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Henderson, CO

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STR Regulations for Henderson, Colorado

(Prepared for STR investors using provided city content)

Overview – Are STRs allowed?

  • Yes. Short-Term Vacation Rentals (STVRs) are allowed in Henderson, NV (Clark County), subject to city registration and ongoing compliance. Henderson adopted STVR regulations in 2019 with updates effective in 2020; they are permitted in residential zones and certain commercial/mixed‑use zones, with a required 1,000-foot radial separation between STVRs and a 25% cap on individually owned units in multi‑family buildings.

Note: The materials you provided pertain to Henderson, Nevada (Clark County). If you intended Henderson, Colorado, let me know and I’ll tailor the guide to Colorado’s state and local rules.

How to Start an STR Business in Henderson, NV

  • Confirm zoning and eligibility
    • STVRs are permitted in residential zones and certain commercial/mixed‑use zones.
    • Maintain at least a 1,000-foot radial separation from any other STVR.
    • If in a multi‑family building, no more than 25% of individually owned units may operate as STVRs.
  • Decide on structure and management
    • Owner‑occupied vs. investor‑owned; if using a manager, ensure a licensed Nevada property manager (NRS 645) if acting as the registered local contact.
  • Prepare required documents (see list below) and complete the self‑inspection checklist.
  • Take the City’s STVR certification class (property owner and registered local contact person).
  • Register online through the City’s portal; fees are per property and paid annually.
  • Notify surrounding properties within 10 days of registration approval (see regulation details below).
  • List the property with your city‑issued registration number on any advertisement or booking platform.
  • Set up transient lodging tax monthly filings and payments (13% combined rate); use the City portal and meet the 15th‑day deadline.
  • Operate in compliance with city standards (noise, trash/recycling, minimum stay, events prohibition, local contact responsiveness, safety equipment, and insurance).
  • Renew the registration annually and maintain compliance to avoid citations and potential suspension.

Documents, Permits, Licenses, and Guidelines Required for registration:

  • Non‑refundable STVR registration fee: $848 per property, paid annually from the approval date.
  • Completed City of Henderson STVR Property Self‑Inspection Checklist.
  • STVR Rental Registrant Statement (Acknowledgement Form).
  • STVR Certification Class Certificate (property owner and registered local contact must complete; licensed NRS 645 agents are exempt for the local contact role).
  • If using a licensed property manager as the registered local contact: NRS 645 Licensed Property Manager Certificate.
  • Current State of Nevada business license in the name of the property owner.
  • Entity/trust documentation:
    • LLC/trust documents evidencing authorization to register by a manager/officer or trustee.
  • Certificate of Insurance with general liability coverage of at least $1,000,000 (umbrella/excess permitted to meet minimums).

Advertising and platform requirements:

  • Any listing advertising rentals for fewer than 30 consecutive days must display the valid city‑issued registration number.

Forms and handouts (download from City site):

  • STVR Property Self‑Inspection Checklist
  • STVR Prohibition List
  • Good Neighbor Brochure
  • STVR Complaint Response Report
  • STVR Acknowledgement Form
  • STVR Appeal of Citation
  • City of Henderson Transient Lodging Tax Revenue Activities

City, County, and State Regulations City of Henderson (primary local authority):

  • Zoning and operational allowances
    • Allowed in residential zones and certain commercial/mixed‑use zones.
    • 1,000-foot radial separation between STVRs.
    • 25% cap on individually owned units in multi‑family buildings.
    • Bed and breakfast uses are not currently a permitted use.
  • Operational requirements
    • Two‑night minimum stay.
    • Events or any gatherings in STVRs are prohibited.
    • Noise monitoring devices must be in operation during the rental period.
    • Local contact must be able to resolve issues within 30 minutes of notification.
    • Security camera: front, street‑facing camera required unless the unit is within a multi‑family building.
    • Solid waste and noise controls apply per HMC chapters; include trash/recycling containers and collection schedule in guest rules.
    • Notification requirement: Within 10 days of registration approval, notify all properties within a 200‑foot radius of the STVR, providing the local contact’s information.
  • Enforcement
    • 24/7 complaint hotline: 702‑267‑3960 (report illegal STVRs or nuisances such as noise, trash, parking, occupancy).
    • Citation appeal process available via City forms.
    • Non‑compliance (including failure to remit transient lodging taxes) may lead to registration suspension and require cessation of operations until all obligations are satisfied.
  • Taxes
    • Combined transient lodging tax rate: 13% of monthly rental revenue.
    • Monthly Report of Tax Collected on Room Rentals due by the 15th of the following month (or first business day if the 15th is a weekend/holiday).
    • If remitted on or before the 15th, the STVR receives a 2% discount on the Las Vegas Convention and Visitors Authority portion of the tax.
    • Late filings incur penalties and interest; must be filed even with zero revenue.

County and State overlays (Nevada):

  • Nevada Revised Statutes (NRS 268.09795) provide enabling authority for municipalities to adopt and enforce STVR regulations (Nevada context).

Contact Information

Links to Source Pages (as provided)

Notes for Investors

  • Fees and requirements can change; confirm current fees and terms in the City portal before applying.
  • The separation and unit‑cap rules strongly affect site selection and portfolio planning—verify eligibility for each parcel.
  • If you intend to operate in a multi‑family building, coordinate with the HOA/management to confirm conformance with the 25% cap and any additional building‑specific rules.
  • If you need Colorado‑specific guidance, advise and I’ll update this guide with Colorado state and local requirements.

What do Airbnb hosts actually earn in Henderson?

Henderson hosts earn a median $28,471/year with $171 ADR and 74% occupancy.

Top performers pull in $42,635+ per year.

See the full Henderson market breakdown

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Henderson

Market Saturation Score

036912
High Saturation
8/ 12
months with declining YoY revenue
8–10 declining months: high saturation - supply likely outpacing demand.
View Full Henderson Market Analysis

Photos of Henderson

Overview of Henderson

Henderson is a small unincorporated community in Adams County, Colorado, set along the South Platte River in the broad agricultural plain northeast of the Denver metropolitan area. With a population of roughly a few thousand residents spread across a largely rural footprint, it carries a quiet, semi-rural character defined by open fields, river bottoms, and a handful of light-industrial and agricultural pockets. The community is best known for its easy access to the South Platte River corridor and as a launching point for visitors who want to explore the northern Front Range without the cost or congestion of staying directly in Denver. It lies roughly fifteen to twenty miles northeast of downtown Denver, making it a quick drive for travelers who want a more pastoral base.

A short drive north of Henderson, Barr Lake State Park is one of the area's most distinctive natural attractions, encompassing a large reservoir surrounded by wetlands and native prairie. The park is well known for its wildlife viewing, including heron rookeries, bald eagles, deer, and seasonal migratory birds, and it offers a roughly nine-mile multi-use trail loop around the water as well as fishing and small-boat access. From Henderson, the park entrance is typically only about ten to fifteen minutes away, making it an easy half-day outing for short-term-rental guests.

To the south, the Rocky Mountain Arsenal National Wildlife Refuge offers a different but equally compelling outdoor experience on a former chemical manufacturing site that has been restored into one of the largest urban wildlife refuges in the country. Visitors come for self-guided wildlife drives and short walking trails that wind through grasslands dotted with prairie dogs, and the refuge is also home to a managed bison herd that can often be seen from the auto tour route. The visitor area is roughly twenty to twenty-five minutes from Henderson by car.

A bit farther afield, downtown Denver sits about twenty-five to thirty-five minutes southwest of Henderson and provides a dense concentration of dining, breweries, professional sports venues, and cultural institutions, including the Denver Art Museum, the History Colorado center, and a walkable Union Station district. For guests willing to make a longer day trip, the foothills communities of Boulder and the entrance to Rocky Mountain National Park are accessible in roughly an hour to an hour and forty-five minutes, respectively, putting a wide range of Colorado experiences within reach.

Henderson's appeal as a short-term-rental base lies in this balance: a tranquil, river-adjacent setting with room to spread out, paired with quick access to a major urban core and a roster of outdoor destinations. Guests who want a quieter stay that still leaves Denver, Barr Lake, and the Front Range within easy reach often find it a practical and underrated alternative to staying in the city itself.

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