Las Vegas HOA Short-Term Rental Restrictions: What Property Owners Must Know

Understanding HOA Authority Over Short-Term Rentals

HOAs in Nevada have broad legal authority to regulate property use within their communities. This authority comes from state law and is exercised through Covenants, Conditions, and Restrictions (CC&Rs) that every property owner agrees to follow when they purchase in an HOA community.

The critical point many investors miss is that HOA restrictions override what city or county zoning technically permits. A property might be in a zone where Henderson allows STRs, but if the HOA's CC&Rs prohibit rentals under 30 days, you cannot legally operate an STR at that property.

HOAs can adopt rental restrictions through original CC&Rs when the community is first developed, or through amendments passed by homeowner votes later. Many Las Vegas HOAs that originally allowed short-term rentals have amended their CC&Rs in recent years to prohibit or heavily restrict them as vacation rental proliferation created neighborhood tensions.

Once rental restrictions are in your CC&Rs, you're bound by them regardless of when you purchased or whether you were aware of the restrictions at closing. "I didn't know about the restrictions" is not a defense when the HOA enforces violations.

Nevada Case Law on STR Restrictions

Nevada courts have consistently upheld HOA authority to restrict or prohibit short-term rentals. Legal challenges to HOA rental restrictions almost always fail because Nevada Revised Statutes give HOAs extensive powers over property use regulation.

NRS 116 specifically authorizes HOAs to regulate rental activities within their communities. Courts interpret this statute to mean HOAs can prohibit rentals entirely, impose minimum rental periods, require owner approval for tenants, and establish other rental-related restrictions.

In practice, this means fighting your HOA's rental restrictions through legal action is expensive and unlikely to succeed. Attorneys will tell you upfront that Nevada law favors HOA authority, and challenging properly adopted CC&R provisions faces extremely long odds.

The time to deal with HOA restrictions is before you buy, not after. Once you own property in a community with rental restrictions, your options for operating an STR are effectively zero. If you're considering legal challenges to rental restrictions, budget at least $10,000-25,000 in legal fees with minimal chances of success.

Most Restrictive Las Vegas HOAs

Certain Las Vegas communities are known for strict STR prohibitions. If you're property shopping for STR purposes, these communities should be automatic exclusions from your search.

Summerlin Villages

Summerlin is Las Vegas's largest and most prestigious master-planned community, encompassing dozens of villages across the western part of the valley. The Summerlin HOA prohibits short-term rentals in the vast majority of its villages.

Some older Summerlin sections have grandfathered properties that were renting before restrictions took effect, but new STR operations are not permitted. The HOA actively enforces these restrictions through monitoring of booking platforms and responding to neighbor complaints.

Summerlin's CC&Rs typically define short-term rentals as any rental period under 30 days and explicitly prohibit them. Some villages allow 30+ day rentals while others impose even longer minimum rental periods. The specific restrictions vary by village, so you need to verify the exact CC&Rs for any Summerlin property you're considering.

Anthem

Anthem in Henderson is another major master-planned community with strict STR restrictions. Despite being located in Henderson where the city allows STRs under certain conditions, Anthem's HOA CC&Rs prohibit vacation rentals throughout most of the community.

Anthem amended its CC&Rs several years ago to add explicit short-term rental prohibitions after vacation rental activity increased in the community. Properties purchased before the amendments may have some operational ability under grandfathering provisions, but this varies by specific circumstances and often faces ongoing enforcement challenges.

The Anthem HOA has been particularly aggressive about enforcement, working with the city and platforms to identify and shut down unauthorized STR operations. Operating illegally in Anthem creates substantial risk of fines, legal action, and forced cessation of rental activities.

Southern Highlands

Southern Highlands, located in the southwest valley, prohibits short-term rentals through CC&R provisions that require minimum 30-day rental periods. The community's CC&Rs explicitly state that properties cannot be used for "vacation rentals, transient lodging, or similar short-term occupancy."

Southern Highlands enforces these restrictions through a combination of architectural committee oversight, violation reporting from neighbors, and periodic compliance monitoring. Violations result in escalating fines starting at $100 and increasing to $500+ for continued non-compliance.

Rhodes Ranch

Rhodes Ranch in the southwest valley has CC&R restrictions on rentals under 30 days. The community amended its restrictions specifically to address short-term rental growth that created parking, noise, and neighborhood character concerns.

The Rhodes Ranch HOA requires all rental properties to be registered with the association and verifies that rental durations meet minimum requirements. Owners who list properties on booking platforms get automatic violation notices when the HOA discovers listings showing nightly or weekly rentals.

Red Rock Country Club

Red Rock Country Club, an exclusive golf community in Summerlin, maintains some of the strictest rental restrictions in Las Vegas. The community prohibits all rentals under six months, effectively eliminating both short-term and medium-term rental possibilities.

These restrictions aim to maintain the community's character as a primary residence neighborhood rather than an investment property area. Enforcement is strict, and violations can result in fines exceeding $1,000 plus legal fees if court action becomes necessary.

The Lakes

The Lakes, located near Summerlin, has rental restrictions that vary by specific section within the community. Some sections prohibit rentals entirely, others allow only 30+ day rentals, and a few older sections have more permissive policies.

If considering property in The Lakes for STR purposes, you need to verify the specific CC&Rs for that exact section. Don't assume uniformity across the community—restrictions differ significantly between different parts of The Lakes.

How to Request CC&Rs During Property Due Diligence

Properly investigating HOA restrictions requires getting complete, current CC&Rs and reviewing them thoroughly before making purchase decisions.

Initial Property Research Phase

When you identify a property that interests you, confirm whether it's in an HOA community. Most listing information indicates HOA presence and provides basic HOA fee information, but this rarely includes details about rental restrictions.

Contact the listing agent and explicitly request copies of the CC&Rs, bylaws, HOA budget, and any recent rule amendments. Many agents have these documents readily available, but some need to request them from the HOA. Build extra time into your research process for obtaining these documents—it can take 1-2 weeks in some cases.

What to Request Specifically

Ask for the complete package of HOA governing documents, including:

• Original CC&Rs and all amendments

• Current bylaws and rules and regulations

• Most recent meeting minutes (past 12 months)

• HOA budget and financial statements

• Disclosure of any pending litigation or special assessments

• Contact information for HOA board members and management company

Don't accept summaries or verbal representations about what the CC&Rs allow. You need to review actual document language yourself or have an attorney review it. Verbal assurances from sellers or agents mean nothing if the written CC&Rs say something different.

Working with Title Companies

Most purchase contracts include contingencies for HOA document review. Your title company typically orders HOA documents as part of the closing process, but these often arrive late in the transaction timeline when backing out becomes more complicated.

Request HOA documents earlier in your due diligence process, before you're in contract or during the earliest days of your option period. This gives you time to review thoroughly and walk away if restrictions make the property unsuitable for your purposes.

Reviewing CC&R Language

CC&Rs use specific language to establish rental restrictions. Look for sections titled "Rental Restrictions," "Leasing," "Property Use," or similar headings. Common restrictive language includes:

"No unit shall be rented or leased for any period less than thirty (30) consecutive days."

"Properties shall not be used for vacation rentals, short-term rentals, or transient lodging purposes."

"All rental periods must be a minimum of six (6) months."

"The Board reserves the right to approve or disapprove any proposed tenant or rental arrangement."

Some CC&Rs define "short-term rental" specifically and prohibit that defined activity. Others use broader language about "transient use" or "hotel-like operations" to capture vacation rental activities without using that specific terminology.

Pay attention to effective dates on amendments. Some CC&Rs grandfather properties that were renting before amendments took effect, while others apply restrictions retroactively to all properties. Understanding these details determines whether a property currently operating as an STR can continue doing so after you purchase.

Sample CC&R Clauses with Interpretation

Understanding how specific CC&R language affects your ability to operate an STR helps you evaluate properties accurately during due diligence.

Absolute Prohibition

Sample Clause: "No property within the Association shall be used for hotel purposes, vacation rentals, short-term rentals, or transient lodging. All rentals must be for a minimum period of thirty (30) consecutive days."

Interpretation: This is a clear, absolute prohibition on STRs. You cannot rent for periods under 30 days under any circumstances. Properties with this language cannot operate traditional vacation rentals but may work for medium-term corporate housing or extended stays.

Partial Restriction with Approval Process

Sample Clause: "Owners may rent their properties subject to the following conditions: (a) all rental periods must be a minimum of seven (7) consecutive days; (b) the owner must submit tenant information to the Association for approval; (c) no more than two (2) rental periods per property per year."

Interpretation: This allows some STR activity but with significant restrictions. Seven-day minimum rental periods eliminate most typical vacation rental bookings. The approval requirement and rental frequency limits further constrain operations. This might work for a very limited STR model but wouldn't support full-time vacation rental operations.

Time-Based Restriction

Sample Clause: "Properties purchased after January 1, 2023, may not be rented for periods less than six (6) months. Properties purchased prior to this date may rent for periods of thirty (30) days or longer."

Interpretation: This creates different rules for properties based on purchase date. If you're buying after the specified date, you face six-month minimum rental requirements. Properties purchased before the date have more flexibility with 30-day minimums. Verify exactly which restrictions apply based on your purchase timing.

Conditional Allowance

Sample Clause: "Short-term rentals may be permitted subject to obtaining all required government licenses and permits, maintaining liability insurance of at least $1,000,000, and compliance with all Association rules regarding guest conduct, parking, and noise."

Interpretation: This allows STRs but imposes conditions you must meet. You need proper city/county licensing (which has its own requirements), enhanced insurance, and strict operational compliance. This is workable if you can meet all conditions, but the HOA retains enforcement rights if you fail to comply with any requirement.

Ambiguous Language

Sample Clause: "Properties shall be used for residential purposes only and not for any commercial activity or business operations."

Interpretation: This language seems clear but is actually ambiguous about STRs. Some HOAs interpret "commercial activity" to include vacation rentals, while others don't. If you encounter language like this without specific mention of rentals, you need clarification from the HOA board in writing about whether STRs are permitted. Don't assume ambiguous language means permission—get explicit confirmation.

Strategies for Properties in Restricted Communities

If you already own property in an HOA with STR restrictions, or you're considering purchasing despite restrictions, you have limited options for generating rental income.

30+ Day Rentals and Medium-Term Strategy

Most HOAs that restrict short-term rentals still allow rentals of 30 days or longer. This shifts your business model from vacation rentals to medium-term corporate housing, travel nurse accommodations, or extended-stay situations.

Properties near hospitals, corporate campuses, and universities can succeed with 30-day minimum stays. You're targeting different guests—relocating professionals, contract workers, people in temporary housing situations—rather than tourists. Marketing happens through different channels, and pricing structures differ from vacation rentals.

Revenue per day is typically lower with 30-day stays, but you save substantially on turnover costs. One 30-day stay generates revenue similar to 10 three-day vacation stays but requires only one cleaning, one check-in/out, and minimal guest communication time. Our management strategies guide explains how to optimize longer-stay operations.

Management Company Partnerships

Some property owners in restricted communities partner with corporate housing companies that book 30+ day stays. These companies handle marketing, guest placement, and ongoing management in exchange for a portion of revenue.

This model works if you're comfortable with someone else controlling your property and taking 25-40% of revenue. The benefit is completely hands-off operation with guests who are pre-screened and typically cause fewer issues than short-term vacation renters.

Legal Challenges and Practical Reality

Occasionally, property owners attempt to challenge HOA rental restrictions through legal action. Unless you have a very specific situation—like restrictions being improperly adopted without proper notice and voting procedures—these challenges almost never succeed.

Budget $10,000-25,000 minimum for legal challenges to CC&R restrictions, understand you're facing extremely long odds of success, and recognize that even if you somehow prevail, you've permanently damaged your relationship with your HOA and neighbors. It's almost never worth it.

Selling and Reinvesting Elsewhere

For many owners who purchased without fully understanding HOA restrictions, the best strategy is selling and reinvesting in unrestricted properties. Taking a small loss on a property that can't serve your investment purpose is better than holding an asset that can't generate the returns you need.

Focus your next search on areas where STRs are both legally permitted by government regulations and not restricted by HOAs. Henderson properties outside master-planned communities and North Las Vegas emerging neighborhoods often lack HOA restrictions while still allowing legal STR operations. See our neighborhood guide for areas with better STR potential.

When to Consult a Real Estate Attorney

Certain situations absolutely require professional legal review of CC&Rs and HOA restrictions.

Before Purchasing in HOA Communities

If you're buying property specifically for STR purposes and it's in an HOA community, spend $300-500 for an attorney to review the complete CC&Rs before you close. This investment prevents mistakes that could cost tens of thousands in lost opportunity or force you to abandon your STR plans.

Attorneys who specialize in real estate and HOA law can identify problematic clauses, ambiguous language that might create future issues, and provisions you might have missed in your own review. They can also advise on enforcement likelihood and practical risks based on the specific language in your CC&Rs.

When You Receive Violation Notices

If you're operating an STR and receive a violation notice from your HOA claiming you're breaching CC&R rental restrictions, consult an attorney immediately before responding. Your response can affect your legal position, and attorneys can sometimes negotiate settlements or clarify misunderstandings that resolve issues without litigation.

Don't ignore violation notices hoping they'll go away. HOAs can impose escalating fines, place liens on your property for unpaid fines, and ultimately force sale of your property to collect. Address violations promptly with qualified legal assistance.

When Considering CC&R Amendments

If you're involved in HOA governance and your community is considering amendments to add or modify rental restrictions, consult an attorney about proper procedures for adopting amendments. Improperly adopted restrictions can be challenged and potentially invalidated, but proper procedures make restrictions extremely difficult to overturn.

Working with Experienced Property Management

If you're navigating HOA restrictions while trying to operate STR-adjacent models like 30+ day rentals, professional management becomes even more valuable than for traditional STRs.

At 5 Star STR, we help property owners in restricted communities evaluate their realistic options for rental income. Sometimes that means operating 30-day corporate housing models, sometimes it means converting to long-term rentals, and sometimes it means acknowledging an honest truth: the property isn't viable for your intended use and you need to sell and reinvest elsewhere.

We provide property acquisition consulting that includes full CC&R review before purchase. This prevents the scenario where you buy a property for STR purposes only to discover HOA restrictions make your plan impossible. We've been in Las Vegas for over a decade, we know which communities allow what, and we can guide you toward properties that actually work for your investment goals.

If you need help evaluating a property's STR viability or you're trying to figure out your options for a property you already own in a restricted community, contact us. We'll give you honest analysis of what's possible and what isn't—because no one benefits when you invest in properties that can't deliver the returns you need.

Bottom TLDR: Las Vegas HOA short-term rental restrictions in communities like Summerlin, Anthem, Southern Highlands, and Rhodes Ranch override city zoning permissions and typically prohibit rentals under 30 days through CC&R provisions that Nevada courts consistently uphold. Property owners must request complete CC&Rs during due diligence, review specific restriction language about minimum rental periods, and consider attorney review ($300-500) before purchasing HOA properties for STR purposes. If already in restricted communities, viable alternatives include 30+ day medium-term rentals, corporate housing partnerships, or selling and reinvesting in unrestricted Henderson or North Las Vegas properties.