Nevada’s 2025 Short-Term Rental Laws: What Homeowners and Investors Must Know

Four years after Nevada passed Senate Bill 442, the short-term rental (STR) landscape is still evolving—and it’s reshaping how property owners, investors, and local governments operate.

From Las Vegas to Henderson, each jurisdiction has taken a different approach. Whether you’re investing or just exploring options, understanding local rules is essential.

🏙 The Las Vegas Effect: Strict Enforcement, Limited Access

Clark County has one of the strictest STR environments in the country. Here’s what owners must comply with:

• A limited number of licenses

• 1,000-foot spacing between rentals

• Safety and occupancy regulations

• High application standards and annual renewals

As a result, only a few hundred licensed short-term rentals remain active, compared to thousands before regulation tightened.

⚖️ A Divisive Debate: Neighborhood Protection vs. Property Rights

Supporters of STR regulation argue:

• Noise and safety issues needed enforcement

• Neighborhood integrity must be preserved

• STRs should contribute taxes like hotels

Opponents (including many small investors) argue:

• The rules favor hotels and large operators

• Property rights are being restricted

• STR income is a vital source of cash flow for working owners

📍 Where the Opportunity Remains

If you’re feeling boxed out by Las Vegas regulations, look just beyond city lines:

✔️

Henderson

• Clearer licensing path

• Investor-friendly zoning rules

• More lenient on owner-occupancy requirements

✔️

North Las Vegas

• Lower barriers to entry

• Shorter review timelines

• STRs supported in some residential zones

These markets offer legally viable and profitable STR strategies, especially near job centers and tourist zones.

✅ What to Do Before You Buy or Invest

1. Check local licensing caps and zoning rules

2. Verify HOA and neighborhood-level restrictions

3. Use a local agent (like HYDE Real Estate Group) with STR compliance experience

4. Consider backup plans (e.g., mid-term rental to travel nurses or professionals)

🙋‍♀️

FAQs: STR Rules in Las Vegas and Nevada

1. Is short-term rental legal in Las Vegas?

Yes, but heavily regulated. Clark County requires a license, spacing, and strict compliance. Only a few hundred legal STRs exist today.

2. Where is it easier to operate STRs?

Henderson and North Las Vegas currently offer clearer paths and fewer restrictions.

3. What if I already own a rental property?

You may need to convert to a mid-term or long-term rental if your area no longer allows STRs.

4. Are condos or HOAs impacted?

Yes. Many HOAs prohibit STRs, so always verify CCRs and community rules before you buy.

5. What kind of income can STRs still generate?

In legal zones, STRs can outperform traditional leases by 30–50%, especially near the Strip or stadiums.

6. Should I avoid STRs entirely?

Not necessarily—just invest where it’s allowed, licensed, and sustainable. The key is local guidance and due diligence.