Las Vegas welcomed 41.7 million visitors in 2024, up 2.1% year-over-year, according to the Las Vegas Convention and Visitors Authority. Hotel average daily rates hit $193.16, and travelers stayed an average of 3.4 nights per trip. That sustained demand creates real opportunity for short-term rental hosts. The challenge is navigating two distinct regulatory systems, an active federal court case, and a competitive market with more than 22,000 active listings.
Key Takeaways
- Las Vegas attracted 41.7 million visitors in 2024, up 2.1% year-over-year (LVCVA, 2025)
- The market has 22,151 active STR listings; median annual revenue is approximately $27,273 (AirDNA and AirROI, TTM May 2026)
- The City of Las Vegas requires owner-occupancy and a $500 annual license; Clark County uses a lottery cap, currently blocked by federal court
- Nevada transient lodging tax runs 13-13.38% on stays under 31 nights, with no state income tax on rental income
- Top 10% of Las Vegas STR hosts earn $8,244 or more per month at 79%+ occupancy (AirROI, 2026)
Las Vegas STR Regulations Depend on Your Exact Address
City of Las Vegas properties operate under one licensing regime, while Clark County unincorporated areas follow a separate ordinance. As of December 2025, a federal court blocked most Clark County enforcement via a preliminary injunction, covering business licenses, distance limits, occupancy caps, and the sub-30-day rental prohibition. As of early 2026, only 209 Clark County permits had been issued out of roughly 2,940 allowed (Federal District Court, Nevada).
What this means for investors: Most of Summerlin, Henderson, North Las Vegas, and the suburbs immediately west and south of the Strip fall within Clark County unincorporated territory. Those areas are subject to the blocked ordinance, not City of Las Vegas rules. Verify your property’s exact jurisdiction before applying for any license. Check Clark County’s official STR page for current enforcement status, since the case continues and may resolve before you apply.
City of Las Vegas Requirements (Incorporated City Limits)
Properties within the incorporated City of Las Vegas must meet all of the following requirements for a Short-Term Residential Rental License:
| Requirement | Detail |
|---|---|
| Owner-occupancy | Host must reside at the property during each guest stay |
| Annual license fee | $500 |
| Distance from other STRs | Minimum 660 feet |
| Distance from resort hotels | Minimum 2,500 feet |
| Liability insurance | Minimum $500,000 |
| Max occupancy | 2 guests per bedroom plus 2 additional (10 total maximum) |
| Quiet hours | Noise must be inaudible at 50 feet from the property line |
| No special events | Parties, weddings, and similar gatherings are prohibited |
Non-compliance carries fines up to $1,000 per day. The city actively monitors Airbnb, VRBO, and other platforms for unlicensed properties. The application requires a Conditional Use Verification (CUV) from Planning and Zoning and typically takes 4 to 6 weeks. Full requirements are on the City of Las Vegas short-term rentals page.
Citation: The City of Las Vegas requires a $500 annual license, owner-occupancy during all guest stays, at least $500,000 in liability insurance, and a minimum 660-foot separation from any other licensed short-term rental. Maximum occupancy is 10 guests. Operating without a license carries fines of up to $1,000 per day. Source: lasvegasnevada.gov, 2024-2026.
Clark County Unincorporated Areas (Most Las Vegas Suburbs)
Under Chapter 7.100 of Clark County Code, enacted via AB 363 in 2022, Clark County capped STR licenses at 1% of single-family homes (roughly 2,940 units), with annual lottery-based issuance. As of early 2026, only about 209 permits had been issued through the lottery, with 300 applications denied and 276 pending.
In August 2025, U.S. District Judge Miranda Du blocked the ordinance’s platform liability provisions under Section 230. On December 22, 2025, a second preliminary injunction blocked enforcement of business licenses, distance restrictions, occupancy limits, trash rules, and the prohibition on stays under 30 days. The underlying ordinance remains valid, and the case continues. Any STR investor in Clark County should monitor the litigation before making licensing or purchase decisions.
For current details on Airbnb property management and the short-term rental landscape, our investment guide covers the platform and regulatory context.
How Much Do Las Vegas Short-Term Rentals Earn?
The median Las Vegas short-term rental generates approximately $27,273 per year, per AirROI data for the trailing 12 months ending May 2026, with an average daily rate of $268 and 39.5% occupancy. Airbtics reported a higher median of $45,000 per year over a different trailing period, reflecting differences in methodology and sample scope. Top 10% of hosts earn $8,244 or more per month.
Citation: AirROI data for the trailing 12 months ending May 2026 shows a Las Vegas STR average daily rate of $268, overall occupancy of 39.5%, and average annual revenue of $27,273. Rabbu and AirDNA data show 4-bedroom properties averaging $43,800 per year in gross revenue. Top 10% of hosts earn $8,244 per month or more at 79%+ occupancy (AirROI, 2026).
Revenue by Bedroom Count
| Bedrooms | Est. Annual Revenue | Est. ADR | Occupancy |
|---|---|---|---|
| Studio | $17,700 | $147/night | 43% |
| 1 Bedroom | $17,800 | ~$180/night | ~40% |
| 2 Bedroom | $19,300 | $236/night | 43% |
| 3 Bedroom | ~$30,000 | ~$275/night | ~40% |
| 4 Bedroom | $43,800 | $319/night | 38% |
Source: AirROI (TTM June 2025-May 2026), Awning/AirDNA rates and occupancy. The 3-bedroom figure is estimated from adjacent data points.
Seasonality matters significantly. March is the strongest month (roughly $4,206 average monthly revenue) driven by March Madness, spring breaks, and convention season. September is the weakest month (roughly $3,207 average monthly revenue). Pool properties and homes in family-friendly neighborhoods hold up better during the July and August heat. Properties near convention venues maintain stronger midweek demand year-round.
For investors focused on building passive rental income in Las Vegas, our guide covers how STR compares with long-term rental strategies.
Best Neighborhoods for Las Vegas Short-Term Rentals
Henderson and Summerlin consistently outperform other Las Vegas submarkets for STR occupancy and revenue. Henderson’s Green Valley and Lake Las Vegas see year-round bookings at $150-220 nightly with 70%+ occupancy. Summerlin draws families and business travelers at $180-250 nightly, though most guard-gated HOAs ban short-term rentals outright via CC&Rs (AirDNA market data, 2026).
Henderson (Green Valley, Lake Las Vegas): Strong occupancy year-round, lower neighbor-complaint rates than Strip-adjacent areas, and less regulatory complexity. Henderson falls under Clark County unincorporated jurisdiction, which means the December 2025 injunction currently applies.
Summerlin: Premium nightly rates of $180-250 and demand from youth sports tournaments and visitors to the Las Vegas Ballpark area. Most HOAs in Summerlin prohibit short-term rentals or require 30-day minimums. Guard-gated communities such as Red Rock Country Club, The Ridges, and The Paseos typically ban STRs entirely in their CC&Rs.
Downtown Las Vegas: Converted condos and lofts average $120-180 per night. Strong event-driven demand during Life is Beautiful, EDC, and New Year’s Eve. Midweek occupancy is softer, so properties here depend more on peak event calendars.
Near the Strip (Paradise and Winchester townships): High competition from hotel inventory, especially during off-peak periods when hotels discount aggressively. Average nightly rates of $100-160. Best suited for properties with genuine differentiators: private pools, large group capacity, or unique design.
What to avoid: Guard-gated communities valley-wide. Always read the CC&Rs before purchasing. HOA violations for unlicensed short-term rentals commonly result in fines of $500-1,000 per day, independent of any city or county licensing requirements.
See our Las Vegas rental investment guide for a full breakdown of submarkets by cap rate and rental yield.
Taxes on Las Vegas Short-Term Rentals
Nevada charges transient lodging tax on all short-term rental stays under 31 nights. The rate is 13-13.38% within City of Las Vegas limits and 10.5-13.38% in Clark County unincorporated areas, applied to the full listing price including cleaning fees. Airbnb and most major platforms collect and remit this tax automatically for Nevada hosts.
Stays of 31 nights or more are fully exempt from transient lodging tax. If you list on a platform that does not collect for Nevada, you must register with the Nevada Department of Taxation and self-remit. See the Airbnb Nevada occupancy tax help page for current platform-specific rules.
Nevada has no state income tax, which is a meaningful advantage over California and other origin states for investors comparing markets. Federal income tax still applies to rental income. Common deductions include mortgage interest, property taxes, insurance, management fees, cleaning costs, maintenance, and depreciation. Because short-term rentals with average stays under 7 days are often treated as active income rather than passive income under IRS rules, losses may be deductible against other income if you materially participate. Consult a CPA familiar with short-term rental taxation before filing.
For liability coverage that specifically covers short-term rental use, see our Nevada landlord insurance guide.
STR Performance Tiers: What Separates Top Earners
Most Las Vegas short-term rental hosts earn well below the market’s top performers. AirROI data for June 2025 to May 2026 shows the median host earns $2,504 per month at 41% occupancy, while the top 10% earn $8,244 or more monthly at 79%+ occupancy. The gap reflects pricing strategy, listing quality, and amenity differentiation.
Top-performing hosts share common characteristics: professional photography updated at least annually, dynamic pricing tools (PriceLabs, Wheelhouse, or similar), a 4.8-star or higher rating with response times under one hour, and at least one amenity that stands out in search. Bottom-quartile properties typically use static pricing, have flat or declining reviews, and compete on rate alone without any differentiating feature.
For strategies to maximize short-term rental profits as a landlord, our guide covers dynamic pricing, channel management, and amenity ROI.
Full-service property management fees for short-term rentals typically run 15-25% of gross revenue. For most owners without the time to manage guest communications, cleaning coordination, and pricing updates, that cost is recovered through higher occupancy and better rate capture.
Common Challenges Las Vegas STR Hosts Face
Regulatory uncertainty, HOA prohibitions, and intense competition are the primary obstacles for Las Vegas short-term rental operators. With 22,151 active listings across the market in 2026 (AirDNA), properties without differentiated amenities, professional pricing tools, or strong listing quality typically fall below the 40% occupancy threshold needed for positive cash flow.
HOA Restrictions: The most common reason investors cannot operate in their target neighborhood. Many master-planned communities prohibit STRs or require 30-to-90-day minimum stays. Always read the full CC&Rs before purchasing any property intended for short-term use. HOA enforcement is independent of city or county licensing, and fines can accumulate quickly.
Neighbor Complaints: Noise and parking violations generate most code enforcement actions in the City of Las Vegas. Establish clear house rules at booking, enforce quiet hours, and provide sufficient off-street parking. Some hosts install noise monitoring devices such as NoiseAware or Minut to detect problems before they become violations.
Regulatory Volatility: Both the City of Las Vegas and Clark County have tightened STR rules since 2022. The December 2025 federal injunction offers temporary relief in Clark County, but the underlying ordinance remains on the books. Budget for potential licensing disruptions, compliance costs, and the possibility that the injunction could be modified or lifted.
Market Competition: New properties enter the Las Vegas market constantly. Without a differentiated listing, new hosts often cut rates to compete, which compresses margins rather than building occupancy. Strong amenities (private pool, game room, EV charger, large group capacity), professional photography, and a proactive pricing strategy matter more here than in less saturated markets.
Maintenance Intensity: Desert climate and high guest turnover accelerate wear and tear, especially on HVAC systems, pool equipment, and flooring. Budget 10-15% of gross revenue for maintenance and replacements.
Understanding investment fundamentals like cap rate and cash flow analysis helps assess whether a specific property pencils as a short-term rental at current Las Vegas valuations and mortgage rates. Read more in our related guide: airbnb las vegas rules.
Frequently Asked Questions
Can I operate a short-term rental anywhere in Las Vegas?
No. Zoning requirements and HOA restrictions limit where short-term rentals can legally operate. The City of Las Vegas requires owner-occupancy and a minimum 660-foot separation from any other licensed STR. Clark County imposed a 1% license cap, though enforcement was blocked by federal court as of December 2025. Most guard-gated communities prohibit STRs via CC&Rs regardless of local law.
What does it cost to license a Las Vegas short-term rental?
The City of Las Vegas charges $500 per year for a Short-Term Residential Rental License, plus the cost of a Conditional Use Verification from Planning and Zoning. You also need at least $500,000 in liability insurance, typically $1,200-2,000 per year for a short-term rental policy. Clark County’s annual licensing fee structure was under legal challenge as of mid-2026.
How much tax do Las Vegas short-term rental hosts pay?
Nevada charges transient lodging tax on stays under 31 nights: 13-13.38% within City of Las Vegas limits and 10.5-13.38% in Clark County unincorporated areas, applied to the total listing price including cleaning fees. Airbnb, VRBO, and most major platforms collect and remit this tax automatically. Nevada has no state income tax on rental income.
What is the average nightly rate for a Las Vegas short-term rental?
Average daily rates vary by data source and trailing period. AirDNA reports a market-wide ADR of $284 (2026), while AirROI reports $268 for the trailing 12 months ending May 2026. By bedroom count: studios average $147 per night, 2-bedroom properties average $236 per night, and 4-bedroom homes average $319 per night, per AirDNA-backed aggregated data.
Is Las Vegas a good market for short-term rental investment?
Las Vegas receives a D+ investability grade from Airbtics, placing it in the lowest 39% of U.S. markets for STR yield. High supply (22,000+ active listings), hotel competition, and regulatory uncertainty weigh on returns. Median annual revenue of $27,273-$45,000 depends on the data source and period. A Rentastic analysis from July 2025 found that some Las Vegas properties at current purchase prices and 7% mortgage rates operate at negative monthly cash flow. Careful underwriting with current AirROI or AirDNA data is essential before purchasing.
