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Henderson

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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)

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.

Henderson

Market Saturation Score

036912
Oversaturated
12/ 12
months with declining YoY revenue
11–12 declining months: sustained YoY revenue decline - market is oversaturated.
View Full Henderson Market Analysis →

Photos of Henderson

Overview of Henderson

Overview of Henderson, NV:

Henderson, Nevada, is a city located in Clark County and is the second-largest city in the state. As of 2023, it has an estimated population of around 350,000 residents. Henderson is situated approximately 15 miles southeast of Las Vegas, making it a convenient suburban alternative for those looking to stay close to the excitement and entertainment of Las Vegas while enjoying a quieter environment.

Henderson boasts a range of landmarks and attractions that make it appealing for short-term rentals. These include recreational spaces, cultural institutions, and shopping destinations.

Landmarks and Attractions:

  1. Lake Las Vegas - A man-made lake offering upscale resorts, golf courses, and water activities. It is a popular spot for tourists and locals alike.

  2. Henderson Bird Viewing Preserve - This 140-acre haven for bird watchers is home to numerous species of birds and offers walking trails and observation points.

    • More details can be found here.

  3. Clark County Heritage Museum - Showcases the history of the area with exhibits ranging from Native American artifacts to modern-day memorabilia.

  4. The District at Green Valley Ranch - An upscale shopping and dining area that provides a range of entertainment options for visitors.

  5. Cowabunga Bay Water Park - A family-friendly water park offering various slides, pools, and other water attractions ideal for short-term visitors.

Henderson's proximity to Las Vegas combined with its local attractions, quieter atmosphere, and scenic beauty make it a desirable location for short-term rentals. The city offers diverse options to meet the needs of different travelers, ranging from family vacations to business trips.

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