Short-Term Rental Laws in Henderson, Nevada

Henderson caps total STR licenses at approximately 1% of total residential dwelling units citywide (roughly 1,700-1,800 licenses), allocated by lottery. The operator must reside in the unit as primary residence (verified annually via Nevada driver's license, voter registration, and at least two of: utility bill, federal tax return, vehicle registration). Non-owner-occupied investor STRs are NOT eligible for a Henderson license under any circumstances. Per AB 363 (2021), Henderson coordinates with Clark County on minimum framework.

STR allowed only in single-family detached and attached residential zones provided primary-residence test is met AND the citywide cap has not been reached. The 1% cap is the binding gate — verify current waitlist position with the Henderson Business License office before any acquisition predicated on STR cashflow. Properties must maintain minimum spacing of ~660 ft from other licensed STRs. HOAs covering the bulk of Henderson's master-planned communities (Anthem, Green Valley, Seven Hills, MacDonald Ranch, Inspirada, Cadence) overwhelmingly ban STR by covenant on top of the city's framework.

Operators must hold a short-term rental permit before listing. See the official permit portal.

STRs are limited to the operator's primary residence.

Henderson Business License Division + Code Enforcement administer. Annual permit fee ~$820 + $400 inspection fee. Operating without a license: $1,000+ first violation, escalating to $10,000+ for repeat unlicensed operation, plus per-day continuing fines. Clark County Transient Lodging Tax registration with the LVCVA is separately required. The primary-residence test is re-verified at every annual renewal — moving out terminates the permit. License does NOT transfer with property sale.

Combined short-term lodging tax in Henderson is approximately 13.380% of gross nightly revenue (state sales + state TRT + local TRT + applicable resort/city options).

Nevada (no state sales tax on lodging) + Clark County Transient Lodging Tax ~13.38% (city + county + LVCVA) on transient lodging

Verify the current combined rate via the Utah State Tax Commission before remitting — rates drift quarterly.