Henderson STR licenses are open - but two things decide it: your HOA and the 1,000 ft rule.
Henderson calls these Short-Term Vacation Rentals (STVR) and issues an annual registration on a first-come, first-served basis. There is no lottery and no citywide cap. In practice the two things that kill most Henderson deals are (1) a common-interest community whose CC&Rs do not expressly authorize transient lodging, and (2) being within 1,000 feet of an already-registered STVR.
What decides it in Henderson
Measured to the nearest registered short-term vacation rental. Check the city's live map before you write an offer.
Resort hotel as defined by NRS 463.01865 - includes Green Valley Ranch, Sunset Station, M Resort and others.
Silence in the CC&Rs is not enough. You must attach the governing documents with the authorizing language identified.
Both appear on Henderson's official STVR prohibition list. No exceptions.
Non-owner-occupied is allowed; the only difference is a 2-night minimum stay instead of 1 night.
Occupancy is 4 for the first bedroom plus 2 per additional bedroom, capped at 16 people. Bedrooms per Clark County Assessor records.
Once a building hits its cap, new applicants go on a waiting list. Confirm the current percentage with the city.
This is the single biggest trap when buying an existing Henderson STR. The registration dies at closing and the buyer must re-qualify under today's rules.
Henderson short-term rental rules at a glance
| Separation from other STR | 1,000 ft |
|---|---|
| Separation from resort | 2,500 ft |
| Owner-occupied required | No |
| Max occupancy | 16 people |
| Annual registration | $848 |
| Insurance | $1,000,000 |
| Lodging tax | 13% |
| Max properties | 5 per state license |
| Applications | Open - first come |
What it costs
| Annual STVR registration | $848 per property, non-refundable |
|---|---|
| Inspection | Included; $150 no-show fee |
| Liability insurance | $1,000,000 minimum |
| State of Nevada business license | Required (approx. $200/yr) |
| Transient lodging tax | 13% of gross rental revenue, filed monthly by the 15th (2% discount if on time) |
| Minimum-stay violation | $1,000 per occurrence |
How to get licensed in Henderson, step by step
- Pull the property on the Henderson STVR interactive map and confirm nothing registered sits within 1,000 ft and no resort hotel within 2,500 ft.
- Get the HOA governing documents and locate language that expressly authorizes transient lodging. If it is silent, the answer is no.
- Confirm the community is not Inspirada or Cadence.
- Register at henderson.munirevs.com, pay the $848 fee and upload your $1,000,000 certificate of insurance.
- Owner and local contact complete the STVR certification class. Local contact must live in Clark County and respond within 30 minutes for noise complaints.
- Install the noise monitoring device and a street-facing camera; pass inspection within 14 days of contact.
- Distribute local-contact info to every property within 200 feet.
- Put your registration number in every listing and file lodging tax monthly.
Official sources
- Henderson STVR interactive map
- Henderson licensing portal
- Licensing office: 702-267-3950
The other three jurisdictions
A "Las Vegas NV" mailing address does not tell you which set of rules applies - the valley has four, and they disagree on almost everything that matters.
The rules on this page apply to a whole city. Whether one parcel qualifies depends on its distance to the nearest licensed rental and to the nearest resort - we measure both against the official parcel data.
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