Clark County Finally Issues Three Short-Term Rental Licenses Amid Backlog Hundreds Deep

LAS VEGAS, NV – After an extended period of time that has left many Las Vegas landlords grumbling and downright angry over the prospects of missed income, unincorporated Clark County has finally begun to issue short-term rental licenses…well, three of them anyway, amid a massive backlog of applicants hundreds deep who have been waiting for over a year-and-a-half to begin legally renting their properties.

The road to this point in time began in 2021, when Nevada passed legislation mandating that cities and counties within the state create regulations and a process for granting licenses for short-term rentals; Clark County would create their own ordinance in Summer 2022, but from there, further progress has been slow.

Cities such as Las Vegas and Henderson have already been issuing licenses and regulating short-term rentals within their confines for some time now, but Clark County only truly got the ball rolling in March of 2023, at which time they held a lottery where the names of over 1,300 prospective applicants were drawn to be reviewed and, if they met the criteria, eventually granted licenses.

However, the process of reviewing and issuing said licenses has turned out to be a long and drawn-out affair, with Clark County officials extending deadlines several times while reviewing qualified applications and allowing them to move forward in the process.

Currently, the applications of over 700 homeowners are still mired somewhere in the licensing process, county officials say.

In the meantime, homeowners have expressed extreme frustration with what they view as the county dragging their feet in granting their licenses, and lament the missed profits they could have amassed if they were able to take advantage of recent large-scale sporting events, such as the Formula One Las Vegas Grand Prix that took place late last year, which attracted a great many tourists to the city.

One of the homeowners whose license was granted this week was originally drawn as “number 10” in the 2023 lottery, leaving those who drew hundreds higher wondering how much longer they may be forced to wait before they can begin legally renting out their properties.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – If the tenant of a rental property you own has a fire, it’s important to know what your responsibilities are as a landlord in the state of Nevada; what are you obligated to provide, and what falls upon the shoulders of your tenant? This article will break that down.

While the specific details may vary depending on the lease agreement that has been signed by both parties, according to Nevada state law if the tenant did not cause the fire and a significant amount of damage has occurred to the property – to the point of rendering it unlivable – either the landlord or tenant will have the option to terminate the lease if they so choose, either individually or jointly.

If the landlord decides to terminate the lease, they would only have to return the security deposit, along with any prepaid rent, the amount of which returned being based on the date that the property was vacated.

But if the tenant has decided to terminate the lease, they are required to immediately vacate the property and must inform the landlord of their intention to void their rental agreement within seven days.

If the property is damaged yet still habitable, the damaged portions of the unit must be vacated until repairs can be affected, and the rent paid by the tenant should be reduced in proportion to the fair rental value of the percentage of the remaining space available to live in until such time that the damaged areas are once again usable.

However, if the fire in question was, in fact, determined to have been caused by the tenant, a member of their household, or a guest – either by accident, negligence, or a deliberate act – none of the above factors are applicable.

In any case, Nevada landlords are not required by law to provide housing for tenants displaced by a fire, unless it is something that was previously agreed to in their lease.

For more information on this topic, NRS118A.400, Damage or destruction of dwelling unit by fire or casualty, please visit KTNV Channel 13: What happens after a rental fire? Legal expert breaks down what a landlord is obligated to provide which includes an interview with an attorney at the Legal Aid Center of Southern Nevada. Please note, this is not legal advice. For guidance, consult a licensed attorney.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – New rules governing the United States real estate industry are going into effect this week that could potentially make the process of buying and selling a house – both in Las Vegas and nationwide – more difficult and complicated than before.

Now, before a prospective buyer can even receive a tour of a home that they are interested in, they will need to have a written contract in place with a real estate agent.

Previously, individuals selling homes typically offered a blanket commission to the buyer’s real estate agent when listing their home for sale on a multiple listing service (MLS). However, going forward this will no longer be permitted due to new rules that are going into effect as a result of federal class-action lawsuits against the National Association of Realtors (NAR).

A buyer will still have the option of negotiating compensation offers directly from the seller, but if they are turned down, the buyer would be responsible for paying for the services of the seller’s agent.

These changes are a result of a settlement the NAR reached in their lawsuit – along with a $418 million payout – which alleged that artificially inflated real estate agent commissions were being forced upon sellers across the nation upon the sale of their homes.

Going forward, as mentioned earlier in this article, agents who are representing clients with homes advertised on a MLS and their prospective buyers will need to have a contract in place for even a tour of a listed home to take place, which some sellers say may add a layer of confusion and difficulty to the buying process.

However, real estate experts are saying that at the end of the day, it is not expected that the market will see significant slowdown due to the new rules being implemented, aside from adding more steps to the homebuying process.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – A group of frustrated homeowners in Las Vegas have filed a lawsuit in an attempt to stop the construction of a gigantic Mormon temple in their neighborhood, claiming that the Las Vegas City Council misinterpreted building restrictions when granting approval to the project; the angry residents are requesting that a judge overturn the council’s decision.

The Church of Jesus Christ of Latter-Day Saints temple is slated to take the form of a 216-foot tall, 87,000 square-foot structure that the plaintiffs are saying would disrupt the neighborhood’s character by “dwarfing” all the other buildings and homes in the area, as well as creating light pollution, traffic congestion, and overall disruption in an otherwise quiet area.

We’re talking about a three-story office building that’s going to be lit up 24/7,” resident Brinton Marsden said to local media. “It’s going to stick out like a sore thumb in the middle of a rural setting.”

We have no streetlights, no curbs, no gutters, and no sidewalks, and that’s what we like,” said fellow resident Erin DeLoe. “This structure will be as tall as the Durango Casino.”

The attorney representing the plaintiffs, Evan Schwab, said that the city council abused its authority when they granted approval to the temple project, and alleged that the church’s law firm had made monetary donations to specific council members prior to the vote, creating very real conflicts of interest.

Las Vegas City Council abused its discretion and the findings/rulings,” Schwab says in court documents. “The City of Las Vegas’ decision was not supported by substantial evidence.”

Local residents had conducted protests leading up to the council’s vote; at one of them, they flew a balloon at a height of 216 feet to give a visual representation of the staggering height of the temple once it is complete.

However, the project has its share of supporters as well; local resident Lindsay Nielson, herself a Mormon, said that the church will be a “positive addition to the community” and will “adhere to all regulations” once it is complete.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – The 20-year effort to renovate and upgrade the Las Vegas Convention and Visitors Authority’s (LVCVA) public convention center reached a significant milestone this week ahead of the much-anticipated completion of the project’s $620 million Phase 3 in 2025.

A white iron beam signed by construction workers, local officials and community leaders was raised and mounted at the Las Vegas Convention Center’s highest point on Tuesday, bringing its design in-line with the facility’s West Hall – a recent addition to the building that was completed in 2021 at the cost of nearly $1 billion – and establishing an arc over the Center’s newly-built lobby.

LVCVA President and CEO Steve Hill said that Tuesday’s milestone represented the culmination of two decades of hard work that will prove to be an immense boon to the city of Las Vegas and its residents and business community.

It’s really significant for Las Vegas and for our customers. This city, this organization, has been working for 20 years to make this happen,” Hill said. “Being here today is a testament to the importance of the meeting and convention industry to Las Vegas, the diligence of the board and this community over the years to make it happen. We’re excited. It’s a milestone for our city.”

The plan to renovate and expand the Convention Center was kicked around by the LVCVA board over 20 years ago, but the project was temporarily shelved during the mid-2000s recession. Once the local economy showed signs of improvement it began to move forward once again, but the plan was then sidetracked a second time by the COVID-19 pandemic.

After the West Hall was expansion was completed in 2021, the project then utilized its design aesthetic as a guide for the redesign of the “legacy campus,” referring to the original Convention Center’s structure; the renovation is currently considered to be 50 percent complete.

The South Hall’s east entrance was completed in January, as well as a new board meeting room and the LVCVA’s executive offices. Renovation on the North Hall is expected to be completed by the fall.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – An effort on the part of a local homeowner to contest a “way too steep” $55,000 fine after being accused of operating an illegal short-term rental was shot down by the Las Vegas City Council last Wednesday, who noted that the defendant had been warned multiple times that he was breaking the municipality’s short-term rental law.

Short-term rentals are permitted in Las Vegas, but they must be licensed and are mandated to follow city regulations.

The council had levied fines in the amount of $500 per day – for a total of 110 days – that X Management LLC owner Jonathon Foulks had allegedly been operating the short-term rental in question, which was located in the proximity of Oakey Boulevard and Arville Street.

Foulks argued that the penalties he was being charged with were unfair and would ultimately result in the loss of the house that was purportedly being rented out.

$55,000 on top of my mortgage is putting the place into, basically foreclosure. It’s way too steep of a fine for what I did,” Foulks reportedly said to the council. “It’s over the top. It’s basically gonna make me bankrupt.”

It’s a sad situation, but it is what it is, and that motion to appeal has been denied,” said Mayor Carolyn Goodman.

The complaint against Foulks began back in April 2023 when neighbors complained about the rental house to authorities; after a code enforcement officer investigated the allegations, he notified the homeowner that he was in violation of city ordinance for renting the property without a license.

However, the city claims that warning went unheeded, and sent Foulks a written notice after they discovered the very same house advertised for rent on Airbnb in July 2023. After the house continued to be advertised for rent, Foulks is alleged to have told a code enforcement officer in August 2023 that “he doesn’t see how the city can tell him what to do with the property.”

It was at this point that he was informed that the city would begin enforcing the ordinance; in an effort to remedy the situation, Foulks temporarily stopped renting the property until he was able to form an LLC – or Limited Liability Company – which he mistakenly thought would legitimize the rental property.

Later, the city fined Foulks a total of $55,000, saying that he operated the rental from August 2023 to February 11 – and continued renting it afterwards. However, the council noted that if Foulks had simply complied with previous warnings, he likely would have walked away without any penalty whatsoever.

Despite briefly considering lowering the amount of the fine, the council ultimately decided to keep it in full to serve as a deterrent, they said.

LAS VEGAS, NV – A 10.5-acre custom estate in Las Vegas featuring a fascinating and lavish medieval-themed Las Vegas mansion has just been listed on the market for $10 million.

Located upon a gated hilltop in Henderson, the startlingly unique, castle-themed 14,756-square-foot luxury residence was originally built in 2006 by Vegas-based magician Lance Burton. He had a long-running and highly-successful magic act, performing over 15,000 shows at the Monte Carlo Hotel and Casino for over 5,000,000 people until retiring in 2010, at which time he moved to his farm in Kentucky.

Later, in 2021, he put the Henderson mansion on the market, eventually selling it for $4 million; now it’s back up for grabs, but this time with a $10 million price tag.

The estate boasts six bedrooms and seven baths, and medieval-styled touches such as battlements and a turret that overlooks the valley and the Las Vegas Strip; however, there is also a clash of styles, with modern floor-to-ceiling windows and asymmetrical rooflines.

1280 Scooter Street, Henderson – $10,000,000.00

The interior is elaborate and highly detailed, featuring a great room with a 30-foot barrel ceiling and intricate decorative items everywhere, such as busts, mounted suits of armor, hallways lined with historical portraits, red velvet draperies, gold leafing, rich paneling and lush carpets, and bronze and marble statues.

In contrast to the almost Victorian-style trappings, there are also a host of high-end, modern amenities as well, such as a chef’s kitchen with a Viking Professional grill and a wine fridge, movie theater, performing stage, two-story library – with a secret door leading to the second floor – gym, office, library, sitting room, and a grotto area with a waterfall and spa.

There’s a sense of drama in the house,” Burton said of the residence in 2021. “The house is very cinematic with a lot of natural light. The living room has an overhead bridge that goes across the room. You walk up a spiral staircase and the bridge takes you to the guest rooms.”

See full listing details for 280 Scooter St, Henderson

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – According to a new report released by a Las Vegas-based real estate industry group, the prices of homes in Southern Nevada increased in July – continuing their recent upward trajectory – whereas the cost of condominiums and townhomes reached an all-time record high.

Las Vegas Realtors notes that the median price of an existing single-family home in Las Vegas last month was $480,000, which represents a 1.05 percent increase over June, when that amount was $475,000. It’s also a 6.7 percent jump over July 2023’s median price of $450,000, with current prices slowly crawling to meet – and possibly exceed, eventually – the all-time record high of $482,000, which was reached in May 2022.

Meanwhile, the median price for condominiums and townhomes broke the local Las Vegas record, reaching a new all-time high of $296,000; the previous record, originally set in May of this year and subsequently carried over into June, was $295,000.

Las Vegas Realtors President Merri Perry said that the fact that the mortgage industry in the United States is still charging high interest rates on home loans appears not to have deterred sellers in Southern Nevada – and across the country – from continuing to raise their prices on homes.

It looks like prices for homes here in Southern Nevada will soon follow what’s already occurred with condos and townhomes, which have been at record levels since May,” Perry said. “One bright spot for home buyers in this month’s report is that we continue to see more homes hitting the market and available for sale.”

At the end of July, there were 4,634 single-family homes listed in Vegas without any offers, which is a 31.5 percent increase year-over-year. In addition, there were 1,481 condos and townhomes listed without an offer, a 70 percent jump from July 2023.

A combined total of 2,764 existing homes, condos, and townhomes were sold in Las Vegas by the end of July, an increase of 5 percent for homes and 1.5 percent for condos in townhomes year-over-year.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – National Hockey League (NHL) star Jonathan Marchessault has listed his Summerlin mansion for sale for $5.2 million after leaving the Las Vegas Golden Knights – a team he has played with for the past seven seasons, during which time the team picked up a Stanley Cup win – for a new big-money deal to play for the Nashville Predators.

After signing up to play for the Predators in July, Marchessault, 33, listed his two-story, five-bedroom, 5,586-square-foot home for sale in August for $5,200,000 after having previously purchased the residence – located in Summerlin’s private, master-planned community of Canyon Fairways – in 2021 for $2,150,000.

The residence was originally constructed in 2003 and features a contemporary design and has undergone numerous remodeling projects. It is part of a homeowners’ association whose fees are $580 per month, and membership includes access to golf courses, basketball courts, parks, playgrounds, and 24-hour a day, seven-day a week security.

504 LOB WEDGE CT, LAS VEGAS, NV 89144

The lavish mansion boasts huge glass doors and windows; a kitchen with granite countertops, custom cabinets, a pantry, and an island; a primary suite with an entertainment center, reading nook, walk-in closets, and a private balcony overlooking the backyard; and a primary bath with a soaking tub and double-sized shower.

The backyard is large and features many amenities, such as a children’s play area including an in-ground trampoline, a sports court, a fenced pool and spa, and a covered patio with a kitchen, dining area and fireplace.

Marchessault, who originally hails from Cap-Rouge, Quebec, Canada, was selected by the Golden Knights in the 2017 NHL Expansion Draft, and was later voted the most valuable player when the Golden Knights won the Stanley Cup Finals in 2023, a season that saw him make a career-high of 42 goals. He left the team at the end of the season as a free agent and subsequently signed a five-year, $27.5 million contract with the Nashville Predators on July 1.

See full listing details for 504 Lob Wedge Ct, Las Vegas

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – As per a new report by Redfin, nearly 60 percent of all homes currently for sale in the Las Vegas Valley have been on the market for over one full month, with the residential real estate brokerage noting that the situation could be described as “stagnant” due to a perceived disconnect between sellers and buyers.

Redfin real estate agent Shay Stein said that home sellers and buyers aren’t on the same page in terms of what they expect when it comes to the current state of the real estate market in the Valley.

There are more listings hitting the market, but a lot of them aren’t in good condition or they’re not in a desirable neighborhood, and sellers are pricing unrealistically high,” she said. “A lot of sellers are willing to let their home sit on the market until they get the price they want, and a lot of buyers aren’t willing to pay sky-high prices when mortgage rates are still high.”

59.4 percent of the homes for sale in the Valley had been listed on the market for over one month by the end of June 2024, which represents a drop of 1.1 percent from the end of June 2023.

In contrast, however, the market in much of the remainder of the United States appears to be playing catch-up with Vegas, with two-thirds – approximately 66.5 percent – of homes for sale in the country having been on the market for over a month, which is a massive 60 percent increase year-over-year.  

Stein notes that homes in the Valley that are “priced fairly” – both in middle-class and affluent neighborhoods – are still getting offers and selling well, with the local market showing the largest year-over-year jump in new listings – 17.5 percent – out of any major metropolitan area.

However, sellers with unrealistic expectations, coupled with buyers made leery by high prices and mortgage interest rates, have resulted in the current residential real estate slowdown, both in Vegas and nationwide, according to Redfin’s report.

June was the fourth straight month in which the portion of homes sitting on the market for at least one month ticked up on a year-over-year basis,” the report said. “Less-desirable listings are sitting on the market, causing unsold inventory to pile up.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Former Las Vegas Raiders quarterback Derek Carr has just put his lavish Southern Highlands mansion on the market for nearly $9 million, following his signing with another NFL team, the New Orleans Saints, last year.

Carr’s mansion, which was built in 2020 and boasts seven bedrooms and nine bathrooms, was listed this week for $8,990,000. The residence comes in at 9,628 square-feet and is located in a gated community that charges a $72 monthly homeowners association fee.

The home has a sleek, modern design aesthetic, with an open layout, tall ceilings, hardwood flooring, and oversized picture windows. The living room has a modern floating fireplace and a sculptural chandelier, and the kitchen has a seated center island, stainless steel appliances, marble countertops, and a pantry. There is also a stone-walled den and large office on the first floor as well.

52 Olympia Canyon Way, Las Vegas – $8,990,000.00

The mansion also has numerous high-end amenities, including a private balcony attached to the primary suite by a wall of sliding-glass windows, as well as walk-in closet, sitting area, and a spa-inspired bathroom with a soaking tub. There is also a guesthouse, a caretaker’s house, sports court, full gym with a golf simulator, and an eight-car garage.

The spacious backyard features a large lawn, two pools, and a patio area with a built-in outdoor barbecue.

Carr, who joined the Raiders in 2014 when they were still based out of Oakland, California, helped the team reach the playoffs during the 2016 season. However, after his performance was deemed below expectations during the 2022 season, Carr lost his starting job and agreed with Raiders leadership to be released following the conclusion of the season. Then, in March 2023, Carr signed with the New Orleans Saints for a four-year contract worth upwards of $150 million.

See full listing details for 52 Olympia Canyon Way, Las Vegas

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Reports have come out regarding a recent class action lawsuit filed against Airbnb in Nevada by a Las Vegas landlord that claims that the online short and long-term homestay broker not only does nothing to prevent individuals from posting illegal listings on their website, but also profits from these listings to the detriment of their legitimate customers.

The plaintiff in Giller v. Airbnb, Inc. – a case filed in June 2024 but only recently coming to public light – is claiming that the online marketplace has violated the Nevada Deceptive Trade Practices Act. Both local and state laws in Nevada mandate that Airbnb confirm that new hosts on their service are indeed the sole person authorized to rent the property in question.

However, the plaintiff in this case is alleging that she rented out a single-family home in Las Vegas to a long-term female tenant in June 2021 for a period of one year, with the provision that the tenant not be able to sub-lease it or utilize it as a short-term rental.

After renewing the lease to this person twice – both in June 2022 and May 2023 – the plaintiff discovered four unauthorized individuals “freely” entering and leaving the house using the security code on the front door while she was performing routine yard work on the property.

The plaintiff soon discovered that her home was listed as a short-term rental on Airbnb – with her tenant’s status on that site being a “Superhost,” indicating she had been doing this for some time and had received positive reviews from multiple guests – but when she reported this violation to the company, she claims that Airbnb “refused to take any action” and continued to allow her tenant to list the property on their platform.

The class action lawsuit – that is seeking to include any landlords in Nevada who currently or previously had properties that were illegally rented out by an Airbnb host from June 10, 2020 to the present day – complains that Airbnb is willing to continue profiting from listings that violated short-term rental laws in Nevada, is not performing mandated due diligence when vetting new hosts, and is still allowing hosts to illegally list properties on their platform without the owner’s consent.

The plaintiff is seeking a jury trial, and is asking for over $75,000 in damages.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.