Last Updated on November 15, 2025 by Richard Williams
The Real Story on Henderson Vacation Rentals
I’ve been helping clients buy and manage investment properties here in Henderson for over a decade. When the Strip is busy, everyone gets excited about vacation rentals. But turning a Henderson home into a profitable shortterm rental isn’t as simple as buying a house and listing it on Airbnb. You need to understand our local landscape, from HOA battles to the real numbers behind that projected income chart.
Where You Can Actually Operate (And Where You Can’t)
This is the single most important factor. Henderson is not a freeforall for shortterm rentals. Many of our masterplanned communities, especially the newer ones, have Covenants, Conditions, and Restrictions (CC&Rs) that explicitly prohibit rentals of less than 30 days.
- Anthem & Seven Hills: These communities are largely offlimits for true vacation rentals. HOAs here are very active in enforcement.
- Green Valley: A mixed bag. Some older sections might allow it, but many subassociations do not. Due diligence is critical.
- MacDonald Ranch & Lake Las Vegas: You’ll find more flexibility here, but always, always get a copy of the HOA rules and have your agent verify permissions with the management company before you make an offer.
I’ve seen buyers get burned by assuming it’s allowed. The city of Henderson itself requires a business license for shortterm rentals, but the HOA rules are often the stricter gatekeeper.
Crunching the Real Numbers: Income vs. Reality
Let’s talk about rental income. Management companies might show you glossy projections, but a successful investment is built on conservative math.
Realistic Income: A wellpositioned 3bedroom home in a rentalfriendly community can generate significant revenue during major events like CES, Formula 1, and Super Bowl weekend. However, don’t bank on 100% occupancy yearround. Our “shoulder seasons”—the hot summer months and slower periods between events—see a dip. A realistic projection factors in these cycles, not just peak weeks.
The Hidden & Recurring Costs:
- Management Fees: Typically 2535% of the gross rental income. This covers marketing, guest communication, cleaning coordination, and restocking.
- HOA Fees: Can range from $50 to over $300 a month. This is a fixed cost whether the home is booked or not.
- Property Taxes & Insurance: Investment properties carry a different tax rate and require more expensive rental dwelling insurance.
- Utilities & Maintenance: You’re paying for highspeed internet, cable, electricity, water, and a constant cycle of wearandtear repairs.
- Capital Reserves: Set aside money for the bigticket items. That HVAC unit will need replacing sooner when it’s running 24/7 for different guests every week.
Choosing a Management Company: Your OntheGround Partner
Unless you live nearby and want a second job, you’ll need a property manager. This is your most crucial decision. A bad manager can destroy your profitability and your property.
When you interview potential companies, ask these specific questions:
- “What is your specific experience with shortterm rentals in Henderson?” (A company that mostly manages longterm rentals in North Las Vegas won’t have the right systems.)
- “What is your fee structure, and what does it include? Are there extra charges for marketing, booking, or emergency maintenance calls?”
- “How do you handle cleaning and inspections between guests? Can I see your checklist?”
- “What is your vendor network like for plumbing, AC, and pool service? Are they licensed and insured?”
- “How do you screen guests to minimize the risk of unauthorized parties?”
- “Can you provide me with contact information for two of your current Henderson vacation rental owners as references?”
One provider I’ve seen active in the Henderson market is Vacasa — but the management landscape changes frequently. Verify their current services, fees, and local team reputation before signing any contract.
My best advice? Search “Henderson vacation rental management licensed” and check the Nevada Real Estate Division to verify their license is active and in good standing. Then, get proposals from at least three different companies.
The Bottom Line for Henderson Investors
A vacation home in Henderson can be a fantastic investment, but it’s a business, not a passive piggy bank. Your success hinges on three things: buying in the right community where it’s permitted, running conservative financial projections, and partnering with a toptier, local management company.
Do your homework upfront. The excitement of buying is fun, but the due diligence is what makes you money. If you have the right property with the right team, you can build a strong, cashflowing asset just minutes from the world’s biggest tourist destination.