Las Vegas Neighborhood Guide: Where STRs Are Legal and Profitable

Understanding Las Vegas STR Geography

Las Vegas metropolitan area includes multiple jurisdictions with completely different STR regulations. The "City of Las Vegas" is actually a relatively small portion of what most people consider Las Vegas—much of the area falls under Clark County or other incorporated cities like Henderson and North Las Vegas.

Unincorporated Clark County covers large areas including Enterprise, Paradise (where the Strip is actually located), Spring Valley, and Sunrise Manor. These areas currently have a moratorium on new STR licenses, meaning you cannot legally operate a vacation rental in these locations unless you were grandfathered in before the moratorium took effect.

The City of Las Vegas proper allows STRs only in owner-occupied properties where the owner lives on-site. Henderson permits STRs with distance restrictions from other licensed properties, schools, and churches. North Las Vegas has its own regulations that differ from the other jurisdictions.

Before we dive into specific neighborhoods, use the interactive zoning maps to verify exactly which jurisdiction covers any property you're considering. Don't assume based on addresses or zip codes—verify through official mapping tools.

Las Vegas Neighborhood Analysis

Neighborhood STR Legal Status Avg ADR Occupancy Rate Key Restrictions Investment Rating Strip Vicinity (Paradise) ❌ Prohibited $225 78% County moratorium F Downtown Arts District ⚠️ Owner-Occupied Only $180 72% Must live on-site C Summerlin ❌ HOA Prohibited $195 75% CC&R restrictions F Henderson (Eligible Areas) ✅ Legal $210 74% Distance requirements A- North Las Vegas ✅ Legal $165 68% Zoning varies by area B Enterprise ❌ Prohibited $175 70% County moratorium F Paradise (Non-Strip) ❌ Prohibited $190 73% County moratorium F

ADR = Average Daily Rate; Occupancy rates based on 2025-2026 market data; Investment ratings consider both legality and profitability

Strip Vicinity and Paradise

The area immediately surrounding the Las Vegas Strip falls under unincorporated Clark County jurisdiction, specifically the Paradise township. This includes properties within walking distance of major casinos, convention centers, and tourist attractions—theoretically the most desirable location for vacation rentals.

Unfortunately, Paradise is subject to Clark County's STR moratorium. New licenses are not being issued, and there's no indication this will change soon. If you don't already have a grandfathered license from before the moratorium, you cannot legally operate an STR in this area.

Properties near the Strip command premium rates when they can operate legally—average daily rates exceed $225 with strong occupancy around 78%. The demand is absolutely there. But the regulatory reality makes this area off-limits for new STR investors.

Some property owners attempt to operate illegally in this area, banking on high potential income to offset enforcement risks. This is a terrible strategy. Code enforcement actively monitors booking platforms for Paradise addresses, and penalties for unlicensed operations start at $1,000 and escalate to $5,000+ for repeat violations. Learn more about enforcement practices and penalties before considering illegal operation.

Investment Rating: F - Illegal operation regardless of demand

Downtown Arts District

The Downtown Arts District falls within City of Las Vegas boundaries, which means STRs are technically permitted but only in owner-occupied properties. You must live on-site while guests rent separate spaces on your property.

This neighborhood attracts creative professionals, young professionals, and tourists looking for an authentic Vegas experience away from the Strip. Properties here are typically older homes, converted lofts, or small apartments with character and walkability to downtown attractions.

Average daily rates in this area run around $180 with occupancy near 72%. These numbers work if you're renting out a casita, guest house, or separate rooms while living on the property. They don't work if you were planning to manage this as an investment property from afar.

The owner-occupancy requirement is strictly enforced. The City of Las Vegas has revoked licenses from property owners who claimed owner-occupancy to get licensed but were actually managing properties as absentee investments. If you're considering this area, you need to genuinely plan to live there.

For the right owner-occupant situation—someone who wants to offset their mortgage by renting extra space—this can work. For pure investment buyers looking for hands-off rental income, this neighborhood doesn't fit your model.

Investment Rating: C - Viable only for true owner-occupants

Summerlin

Summerlin is Las Vegas's premier master-planned community with beautiful homes, excellent amenities, and strong property values. It's also almost entirely off-limits for STR operations due to HOA restrictions.

The Summerlin HOA prohibits short-term rentals in most of its villages. Some older sections have grandfathered properties that were operating before restrictions took effect, but new STR operations are not permitted. Properties in Summerlin command strong rental rates—around $195 average daily rate with 75% occupancy when legally operated—but regulatory restrictions make this nearly impossible.

Even if a specific Summerlin property technically falls within a jurisdiction that allows STRs, the HOA's CC&Rs override zoning permissions. We've seen buyers purchase Summerlin properties assuming they could operate STRs based on zoning maps, only to discover the HOA prohibits it entirely.

Some Summerlin neighborhoods allow 30+ day rentals, which shifts your model from vacation rentals to medium-term corporate housing. This can work near corporate campuses and medical facilities, but it's a completely different business model with different revenue expectations.

Before buying any Summerlin property for rental purposes, get written confirmation from the HOA about rental restrictions. Don't rely on seller or agent representations—verify directly with the HOA board and review the complete CC&Rs yourself.

Investment Rating: F - HOA restrictions override zoning permissions

Henderson (Eligible Areas)

Henderson is currently the best opportunity for new STR investors in the Las Vegas area. The city issues STR licenses for properties that meet distance requirements from schools, churches, and other licensed STRs.

Properties in eligible Henderson neighborhoods achieve average daily rates around $210 with occupancy near 74%. These are solid numbers that support profitable operations with proper management. The city's distance restrictions mean you can't have unlimited STR density, which actually protects your investment by limiting direct competition in your immediate area.

Henderson includes diverse neighborhoods from older established areas near downtown Henderson to newer master-planned communities. Not all Henderson properties qualify for STR licenses—you need to verify your specific address against the city's distance requirements using their interactive mapping tool.

The Henderson licensing process is straightforward if you come prepared with complete documentation. Budget 6-10 weeks for licensing and about $650-800 in fees. Follow our step-by-step application guide to navigate the process efficiently.

Henderson properties tend to attract family groups, corporate travelers, and extended stays rather than party-focused tourists. This guest demographic generally means less wear on properties, fewer neighbor complaints, and more stable booking patterns. It's a good fit for property owners prioritizing sustainable operations over maximum revenue.

Investment Rating: A- - Legal, profitable, and manageable

North Las Vegas

North Las Vegas presents interesting opportunities for STR investors willing to work in an emerging market. The city allows STRs with fewer restrictions than other jurisdictions, making licensing relatively accessible.

Properties here achieve lower average daily rates—around $165—with occupancy around 68%. These numbers work if you can acquire properties at lower price points, which is often possible in North Las Vegas compared to Henderson or the City of Las Vegas.

The challenge in North Las Vegas is neighborhood quality and guest perceptions. Some areas have higher crime rates and less appeal to tourists, which affects both booking rates and the types of guests you attract. Other areas are well-maintained suburban neighborhoods with strong fundamentals and good long-term prospects.

If you're considering North Las Vegas, focus on newer developments in the northern parts of the city near Aliante and Eldorado. These areas have lower crime, better schools, and more attractive neighborhood characteristics that appeal to family and corporate travelers.

North Las Vegas is where investors with smaller budgets can still enter the STR market legally. The revenue potential is lower than Henderson, but so are acquisition costs and competition levels. With the right property selection and strong management, you can operate profitably here.

Investment Rating: B - Legal and affordable, but lower revenue potential

Enterprise

Enterprise is an unincorporated Clark County area southwest of the Strip with a mix of residential neighborhoods, apartments, and commercial development. It's convenient to the airport, the Strip, and employment centers—a good location for vacation rentals if they were legal.

Unfortunately, Enterprise falls under the county moratorium. Average daily rates would likely run around $175 with occupancy near 70% if STRs were permitted, but regulatory reality makes this irrelevant. You cannot obtain new licenses in Enterprise regardless of demand or profitability potential.

Some Enterprise properties were licensed before the moratorium and can continue operating legally. If you're considering purchasing a property that's already licensed and operating, verify the license is properly transferable and will remain valid after ownership changes. Not all jurisdictions allow license transfers, and losing the grandfathered status eliminates the property's STR value.

Investment Rating: F - County moratorium prohibits new licenses

Paradise (Non-Strip Areas)

Paradise township covers a huge area of unincorporated Clark County beyond just the Strip vicinity. This includes residential neighborhoods east and west of Las Vegas Boulevard, areas near UNLV, and neighborhoods near McCarran International Airport.

These areas face the same regulatory challenge as the Strip vicinity—they're under the county moratorium and new STR licenses are not available. Properties here would likely perform reasonably well if licensed, with average daily rates around $190 and occupancy near 73%, but legal operation isn't possible for new investors.

The Paradise area includes many older single-family neighborhoods where property values are relatively affordable. If the moratorium ever lifts, these could become good STR opportunities. But counting on future regulatory changes to validate an investment is risky—buy based on current regulations, not hopeful speculation about future changes.

Investment Rating: F - County moratorium prohibits new licenses

HOA Prevalence and Impact by Area

HOA prevalence varies dramatically across Las Vegas neighborhoods, and HOA restrictions kill more STR plans than any other single factor.

Master-planned communities like Summerlin, Anthem, Southern Highlands, and Rhodes Ranch almost universally have HOAs with STR restrictions. These communities were designed as traditional residential neighborhoods, and HOAs actively prevent STR proliferation through CC&R amendments.

Older established neighborhoods in Henderson and North Las Vegas often lack HOAs entirely or have minimal HOA oversight. These areas offer more STR flexibility because you're only dealing with city regulations, not additional HOA layers.

Properties in apartment or condo complexes almost always face HOA or condo association restrictions on STRs. Even where city regulations permit STRs, the association's CC&Rs typically prohibit short-term rentals or impose minimum rental periods that eliminate vacation rental viability.

Before purchasing any property for STR purposes, verify HOA status and obtain copies of complete CC&Rs, bylaws, and any recent amendments. Don't trust verbal assurances from sellers or agents—get written documentation directly from the HOA and review it carefully or have an attorney review it.

Zoning Map Integration and Verification

Las Vegas jurisdictions maintain interactive zoning maps showing where STRs are permitted, restricted, or prohibited. These tools are essential for property evaluation but require some interpretation.

The City of Las Vegas map shows which areas allow owner-occupied STRs and which fall under zoning prohibitions. The Henderson map includes distance measurement tools so you can verify spacing requirements from schools, churches, and other licensed STRs.

These maps update as regulations change and new licenses are issued. A location that appears eligible today might become ineligible next month if another STR license is issued nearby. Always verify eligibility immediately before making offers or commitments on properties.

The maps show zoning and distance requirements but don't reflect HOA restrictions. A property might appear eligible on official zoning maps but still be prohibited by HOA rules. You need to verify both zoning eligibility AND HOA permissions before assuming a property can operate as an STR.

Market Dynamics and Guest Preferences

Understanding guest preferences helps you evaluate neighborhood profitability beyond just average rates and occupancy numbers.

Properties near the Strip attract tourists wanting casino and entertainment access. These guests typically stay 2-4 nights, book closer to check-in dates, and prioritize location over property quality. When legal, these properties achieve high rates but also face intensive turnover and management requirements.

Properties in Henderson and North Las Vegas attract different guest demographics—families visiting locals, corporate travelers on extended assignments, and tourists looking for more affordable options with more space. These guests typically stay longer (4-7 nights average), book further in advance, and prioritize property quality and amenities over proximity to tourist attractions.

The second guest profile is generally easier to manage and sustains more stable operations. Lower turnover means less cleaning expense, less wear and tear, and more predictable revenue. Properties in Henderson and North Las Vegas benefit from these guest characteristics even though headline rates are lower than Strip-adjacent properties.

Investment Strategy Recommendations

Based on current regulations and market conditions, here's how we'd prioritize Las Vegas neighborhoods for STR investment:

First Priority: Henderson eligible areas - Legal operations, solid revenue potential, manageable guest demographics, and reasonable competition levels make this the best bet for new investors. Focus on properties that clearly meet distance requirements and avoid HOA restrictions.

Second Priority: North Las Vegas emerging areas - Lower acquisition costs and legal operation opportunities work for investors with smaller budgets or those willing to sacrifice some revenue potential for affordability. Focus on newer developments in better neighborhoods.

Third Priority: Owner-occupied City of Las Vegas - Viable only if you genuinely plan to live on-site while renting separate spaces. Don't fake owner-occupancy to get licensed—enforcement is real and penalties are serious.

Avoid Entirely: County moratorium areas - Paradise, Enterprise, and other unincorporated Clark County locations are off-limits for new STR operations. Don't buy here expecting the moratorium to lift soon.

Avoid Entirely: HOA-restricted areas - Summerlin, Anthem, and other master-planned communities prohibit STRs through CC&Rs that override zoning permissions. No amount of demand or potential revenue overcomes regulatory prohibition.

Working with Local Expertise

Navigating Las Vegas neighborhood regulations, evaluating profitability potential, and identifying properties that actually work for STR purposes requires local expertise that goes beyond what online research can provide.

At 5 Star STR, we help investors evaluate specific properties for STR viability before they make purchase decisions. We verify zoning eligibility, review HOA documents, analyze neighborhood profitability data, and provide realistic revenue projections based on actual market performance in that location.

We've seen too many investors buy properties that looked perfect on paper but turned out to be prohibited by HOA restrictions, too close to schools for Henderson licensing, or in jurisdictions that don't issue new licenses. These mistakes cost tens of thousands in lost opportunity costs and force owners to either sell at a loss or pivot to long-term rentals with much lower returns.

If you're serious about STR investing in Las Vegas, work with professionals who know the market intimately and can guide you toward properties that actually work. Our vacation rental management services include property acquisition consulting for investors looking to build profitable STR portfolios in Las Vegas.

Bottom TLDR: Where you can rent your house short term in Las Vegas is primarily limited to Henderson properties meeting distance requirements and North Las Vegas select neighborhoods, with City of Las Vegas allowing only owner-occupied STRs—while unincorporated Clark County areas including Paradise, Enterprise, and Strip vicinity are under licensing moratoriums. Henderson offers the best combination of legal operations, profitability (average $210 ADR, 74% occupancy), and manageable guest demographics for new STR investors. Verify both zoning eligibility and HOA restrictions using interactive mapping tools before purchasing any property for STR purposes.