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Please note that Cleo and I will be on holiday starting Friday, the 31st, and will return on Monday, November 10th. During this time we will have limited access to the internet and almost no cell phone connectivity. We will return all calls, messages, and emails when we return on the 10th. Please contact your account manager concerning properties, or Selena concerning listings and renovations, if you do not wish to wait for our return.
Also, there will be no newsletter next week while we are on vacation. It will resume the following week.
Many good things are happening (including the fact that I’m on vacation :), so this week I will share a few and not publish a thought piece.
Your Las Vegas Rental Properties May Now Qualify for Lower Property Tax
We recently learned that property tax increases can be capped at 3% per year instead of the standard 8% for rental properties, depending on the rent amount and number of bedrooms. Here is the Clark County web page on this tax abatement program.
In the past, the maximum rent required to qualify for the 3% tax cap for 3-, 4-, and 5-bedroom rental properties was usually much lower than what our clients’ properties command, thereby disqualifying them from the lower tax increase cap. This year, it appears that the County has drastically increased the maximum rent allowed. So, your rental properties’ taxes could be lower, boosting your cash flow.
If your rent is below the maximum rent listed, you can apply for the 3% cap by sending an email to AOCustomerServiceRequests@
“Below are three rental properties that I believe qualify for the 3% cap. Please send me the appropriate form(s).
- 9473 xxxx St $1750/Mo 3 bed
- 844 xxxx Ave $1850/Mo 3 bed
- 7016 xxxx Ave $2075/Mo 3 bed
”
Below is the response I received.
“Attached please find the tax abatement applications for the current 2025/2026 fiscal year. Please complete the forms with a wet-ink signature and return as a PDF to this email, no later than June 15th (2026) to update your abatement percentage for this fiscal year. Once we have received and processed the forms, our office will forward the change to the Clark County Treasurer’s Office to amend your tax bills if applicable.”
After I submitted the applications (via email), I was notified within two business days that the applications were approved and my property tax bills for those properties were amended.
Mortgage Rates at Lowest in the Last 12 Months
According to Freddie Mac, mortgage rates are at their lowest level in months. See the chart below.
This is good and bad news for investors. On one hand, you can get a lower interest rate, which helps with cash flow. On the other hand, as interest rates fall, demand will surge, and prices will rise. We are already seeing faster sales for well-priced properties over the last week.
- $400,000 purchase at 6.5%, 25% down → payment $1,896/Mo
- Same loan at 6.19% → payment $1,832/Mo (saves $64/Mo)
- Price +5% to $420,000 at 6.19% → payment $1,924/Mo (+$92/Mo increase)
Conclusion: small changes in purchase price impact total cost more than small changes in interest rate.
Las Vegas Population and Household Income Growth
The following information comes from “Southern Nevada Economic Statistics.”
| Metric | Date | Current Period | Prior Period | Vs. Prior Period | Prior Year | Vs. Prior Year |
| Population | 2024 | 2,421,685 | 2,371,586 | 2.1% ▲ | 2,371,586 | 2.1% ▲ |
| Gross Domestic Product | 2023 | $178.4 B | $164.0 B | 8.8% ▲ | $164.0 B | 8.8% ▲ |
| Electric Meter Hookups | May ’25 | 931,265 | 929,087 | 0.2% ▲ | 913,364 | 2.0% ▲ |
| Driver’s License Surrenders | Jun ’25 | 59,156 | 59,335 | –0.3% ▼ | 64,324 | –8.0% ▼ |
Driver’s License Surrenders by State
Las Vegas Median Household Income Growth (a 9.8% increase YoY!)
Observations:
- Las Vegas metro population increased to over 2.4M, up more than 50,000 people year over year. With limited inventory of single-family homes and continued population growth, rents and prices will continue to rise.
- Personal income in Las Vegas continues to rise rapidly. That matters because tenant affordability drives rent stability and growth. When we publish our 2026 Las Vegas Investor Outlook in January, our target income range will likely move higher from the current $60,000–$85,000.
Conclusion
Las Vegas remains one of the strongest markets for investors seeking long-term financial independence. November and December are historically the best months to buy—sellers are often motivated, creating pricing leverage. The trade-off may be time to rent. Rentals move slower in winter, so expect a longer lease-up period.
If you’ve been planning to start or add a property to your portfolio, now’s the time. Schedule a meeting with me to get it started.
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