoor recreation? Summerlin borders Red Rock Canyon, making it ideal for hiking and nature lovers. Henderson offers access to Lake Mead for water sports and outdoor activities.

• Is Henderson safer than Summerlin? Both communities rank among the safest in the Las Vegas Valley, with well-managed neighborhoods and local police presence.

Choosing between living in Summerlin vs Henderson in 2025 depends on your lifestyle, priorities, and budget. Summerlin appeals to those seeking exclusivity, luxury homes, and proximity to Red Rock Canyon. Henderson, meanwhile, provides affordability, strong schools, and family-friendly neighborhoods with access to Lake Mead.

Both communities offer high quality of life, making them top destinations for relocators moving to the Las Vegas Valley. For personalized guidance on buying, selling, or renting in either area, contact Shelter Realty Property Management today to explore your options with a trusted local expert.

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 – Illustrating how rising prices in the United States are impacting the average family, a new study by the University of Nevada, Las Vegas’ Lied Center for Real Estate notes that homebuyers in Las Vegas need to be earning an annual salary of at least $119,000 in order to afford a home in the region’s current median price range, which is in the neighborhood of $400,000.

We compare the cost of single-family housing with wage data across 627 occupations to assess Southern Nevada’s paycheck-to-mortgage gap,” the study’s summary states. “With a median monthly housing cost of $2,975, a household must earn $119,012 annually to afford a median-priced home.”

The current median household income in Las Vegas is $80,028, according to the Lied Center.

The study singles out members of Las Vegas’ leisure and hospitality workers are being especially hard-hit by the high cost of housing.

To meet this mortgage threshold, a single-income household must earn an hourly wage of $57.22. However, only 6.1 percent of all occupations in Las Vegas pay at or above this amount,” Lied Center researchers say. “For a dual-income household, each earner must make at least $28.61 per hour, a wage achieved by only 46.6 percent of local occupations. The situation is especially dire for minimum-wage workers: a single-income household would need to work 191 hours per week, an impossible requirement given that there are only 168 hours in a week. For a dual-minimum wage household, each person would need to work 95.5 hours per week, the equivalent of nearly 2.5 jobs”

The study goes on to say that the lack of affordable housing options in Las Vegas could eventually interfere with the city’s currently strong business and economic growth.

This widening affordability gap may threaten Southern Nevada’s long-term economic development goals,” the study says. “Despite the region’s business-friendly environment, strategic location, and favorable tax structure, companies may hesitate to relocate or expand if local housing options remain economically out of reach for much of the workforce.”

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

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

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

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

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

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

As for the North Las Vegas project, the affordable housing complex – dubbed North & Valley – will be offering units to residents earning between 50 and 60 percent of the Area Median Income (AMI), and will take the form of two four-story buildings with a mix of one, two, and three-bedroom residences.

The first units of these projects are slated to be available to rent by the first quarter of 2026.

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