Las Vegas Short-Term Rentals 2026

Accuracy notice: Short-term rental law in Clark County and its constituent cities has been revised multiple times since 2020 and continues to evolve. Specific permit requirements, fines, and zoning prohibitions cited in this guide are flagged as [VERIFY: ...] where exact 2026 detail requires direct confirmation with the relevant city or county code-enforcement office before relying on any specific rule for an investment decision.

Short-term rental (STR) legality across the Las Vegas valley is jurisdiction-specific — Clark County, the City of Las Vegas, the City of Henderson, and the City of North Las Vegas each operate separate STR ordinances with different permit requirements, occupancy limits, and prohibited zones. Most single-family residential zones in the unincorporated Clark County now prohibit STR. The Strip-corridor condo-hotel buildings operate fully-legal nightly rental programs through their building structures. This guide breaks down the current rules by jurisdiction, the permit process where allowed, transient lodging tax remittance, and the neighborhood-by-neighborhood ROI math for investors.

Where Short-Term Rentals Are Legal in Clark County

Unincorporated Clark County: As of 2024-2025 ordinance revisions, most single-family residential zones in unincorporated Clark County prohibit STR under 31 days. The county adopted aggressive enforcement in response to neighbor complaints about party-houses in residential neighborhoods. Specific exceptions apply for certain commercially-zoned properties. [VERIFY: current_clark_county_str_2026] Always verify against the current ordinance at clarkcountynv.gov.

City of Las Vegas STR Rules

The City of Las Vegas operates a permit-required STR system with capped total permits available citywide. [VERIFY: current_LV_city_str_permit_cap_2026] The general framework requires: STR permit application, primary-residence certification (in some categories), liability insurance ($1M+ typical), 24-hour local responsible-party contact, parking compliance, occupancy limits typically based on bedroom count, and transient lodging tax registration with Clark County. Permit fees and renewal requirements vary by application year. [VERIFY: current_LV_city_permit_fees_2026] Reference: lasvegasnevada.gov code enforcement section.

City of Henderson STR Rules

The City of Henderson restricts STR to specific approved zones, with primary residential zones generally prohibiting STR under 31 days. [VERIFY: current_henderson_str_ordinance_2026] Where STR is allowed, the City of Henderson requires permit registration, liability insurance, occupancy limits, and local responsible-party contact. Henderson is generally the most restrictive STR jurisdiction in the metro — the city has been clear in public statements that the residential character of Henderson's master-planned communities is the policy priority over STR economic opportunity. Reference: cityofhenderson.com.

City of North Las Vegas and Boulder City

North Las Vegas operates its own STR permit system with rules separate from Clark County and the City of Las Vegas. [VERIFY: current_NLV_str_permit_2026] Reference: cityofnorthlasvegas.com. Boulder City is a separate small incorporated city with restrictive STR rules consistent with its no-gaming character. [VERIFY: current_boulder_city_str_2026].

STR Taxes — Transient Lodging Tax

Nevada imposes a Transient Lodging Tax on all stays under 28-31 days (the exact "permanent residency" threshold varies by jurisdiction). The combined state and local lodging tax rate in Clark County typically runs 12-14% in 2026. [VERIFY: current_transient_lodging_tax_rates_by_jurisdiction_2026]The tax is added to the guest's nightly rate and remitted by the property operator (or by the platform if Airbnb/VRBO has an automatic tax-collection agreement with the jurisdiction — verify per-platform). Failure to register and remit lodging tax can trigger meaningful penalties and back-tax assessments. STR operators should register with the Clark County Treasurer's Transient Lodging Tax division before listing the property.

Best Neighborhoods for STR ROI (Where Legal)

Top tier — Strip-corridor condo-hotel buildings: Vdara Residences, Trump International, The Signature at MGM Grand, Palms Place. These buildings operate full-service rental programs with professional management, consistent occupancy (Vdara typically runs 90%+ year-round per MGM Resorts public reporting), and built-in front-desk operations. Typical net yields 3.5-5.5% on purchase price after operator management fee (40-50% of gross), HOA, property tax, and operating expenses. Owner enrollment is optional but the structure works.

Mid tier — specific City of Las Vegas permit-approved properties: Where City of Las Vegas STR permits are available, single-family STR can produce strong returns in proximity to the Strip. Best fit: properties within 10 minutes of Las Vegas Boulevard with 3+ bedroom layouts that handle group bookings (bachelor parties, family gatherings, sports event groups). [VERIFY: current_LV_city_str_permit_availability_2026] ROI math depends entirely on current permit availability and ongoing compliance.

Lake Las Vegas resort residences: Some Lake Las Vegas waterfront condos in specific zones operate legal STR through building-level rental programs. The resort hotel anchors (Westin, Hilton) keep the area continuously activated for tourism — typical net yields 4-6% on STR-enrolled units. [VERIFY: current_lake_lv_str_zones_2026].

STR vs Long-Term Rental ROI Comparison

For most Las Vegas residential properties where both options are legally available, STR produces meaningfully higher gross yields than long-term rental but lower NET yields after expenses. Long-term rental (12-month leases, residential tenants) typical net yield: 4-6% on purchase price after expenses. Operating expenses run 15-25% of gross rent — property management, vacancy, maintenance, repairs. STR typical gross yield 8-12% on purchase price but operating expenses run 50-70% of gross — platform fees, cleaning between every stay (typically every 3-5 days), management fees if outsourced (typically 20-30% of gross), insurance, utilities (included in rent), supplies, and higher wear-and-tear maintenance. Net STR yield typically 3.5-6.5% after expenses. The STR upside is single-buyer flexibility (use the property yourself when desired) and tax-loss flexibility through Schedule C operator-of-trade-or-business treatment if material participation criteria are met.

The HOA Layer — Even Where City Allows STR

Even where city or county ordinance allows STR, the property's HOA may prohibit it through CC&Rs. Many Las Vegas guard-gated and master-planned community HOAs (Summerlin proper, parts of Henderson, MacDonald Highlands, Ascaya, Anthem Country Club) enforce minimum-stay restrictions in their CC&Rs — typically 30+ days, which effectively prohibits Airbnb-style nightly rental. The Strip-corridor residential-only towers (Turnberry Place, One Queensridge Place, Veer Towers, Sky Las Vegas, The Martin) similarly enforce 30-day minimums. The HOA can be more restrictive than the city/county rules but cannot be more permissive. Always read the HOA CC&Rs before counting on STR income from any property.

Strip Condo Tower STR Status — Quick Reference

For investors specifically targeting Strip-corridor condo STR, here's the quick reference by major tower as of 2026. STR-permissive (built-in rental programs): Vdara Residences (MGM Resorts rental program — 90%+ occupancy per public reporting), Trump International (full Trump Hotel Collection rental), Signature at MGM Grand (MGM rental program with non-gaming/non-smoking restrictions), Palms Place (Palms operator rental). Owners enroll units optionally and receive 50–60% of gross room revenue net of operator management fee. STR-restricted (30-day minimums in CC&Rs): Veer Towers, Turnberry Place, Turnberry Towers, Sky Las Vegas, The Martin, One Queensridge Place, Panorama Towers — all enforce minimum 30-day stays prohibiting Airbnb-style nightly rentals. Mixed-case: Allure Las Vegas allows some weekly minimums depending on the specific HOA section. [VERIFY: current_tower_str_policies_2026]

Can I run an Airbnb in Las Vegas in 2026?

Yes, with the proper permit — but rules vary significantly by jurisdiction. The City of Las Vegas, the City of Henderson, and unincorporated Clark County each operate separate STR ordinances with permit costs running $1,000-$1,800 annually. Penalties for unpermitted STR operation run $1,000-$10,000 per violation depending on jurisdiction. Strip-corridor towers like Waldorf Astoria and One Queensridge Place prohibit STR entirely via HOA CC&Rs regardless of city permit availability.

What are the City of Las Vegas STR rules?

The City of Las Vegas requires a Short-Term Residential Rental permit (annual renewal), business license, and life-safety inspection. The permit caps total STR density per planning area and enforces 1,000-foot proximity restrictions in some zones. Owner-occupancy requirements apply in certain residential zones. Permit fee runs approximately $1,000-$1,500 annually depending on category. Violations carry fines of $1,000-$10,000 per infraction.

What are the Henderson STR rules?

The City of Henderson requires a Henderson STR business license with annual renewal (approximately $1,200-$1,500 per year) plus a life-safety inspection covering smoke detectors, fire extinguishers, and emergency egress. Henderson enforces 1,000-foot proximity restrictions between STRs in most zones. Many Henderson HOAs (Green Valley, Anthem, Inspirada, MacDonald Highlands) layer additional CC&R restrictions on top of city permit availability — typical HOA fines for unauthorized STR operation run $500-$2,500 per violation.

What are the unincorporated Clark County STR rules?

Unincorporated Clark County (most of the Las Vegas valley outside city limits) reopened its STR permit process in 2026 after a 2-year moratorium ending December 2025. The new permit process is strict: 1,000-foot proximity restrictions between STRs, owner-occupant requirements in some residential zones, and capped permit counts per planning area. Verify current availability before purchasing for STR investment.

How much does an STR permit cost in Las Vegas?

Las Vegas STR permit costs range from approximately $1,000-$1,500 annually for residential properties depending on jurisdiction and category. Henderson runs $1,200-$1,500. City of Las Vegas runs $1,000-$1,300. Unincorporated Clark County runs $1,200-$1,800. Add ~$500 for required life-safety inspection, $200-$400 for the business license, and any HOA review fees if your community requires HOA approval.

Which Las Vegas ZIP codes allow short-term rental?

STR availability varies dramatically by ZIP code based on jurisdiction, planning area density, and HOA rules. Suburban Henderson ZIPs (89052, 89074, 89014) have many HOAs that prohibit STR. Older Las Vegas central ZIPs (89102, 89107) generally allow STR with permit. Newer master-plan ZIPs (89135 Summerlin, 89178 Mountains Edge) often have HOA STR prohibitions. Always verify the specific home's HOA and ZIP jurisdiction.

Frequently Asked Questions

Are short-term rentals legal in Las Vegas?

Short-term rental legality in the Las Vegas valley varies by jurisdiction. Each of the four major Clark County jurisdictions (City of Las Vegas, City of Henderson, City of North Las Vegas, unincorporated Clark County) has its own STR ordinance with different permit requirements, occupancy limits, and prohibited zones. Most condo-hotel buildings on the Strip allow short-term rentals through their on-site rental programs. Single-family STR is restricted or prohibited in many residential zones. Verify jurisdiction-specific rules and current permit availability before purchasing for STR purposes.

Where is Airbnb banned in Las Vegas?

Most single-family residential zones in unincorporated Clark County (the largest land jurisdiction in the metro) prohibit short-term rentals under 31 days as of 2024-2025 ordinance revisions. The City of Henderson restricts STR to specific approved zones. The City of Las Vegas operates a permit-required STR system with capped total permits. North Las Vegas has its own permit system. Always verify the specific home address against the current ordinance at the jurisdiction's code-enforcement site before purchase. [VERIFY: current_str_ordinances_by_jurisdiction_2026]

How do I get an STR permit in Las Vegas?

STR permit process varies by jurisdiction. Generally, applicants must register the property, pay permit fees, certify primary residence status (if required), maintain liability insurance ($1M+ typical), establish 24-hour local responsible-party contact, comply with occupancy and parking limits, and remit transient lodging taxes. Permit fees and ongoing renewal requirements differ by city. [VERIFY: current_permit_application_processes_and_fees_2026]

What taxes do I pay on Las Vegas STR income?

Las Vegas STR income is subject to federal income tax (operator reports rental income on Schedule E or Schedule C). Nevada has zero state income tax. STR operators must collect and remit transient lodging tax — the rate varies by jurisdiction (typically 12-14% combined state and local) and is added to the guest's nightly rate. Some platforms (Airbnb, VRBO) collect and remit transient lodging tax automatically through their tax-agency agreements with Clark County; verify whether your platform handles this or whether you remit directly. [VERIFY: current_transient_lodging_tax_rates_2026]

Which Las Vegas neighborhoods have the best STR ROI?

STR ROI is highest in jurisdictions where STR is fully legal with active permit availability and where guest demand is highest. Top categories: (1) Strip-corridor condo-hotel buildings (Vdara, Trump International, Signature at MGM Grand, Palms Place) — fully legal STR through building rental programs, professional management, consistent occupancy. (2) Lake Las Vegas waterfront condos in approved zones. (3) Specific City of Las Vegas permit-approved single-family near the Strip. Net STR yields vary widely — typical actuals run 3.5-6.5% on purchase price after HOA, taxes, management fees, and operating expenses. Verify actuals (not pro-formas) before underwriting an STR purchase.

Can I run an Airbnb in a Las Vegas HOA community?

Even where city/county ordinance allows STR, the property's HOA may prohibit it. Many Las Vegas guard-gated and master-planned community HOAs (Summerlin, parts of Henderson, MacDonald Highlands, Ascaya) enforce minimum-stay restrictions (typically 30+ days, effectively prohibiting Airbnb-style nightly rentals) in their CC&Rs. Always read the HOA CC&Rs and confirm STR policy with the HOA management before purchasing any home where STR income is part of your investment thesis. The HOA can be more restrictive than the city/county rules but cannot be more permissive.

Has Las Vegas STR law changed recently?

Yes. Clark County and the cities of Henderson, Las Vegas, and North Las Vegas have all revised STR ordinances multiple times since 2020 in response to neighbor complaints, party-house incidents, and enforcement challenges. The trend has been toward more restrictive rules, more aggressive enforcement, and stricter permit caps. STR rules in 2026 are materially different from 2020 rules. Verify current 2026 ordinances before relying on any historical STR market data. [VERIFY: current_2026_ordinance_revisions_history]

What licensing do I need for an STR in Henderson vs unincorporated Clark County?

City of Henderson requires a Henderson STR business license (annual renewal) plus inspection for life-safety compliance (smoke detectors, fire extinguishers, emergency egress). Unincorporated Clark County (most of the Las Vegas valley outside city limits) had a moratorium on new STR permits through 2025 and reopened with a strict permit process in 2026 — including 1,000-foot proximity restrictions between STRs, owner-occupant requirements in some zones, and capped total permit counts per planning area. City of Las Vegas has its own separate STR ordinance. Always verify current rules at the specific jurisdiction before purchasing for STR investment.

About Chris Nevada

Chris Nevada leads Nevada Real Estate Group. For STR-focused investment property search and current jurisdiction-specific rule verification, call (702) 637-1759. NREG · 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148. Investors note: Always confirm current STR rules with the relevant city or county code-enforcement office before purchase. STR ordinances change frequently and historical guidance can become outdated quickly.