Every Las Vegas investor who has watched an Airbnb earn three nights of rent in a weekend has wondered whether short-term vs long-term rentals would pencil better. Sometimes the short-term path wins. More often, however, after the regulatory thicket and the operating costs, it does not. Below, this guide walks through the real math. It covers the current Las Vegas short-term rental rules. Clark County and the City of Las Vegas treat them differently, and Clark County’s licensing scheme is currently enjoined by a federal court. Finally, it shows where each model actually wins in this market.
First, a long-term rental delivers consistent monthly rent under a 12-month lease, governed by Nevada landlord-tenant law (NRS Chapter 118A). In contrast, a short-term rental delivers per-night revenue that varies with seasonality, events, and bookings. It is governed by Clark County or City of Las Vegas STR ordinances and by the federal tax treatment of lodging income. As a result, the two paths represent different revenue models, different cost structures, different legal regimes, and a different operational tempo.
Most Las Vegas single-family rental investors operate long-term. Short-term operators, on the other hand, are typically a separate category. In practice, they are often owner-occupiers or primary-residence hosts because of the regulatory framework discussed below.
Short-term rentals in Las Vegas are not lightly regulated. The rules differ depending on whether the property sits inside City of Las Vegas limits or in unincorporated Clark County.
Inside the city (see the City of Las Vegas Short-Term Rentals page), a short-term rental must be the owner’s primary residence. The owner must be present during the stay. The property is also limited to three bedrooms or fewer. A licensed STR must sit at least 660 feet from any other licensed STR and at least 2,500 feet from a major resort hotel. Operators need a Conditional Use Verification, a code-enforcement inspection, a short-term residential rental business license, $500,000 of liability insurance, and an annual fee of about $500. Meanwhile, the transient lodging tax runs roughly 13 to 13.38 percent, depending on whether the property sits inside the Primary Gaming Corridor.
In practice, this set of rules disqualifies most investment properties from City-of-Las-Vegas STR licensing. The owner-occupancy requirement is the hard line.
Under Assembly Bill 363 (2021), Clark County passed Chapter 7.100 of the County Code in June 2022 establishing an STR licensing scheme. Annual fees range from $750 (three bedrooms or fewer) to $1,500 (more than three bedrooms) plus a $150 safety inspection. However, the application window closed August 21, 2023.
As of January 2026, a federal court has enjoined Clark County from enforcing its STR licensing and penalty rules pending appeal. The County has voted to appeal. Meanwhile, the injunction prevents the County from requiring an STR license, issuing daily fines, declaring an STR a public nuisance, or recording liens, although the underlying ordinance still sits on the books. Consequently, the legal landscape may change again before this article ages out. Any operator considering an STR in unincorporated Clark County should confirm the current status with Clark County Business Licensing and qualified counsel before listing.
Henderson, North Las Vegas, and Boulder City each have their own STR rules. By contrast, Mesquite and Laughlin sit outside this article’s scope.
First, long-term rent in Las Vegas runs roughly $1,800 to $2,500 per month for a typical single-family rental. The figure depends on neighborhood and condition. That is 12 paid months a year on a 12-month lease with annual escalations. As a result, vacancy is the only timing risk.
By contrast, short-term revenue is gross-bigger and net-smaller. For example, a three-bedroom Las Vegas property in a strong submarket might gross $200 to $350 per night on average. At 65 percent annual occupancy, that produces roughly $47,000 to $83,000 of gross revenue per year. However, after the operating costs that long-term landlords do not pay, the net narrows.
After all of the above, a Las Vegas STR grossing $60,000 a year often nets $25,000 to $35,000. By contrast, a long-term rental at $2,200 per month grosses $26,400 and nets $19,000 to $22,000 after management, vacancy, maintenance, and insurance. The STR wins on net in a strong year. However, the gap is far smaller than the gross numbers suggest, and the operational tempo is a different sport.
Generally, long-term rentals are 12 phone calls a year, not 12 a week. By contrast, STRs require guest messaging, key transfers, cleaning coordination, restocking, and review management on a near-daily cadence. If the owner is not the operator, professional STR management eats a meaningful slice of the higher revenue.
Las Vegas STR demand is highly event-driven. For example, CES, NFR, Formula 1, Super Bowl, EDC, and major conventions drive premium pricing. Meanwhile, July and August soften because residential and business travel both dip in extreme heat. By contrast, a long-term rental has none of this swing.
Generally, long-term landlords screen one household for a year. By contrast, STR operators screen new occupants every few days, mostly through the platform. The platform handles initial vetting and provides a liability backstop. However, property damage from STR guests is more frequent than long-term tenant damage.
Typically, STR income is reported on Schedule C (active business) or Schedule E (passive rental). The choice depends on services provided and average stay length. Active STR operators may qualify for material-participation treatment, opening up loss deductibility that long-term landlords usually cannot access. Nevada has no state income tax, so the federal layer is the only layer. Owners should consult a CPA. After all, the active versus passive line matters more than most operators expect.
Typically, a long-term rental sells with a current lease and a paying tenant in place, or vacant if planned. By contrast, an STR sells either as a furnished STR-operating business or as a regular residential property. The STR-business sale carries a premium only if the buyer plans to continue STR operation. That depends on the regulatory landscape at the time of sale.
For the broader market context on rents and vacancy, see our 2026 Las Vegas rental market report. For the ROI math, use our Las Vegas rental ROI guide.
Inside City of Las Vegas, no. The ordinance requires the property to be the owner’s primary residence and the owner to be present during stays. Meanwhile, in unincorporated Clark County the licensing scheme is currently enjoined and the legal status is unsettled. Henderson and North Las Vegas each have their own rules. Verify the specific jurisdiction your address sits in before listing.
Yes, often decisively. Many Las Vegas HOAs prohibit short-term rentals in their CC&Rs even where the local government permits them. The HOA can enforce, fine, and in some cases initiate lien proceedings against an owner who runs an unauthorized STR. Read the CC&Rs before assuming the property is STR-eligible.
Operators must collect the transient lodging tax from guests and remit it to the appropriate authority. Inside the Primary Gaming Corridor in Las Vegas the rate is roughly 13.38 percent. Meanwhile, outside that corridor it is roughly 13 percent. Major platforms collect and remit some portion automatically. However, the legal duty remains with the operator.
Not while a long-term tenant is in possession. The lease controls the use of the unit during the term. However, at lease expiration the owner can terminate the periodic tenancy under NRS 40.251 and then convert use, subject to the licensing requirements above. For renewal mechanics, see our lease management overview.
In a few specific Las Vegas use cases, yes. However, for most investment properties, no. The net-of-everything advantage is smaller than the gross suggests, and the regulatory risk is asymmetric. A clean long-term lease in a stable submarket usually delivers more risk-adjusted return per hour of owner attention.
Reasonable. First, set up the entity, then get the licensing right for the specific jurisdiction, furnish modestly, and operate for a full calendar year before deciding. 1031 exchange treatment can hinge on whether the property is held for investment or for short-term lodging trade. Document use intent carefully from day one.
IRES manages long-term rentals only. However, for an investor weighing STR versus LTR, we provide a market rent analysis on the property at both use cases. We walk through the Clark County or City of Las Vegas regulatory path for the specific address. We give a defensible long-term net-income projection so the comparison is real instead of guessed. For more, see our full property management services overview. See our Las Vegas property management cost guide for the LTR side of the calculation.
For the full scope of how we manage Las Vegas rentals end to end, see our property management services.
IRES takes the stress out of property management. Whether it’s tenant screening, lease enforcement, rent collection, or just getting your time back, we’ve got you covered.
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This article provides general information about Nevada landlord-tenant law and federal fair housing requirements and should not be considered legal advice. For specific legal questions, consult a licensed Nevada attorney.