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Investor-friendly real estate agents in Las Vegas, NV
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Get matched in Las VegasVetted investor agents across the Las Vegas metro
Las Vegas is a growth market, not a cash-flow market. Typical home values in the Las Vegas-Henderson-Paradise metro are about $423,000 and typical rent about $1,730, which works out to about 0.41% a month, well under the 1% rule. Prices are about 5% below their August 2022 peak and down about 3% over the past year, and rents have been flat. The long-run story is strong: the metro grew about 23% from 2010 to 2025, more Americans have moved in than out every year since 2012, and jobs are about 12% above 2019. The catch is that the economy leans on tourism, which cost the metro about 12% of its jobs in 2020. Nevada is generally landlord-friendly, with no rent cap in state law. Short-term rentals are tightly limited: the City of Las Vegas only licenses owner-occupied STRs, and Clark County's application window closed in 2023. Our vetted agent partners work in Las Vegas and Henderson.
Investor purchases across Las Vegas and Henderson, underwritten on today's rents and a long-term rental plan, since most of the valley sharply limits short-term rentals.
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Is Las Vegas worth investing in? The long-term trends
People, jobs, rents and prices for the Las Vegas-Henderson-Paradise metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 1,951,593 |
| 2011 | 1,956,909 |
| 2012 | 1,980,175 |
| 2013 | 2,004,126 |
| 2014 | 2,036,053 |
| 2015 | 2,075,751 |
| 2016 | 2,113,943 |
| 2017 | 2,152,772 |
| 2018 | 2,194,265 |
| 2019 | 2,236,975 |
| 2020 | 2,275,833 |
| 2021 | 2,296,793 |
| 2022 | 2,323,145 |
| 2023 | 2,351,008 |
| 2024 | 2,385,746 |
| 2025 | 2,407,226 |
View data table
| Period | Value |
|---|---|
| 2011 | -4,931 |
| 2012 | +11,568 |
| 2013 | +11,955 |
| 2014 | +20,037 |
| 2015 | +25,828 |
| 2016 | +27,729 |
| 2017 | +29,131 |
| 2018 | +35,805 |
| 2019 | +32,054 |
| 2020 | +28,502 |
| 2021 | +14,129 |
| 2022 | +16,202 |
| 2023 | +5,078 |
| 2024 | +11,931 |
| 2025 | +8,465 |
View data table
| Period | Value |
|---|---|
| 2010 | 803,500 |
| 2011 | 808,100 |
| 2012 | 825,000 |
| 2013 | 849,400 |
| 2014 | 883,400 |
| 2015 | 918,800 |
| 2016 | 949,200 |
| 2017 | 977,300 |
| 2018 | 1,007,000 |
| 2019 | 1,036,900 |
| 2020 | 914,700 |
| 2021 | 987,900 |
| 2022 | 1,083,400 |
| 2023 | 1,124,100 |
| 2024 | 1,146,500 |
| 2025 | 1,158,800 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $1,009/mo |
| Dec 2016 | $1,049/mo |
| Dec 2017 | $1,119/mo |
| Dec 2018 | $1,200/mo |
| Dec 2019 | $1,262/mo |
| Dec 2020 | $1,350/mo |
| Dec 2021 | $1,659/mo |
| Dec 2022 | $1,651/mo |
| Dec 2023 | $1,678/mo |
| Dec 2024 | $1,705/mo |
| Dec 2025 | $1,711/mo |
| Sep 2026 | $1,732/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $138,757 |
| Dec 2011 | $123,773 |
| Dec 2012 | $135,911 |
| Dec 2013 | $178,712 |
| Dec 2014 | $194,641 |
| Dec 2015 | $209,550 |
| Dec 2016 | $221,002 |
| Dec 2017 | $254,039 |
| Dec 2018 | $289,153 |
| Dec 2019 | $296,349 |
| Dec 2020 | $314,218 |
| Dec 2021 | $386,058 |
| Dec 2022 | $422,889 |
| Dec 2023 | $417,711 |
| Dec 2024 | $440,402 |
| Dec 2025 | $431,893 |
| Sep 2026 | $422,654 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 17.3× |
| Dec 2016 | 17.6× |
| Dec 2017 | 18.9× |
| Dec 2018 | 20.1× |
| Dec 2019 | 19.6× |
| Dec 2020 | 19.4× |
| Dec 2021 | 19.4× |
| Dec 2022 | 21.3× |
| Dec 2023 | 20.7× |
| Dec 2024 | 21.5× |
| Dec 2025 | 21.0× |
| Sep 2026 | 20.3× |
Data retrieved October 16, 2026. Figures cover the Las Vegas-Henderson-Paradise metro area.
The numbers and rules that matter in Las Vegas
Zillow Home Value Index, Las Vegas-Henderson-Paradise metro, Sep 2026 (−2.6% YoY).
Zillow Observed Rent Index, all home types, Sep 2026 (+0.5% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values −2.6%, rents +0.5%.
Nevada landlord-tenant basics
Nevada's residential landlord-tenant law is in NRS Chapter 118A, and evictions for nonpayment run through the summary eviction process in NRS 40.253. It's generally considered landlord-friendly. The points investors ask about most:
- Security deposit (NRS 118A.242): the deposit, including any surety bond or last month's rent, can't exceed three months' rent. Return it, or an itemized written accounting, within 30 days after the tenancy ends. Wrongful withholding can cost up to the full deposit plus an equal amount.
- Nonpayment (NRS 40.253): serve a 7-day notice to pay rent or quit, counted in judicial days (no weekends or court holidays), delivered by a constable, sheriff, licensed process server or an attorney's agent. Weekly tenants get a 4-day notice. The tenant can contest by filing an affidavit with the court before the deadline.
- Rent increases (NRS 118A.300): state law doesn't cap the amount, but you must give 60 days' written notice before the first higher payment (30 days for tenancies shorter than a month).
- Entry (NRS 118A.330): give at least 24 hours' notice and enter at reasonable times during normal business hours, except in an emergency or with the tenant's consent.
Short-term rental rules in the Las Vegas Valley
Which rules apply depends on whether the property is in the City of Las Vegas, Henderson or unincorporated Clark County (which includes Paradise, Spring Valley and Enterprise). All three are restrictive. Under state law, an STR in an HOA community needs the governing documents' express permission.
- City of Las Vegas: a short-term residential rental license is $500 a year and only goes to the property owner, who must live on site during rentals. The home can have no more than three bedrooms and must be at least 660 feet from another STR and 2,500 feet from a resort hotel. You also need $500,000 of liability insurance, a 24-hour emergency contact, and to disclose every platform you list on.
- Unincorporated Clark County: the county's application window closed on August 21, 2023. Licenses are capped at 1% of housing units in each area, each owner can hold only one in residential areas, licensed STRs must be 1,000 feet apart and 2,500 feet from resort hotels, and the license number has to appear in every ad. The county excluded Summerlin because its covenants prohibit STRs.
- Henderson: owners must register every short-term vacation rental annually, carry at least $1,000,000 in liability insurance, hold a Nevada state business license, complete a city-approved certification class and pay transient lodging tax monthly. STRs aren't allowed in apartment units, separation distances apply, and an owner can't have more than five registered properties per state business license.
- Don't buy for STR in the valley without confirming the specific address can be licensed. For most investors here, the plan is a long-term rental.
Last reviewed October 16, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Las Vegas metro; NRS Chapter 118A — Landlord and tenant: dwellings; NRS Chapter 40 — Summary eviction (NRS 40.253); Nevada Courts — Seven-Day Notice to Pay Rent or Quit; Civil Law Self-Help Center — Rent notices; City of Las Vegas — Short-term residential rental application instructions (2026); Clark County — Short-term rental units; Clark County — Short-term rental FAQ; City of Henderson — Short-term vacation rentals.
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About four hours down I-15, at more than twice the home prices and under much stricter California rent and eviction rules.
The other big desert metro nearby, under Arizona's landlord-friendly law, where cities can license STRs but not ban them.
Questions investors ask about Las Vegas
Which areas do your Las Vegas agents cover?
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Our vetted agent partners work in Las Vegas and Henderson, at Keller Williams and Windermere. Tell us your strategy, budget and target area and we'll match you.
Is Las Vegas a good market for cash-flowing rentals?
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Not at median prices with a mortgage. Typical rent-to-price in the Las Vegas metro is about 0.41% a month, well under the 1% rule, and rents have been flat for a year. Population and jobs keep growing, so investors here usually buy below median and hold for the long term, with reserves for a tourism downturn like 2020's.
Can I run an Airbnb in Las Vegas?
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Rarely as an investor. The City of Las Vegas only licenses STRs where the owner lives on site during rentals, with spacing and bedroom limits. Unincorporated Clark County closed its application window in 2023 and caps licenses. Henderson allows registered STRs with insurance, certification and spacing rules. HOA communities need express permission in their governing documents. Plan on a long-term rental unless your agent confirms the address can be licensed.
Is Nevada landlord-friendly?
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Generally, yes. State law doesn't cap rent increases (you give 60 days' notice), nonpayment cases start with a 7-day notice under Nevada's summary eviction process, and deposits can be up to three months' rent.
Can I invest in Las Vegas if I live out of state?
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Yes, and a lot of out-of-state investors do. Pick an agent who will walk properties for you, check HOA rules and rent comps, and connect you with a property manager.
What does it cost to get matched with a Las Vegas agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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