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Henderson, NV

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STR Regulations for Henderson, Nevada

Executive overview: Short‑term vacation rentals (STVRs) are allowed in Henderson, Nevada, but they are heavily regulated. You must obtain city registration, carry specified insurance, complete a certification class, appoint a local contact, comply with operational rules (no parties/events, two‑night minimum, noise monitoring), and pay a combined 13% transient lodging tax monthly. Zoning, density, and separation rules apply, and enforcement is robust.

Are Short‑Term Rentals Allowed in Henderson, NV?

Yes. STVRs are permitted within Henderson, subject to the City’s registration and operational requirements. STVRs are defined as residential dwellings (or portions thereof) rented for fewer than 30 consecutive days. Henderson permits STVRs in residential zones and certain commercial/mixed‑use zones subject to siting rules (e.g., 1,000‑foot radial separation between units) and building‑type limitations (e.g., in multifamily buildings, individually owned units may operate only up to 25% of the building’s total units). Henderson’s rules also prohibit events/parties in STVRs and require a two‑night minimum stay. The City’s STVR framework is codified in the Henderson Municipal Code (HMC) and guided by Nevada Revised Statutes.

Key references:

  • Henderson STVR regulations: HMC 19.9.4.F, HMC 19.35 (Enforcement), HMC 19.37 (Terms Defined)
  • State authority for local regulation: NRS 268.09795

Source: City of Henderson STVR page (see References)

What do Airbnb hosts actually earn in Henderson?

Henderson hosts earn a median $54,563/year with $277 ADR and 67% occupancy.

Top performers pull in $84,907+ per year.

See the full Henderson market breakdown

How to Start a Short‑Term Rental Business in Henderson

  1. Confirm zoning eligibility
  • Verify your parcel’s zoning allows an STVR. STVRs are permitted in residential zones and in specified commercial/mixed‑use zones. If the property is within a multifamily building, only 25% of individually owned units may operate as STVRs.
  • Maintain the required 1,000‑foot radial separation between STVR units.
  1. Assemble required documents
  • City registration application (online portal).
  • $848 non‑refundable annual registration fee per property.
  • STVR Property Self‑Inspection Checklist (completed and signed).
  • STVR Rental Registrant Statement (Acknowledgement Form).
  • STVR Certification Class Certificate (property owner and registered local contact must complete; licensed NRS 645 managers/agents are exempt).
  • Current Nevada business license in the property owner’s name (see state section below).
  • Entity documents: Trust or LLC certification (as applicable) authorizing registration.
  • Certificate of Insurance evidencing general liability coverage of at least $1,000,000 (umbrella/excess may be used in addition to meet the minimum).
  1. Apply and register
  • Submit online through the City’s STVR portal. Ensure all uploads are legible.
  • The City will review and, upon approval, assign your registration number.
  1. Set up operations
  • Appoint a registered local contact who can respond in person within 30 minutes of notification.
  • Install and continuously operate noise monitoring devices during each rental period.
  • Install a front‑facing street camera (unless in a multifamily building).
  • Enforce a two‑night minimum stay and prohibit events/parties.
  1. Post‑approval obligations
  • Within 10 days of registration approval, notify all properties within 200 feet of your STVR with the local contact’s information.
  1. Taxes and compliance
  • Register for monthly transient lodging tax filing (HMC 4.48). The combined rate is 13% of gross rental revenue. File the Report of Tax Collected on Room Rentals by the 15th of the following month. Even zero‑revenue months must be filed.
  1. Renew annually
  • Renewal requires re‑submission of documents and fee. Maintain ongoing compliance to avoid suspension or revocation.

Sources: City of Henderson STVR page (see References)

Required Documents, Permits, Licenses, and Guidelines

City of Henderson STVR registration package:

  • Online application and payment ($848).
  • STVR Property Self‑Inspection Checklist.
  • STVR Rental Registrant Statement (Acknowledgement Form).
  • STVR Certification Class Certificate (owner + local contact; NRS 645‑licensed managers/agents exempt).
  • State of Nevada business license (property owner name).
  • Trust/LLC documents if owner is an entity.
  • Certificate of Insurance (general liability ≥ $1,000,000).

Zoning and development controls:

  • HMC 19.9.4.F (Standards and Regulations)
  • HMC 19.35 (Enforcement)
  • HMC 19.37 (Terms Defined)

State business license:

  • NRS 268.09795 authorizes local governments to require a business license for transient rentals.

Forms and handouts (downloadable):

  • City of Henderson STVR Property Self‑Inspection Checklist
  • STVR Prohibition List
  • Good Neighbor Brochure
  • Short‑Term Vacation Rental Acknowledgement Form
  • Short‑Term Vacation Rental Appeal of Citation

Operational and tax references:

  • Transient Lodging Tax Revenue Activities document
  • HMC Chapter 4.48 (Transient Lodging and Gaming Taxes)

Sources: City of Henderson STVR page (see References)

Specific Regulations — Henderson, County, and State

City of Henderson (key operational rules and requirements)

  • Zoning allowances: STVRs are permitted in residential zones and certain commercial/mixed‑use zones, subject to siting rules.
  • Separation: 1,000‑foot radial distance between STVR units.
  • Multifamily cap: Only 25% of individually owned units in a multifamily building may operate as STVRs.
  • Minimum stay: Two (2) nights.
  • Prohibitions: Events/parties and similar gatherings are prohibited.
  • Local contact: Must respond within 30 minutes of notification.
  • Monitoring and safety:
    • Noise monitoring devices required during each rental period.
    • Front‑facing street‑view camera required unless the property is in a multifamily building.
  • Good Neighbor Brochure: Must be distributed to guests.
  • Tax: 13% combined transient lodging tax; monthly filing due by the 15th of the following month; 2% discount on the Las Vegas Convention and Visitors Authority portion when paid by the 15th; late filings incur penalties and interest.
  • Non‑compliance: Failure to remit taxes or comply with HMC 4.48 may result in STVR registration suspension and must cease operations until all obligations are satisfied.
  • Enforcement: HMC 19.35 provides enforcement mechanisms, penalties, and appeal processes.
  • Advertising: Listings must include the City‑issued registration number.
  • Complaint hotline: 702‑267‑3960 (24/7).
  • Fees: $848 per property, paid annually; non‑refundable once submitted.
  • Map: A bi‑weekly updated map of registered STVRs and resort hotels is available; the City cautions the map is not an eligibility tool.

Clark County (unincorporated areas)

  • This guide focuses on incorporated Henderson. If you are investing outside the City (unincorporated Clark County), consult the County’s separate STVR regulations; this report does not include County code details.

State of Nevada

  • Local authority: NRS 268.09795 authorizes municipalities to require a business license for transient rentals, including the collection of associated taxes and fees.
  • Local tax regime: Henderson administers and collects transient lodging tax under HMC 4.48; there is no separate statewide STVR tax in addition to what Henderson requires. State sales tax does not apply to transient lodging; occupancy taxes are local.

Sources: City of Henderson STVR page; NRS 268.09795 (see References)

Contact Information (Henderson STVR Authority)

  • Community Development and Services – Office of Public Response (STVR questions):
  • STVR Complaint Hotline: 702‑267‑3960 (24/7)
  • Mailing address: Henderson City Hall, 240 S. Water St., Henderson, NV 89015
  • Phone (main line): 702‑267‑2323
  • Business license/account support (portal):

Source: City of Henderson STVR page (see References)

Investor Notes and Pitfalls

  • Fees change: Some third‑party sites list the prior $820 registration fee; the City now charges $848 and states fees are non‑refundable once submitted.
  • Insurance: Third‑party sites may cite $500,000; the City’s current requirement is $1,000,000 in general liability coverage.
  • Tax rigor: You must file monthly, even for months with zero revenue. The 13% rate is a combined local rate and has a 2% early‑payment discount component for the LVCVA portion. Missing the 15th deadline triggers penalties and potential suspension.
  • No parties/events: Prohibitions are enforced. Repeat issues can jeopardize your registration.
  • Separation and density: The 1,000‑foot rule and the 25% multifamily cap restrict supply; plan acquisitions accordingly.
  • Portal logistics: Use the City’s online portal for registration, renewals, and monthly tax filing. Browser recommendations: Microsoft Edge or Google Chrome.

References

Note on county rules: For properties in unincorporated Clark County, consult Clark County’s separate STVR ordinances. This guide is tailored to the City of Henderson only.

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Henderson

Market Saturation Score

036912
Oversaturated
11/ 12
months with declining YoY revenue
11–12 declining months: sustained YoY revenue decline - market is oversaturated.
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Photos of Henderson

Overview of Henderson

Henderson is the second-largest city in Nevada, situated in Clark County just southeast of Las Vegas and home to a population of roughly 330,000 residents. Often described as one of the safest and most well-planned cities in the United States, Henderson has grown from its mid-twentieth-century industrial roots into a sprawling suburban community framed by the desert mountains and foothills of the Mojave. It sits about fifteen miles from the bright lights of the Las Vegas Strip, making it a popular home base for visitors who want suburban calm with quick access to the city's entertainment, while also serving as a convenient gateway to some of the Southwest's most striking outdoor destinations.

Just beyond Henderson's eastern edge lies Lake Mead National Recreation Area, one of the country's most visited national recreation areas. Created by the construction of Hoover Dam on the Colorado River, the reservoir offers swimming beaches, marinas, kayaking, and houseboating, along with hiking trails through rugged desert terrain. The closest launch points and visitor areas are only about twenty to thirty minutes from most of Henderson, making it a frequent choice for day trips and sunset cruises.

About an hour's drive northeast of the city, Valley of Fire State Park is Nevada's oldest and largest state park, famous for its vivid red sandstone formations, ancient petroglyphs left by Ancestral Puebloan peoples, and dramatically lit slot canyons. Visitors come for the scenic drives, the short but rewarding hikes among the fiery-colored rocks, and the chance to see desert bighorn sheep and other wildlife in their natural habitat.

To the southeast, the iconic Hoover Dam stands as a marvel of Depression-era engineering on the border between Nevada and Arizona. Roughly forty-five minutes from central Henderson, the dam draws visitors for its Art Deco design, the bypass bridge views, and the museum exhibits that walk through the history of the Colorado River's taming. Guided tours of the powerplant and the original construction tunnels add depth to what is already a striking roadside stop.

Closer to home, Sloan Canyon National Conservation Area preserves more than 48,000 acres of desert wilderness on Henderson's southern doorstep. It is best known for the Petroglyph Canyon Trail, a moderately challenging hike that leads to one of the densest concentrations of Native American rock art in the region, with thousands of carvings etched into volcanic boulders.

Taken together, Henderson offers short-term rental guests a rare combination of polished suburban comfort, proximity to the energy of Las Vegas, and quick access to world-class outdoor recreation. Travelers can spend a morning paddleboarding on Lake Mead, an afternoon exploring petroglyphs and red rock, and an evening dining on the Strip before retreating to a quieter neighborhood base — a versatility that continues to draw a steady and varied stream of visitors year-round.

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