Clark County · Henderson
Sell Your Commercial Property In Henderson, NV
Own a commercial apartment building of five or more units in Henderson? We purchase multifamily properties around Green Valley, Anthem, and the rest of Clark County, and we review every deal against a clear buy box.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Where We Look: Green Valley · Anthem · Inspirada · Water Street District — Clark County, NV
Market Snapshot
Renter Demand In Henderson
Henderson had 332,141 residents in ACS 2020-2024 estimates, and 33.9% of its households rent. Median gross rent was $1,824 a month, above Clark County's $1,626. Rental vacancy was 4.7%, below the county's 7.1%.
This profile covers who rents in Henderson, how rents compare with HUD's FY2027 fair market rents, and the size and age of local apartments. The tax section walks through the 2.9613 combined rate with a $2 million example. It then covers Clark County transfer tax and the Nevada statutes that set deposits, late fees and notice periods. Hospitals, the Raiders headquarters and Nevada State University anchor demand inside Henderson, while many residents commute to resort jobs elsewhere in the valley.
If you want to sell commercial property in Henderson, NV, these are the figures a buyer will use to price your building. Each number links to the official page it came from, and each figure carries its survey period or fiscal year.
Henderson hospital campuses
Valley Health System lists Henderson Hospital as a 279-bed facility. Dignity Health's Siena Campus in Green Valley runs a Level III trauma center, and its Rose de Lima Campus opened in Henderson in 1947.Raiders headquarters
The Las Vegas Raiders base their headquarters at 1475 Raiders Way in Henderson. The team lists a 135,000-square-foot office, a 150,000-square-foot field house and three outdoor football fields.Nevada State University
Nevada State University reported more than 8,800 students for fall 2026 at its Henderson campus. Its September 2026 announcement calls the count a record and notes the figures are preliminary.Our Buy Box
What We Buy In Henderson
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Henderson Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Henderson
Renters occupy 33.9% of Henderson's 132,573 occupied homes, or 44,974 households, in Census ACS 2020-2024 tenure data. The renter share is 42.2% in Clark County and 40.0% across Nevada. Henderson had 332,141 residents in the same survey.
Most working residents leave Henderson for their jobs. In ACS 2020-2024 place-of-work data, 87,149 of Henderson's 151,129 workers, or 57.7%, worked outside the city. Their mean travel time to work was 24.3 minutes, per the ACS economic profile.
Resort and casino work is part of that picture. Arts, entertainment, recreation, accommodation and food service jobs employ 19.6% of Henderson's working residents, against 17.1% in Nevada. Nevada DETR's 2024 Clark County top-employer list places all 20 employers, including MGM Grand and Caesars Palace, at Las Vegas, Nellis AFB or Laughlin addresses.
Several large employers sit inside Henderson itself. Valley Health System describes Henderson Hospital as a 279-bed facility. Dignity Health's St. Rose Dominican Siena Campus at 3001 St. Rose Parkway runs a Level III trauma center and a Level III NICU. Dignity's Nevada history page places the Rose de Lima Campus in Henderson since 1947, while the San Martín Campus sits in southwest Las Vegas.
Sport and higher education add newer demand. The Las Vegas Raiders run their headquarters and performance center at 1475 Raiders Way in Henderson, with a 135,000-square-foot office and a 150,000-square-foot field house. Nevada State University reported more than 8,800 students for fall 2026 at its Henderson campus, a preliminary count.
Rents and affordability in Henderson
Median gross rent in Henderson was $1,824 a month in ACS 2020-2024 estimates. That is above Clark County's $1,626 and Nevada's $1,597. Henderson's median household income was $90,138, against $76,472 countywide, per Census table B19013.
Higher incomes have not removed rent pressure. In table B25070, 53.4% of Henderson renter households, or 24,016, spend 30% or more of income on rent. Another 27.2%, or 12,253 households, spend half or more.
HUD's FY2027 fair market rents took effect October 1, 2026, for the Las Vegas-Henderson-North Las Vegas, NV MSA. Henderson's $1,824 median gross rent sits $138 above the two-bedroom FMR of $1,686.
| Unit size | HUD FY2027 FMR |
|---|---|
| Studio | $1,310 |
| One bedroom | $1,435 |
| Two bedroom | $1,686 |
| Three bedroom | $2,317 |
| Four bedroom | $2,652 |
Source: HUD fair market rent documentation. Anyone selling commercial property in Henderson with voucher tenants should expect buyers to compare contract rents with this table.
Apartment stock in Henderson
Buildings with five or more units hold 24,167 of Henderson's 141,297 housing units, or 17.1%, in ACS 2020-2024 structure data. Clark County's share is 23.7%, and Nevada's is 21.8%. Detached single-family homes make up 68.7% of Henderson's units.
By building size, Henderson has 8,774 units in 5-9 unit buildings, 5,394 in 10-19 and 2,577 in 20-49. Another 7,422 units sit in buildings of 50 or more, or 5.3% of all units.
Henderson's housing is young, with a median year built of 2001 in ACS 2020-2024 estimates. Only 7.2% of units predate 1980, against 17.5% in Clark County, per table B25034. Since 2010, 30,918 units have been added, or 21.9% of the stock.
Rental vacancy in Henderson was 4.7% in the ACS 2020-2024 housing profile, against 7.1% in Clark County and 6.8% statewide. For owners who want to sell commercial real estate in Henderson, NV, that low vacancy and newer construction shift buyer attention toward rent levels and operating costs.
Property taxes in Clark County
All 14 Henderson tax districts carry a combined rate of 2.9613 per $100 of assessed value for FY2026-27. That rate comes from the Nevada Department of Taxation's FY2026-27 property tax rates report. It stacks the state's 0.1700, the Clark County School District's 1.3034, Clark County's 0.6541, Henderson District Public Libraries' 0.0630 and Henderson's 0.7708.
The Clark County Assessor values real property with the cost method, adding replacement cost of improvements to land at market value. Improvements lose 1.5% a year to depreciation, for up to 50 years. Assessed value is 35% of taxable value, and appeals go to the County Board of Equalization by January 15.
Worked example: a Henderson apartment building with a $2,000,000 taxable value has a $700,000 assessed value. At 2.9613, the uncapped tax is $20,729.10 a year, or about $1,036.45 per unit across 20 units. The same value in the City of Las Vegas, at 3.2782, would owe $22,947.40.
Annual bill increases are limited by abatement. For FY2026-27, the Department of Taxation sets Clark County's cap at 3.0% for homes and qualifying rentals and 8.0% for other property. Because a buyer underwrites next year's bill, the cap on a parcel matters when you sell commercial property in Henderson, NV.
Real property transfer tax in Clark County totals $2.55 per $500 of value. NRS 375.020 sets $1.25 for counties of 700,000 or more people, and NRS 375.023 adds $1.30. A $2,000,000 sale carries $10,200, and NRS 375.030 makes buyer and seller jointly and severally liable.
Landlord rules for Henderson owners
Nevada's NRS Chapter 118A governs Henderson residential leases. Security deposits may not exceed three months' periodic rent under NRS 118A.242. Any remaining deposit must be returned within 30 days after the tenancy ends.
Late fees are limited by NRS 118A.210(4). No late fee may be charged until 3 calendar days after rent is due, and the fee cannot exceed 5% of periodic rent. Rent increases need 60 days' written notice under NRS 118A.300, or 30 days for periodic tenancies shorter than a month.
Evictions follow NRS Chapter 40. For unpaid rent, NRS 40.253 requires a notice to pay or surrender by the close of business on the seventh judicial day after service. Ending a periodic tenancy takes at least 7 days' notice for week-to-week tenants and 30 days for other periodic tenancies, under NRS 40.251.
What this means for Henderson apartment owners
Henderson pairs a 4.7% rental vacancy rate and a 2001 median build year with a 2.9613 tax rate, below the City of Las Vegas. Buyers will weigh those strengths against a 53.4% rent-burden share when they price rent growth. Our cap rate calculator shows how taxes and rents move value.
If you plan to sell multifamily property in Henderson, send the address, unit count and rent roll through our seller page. Skyline Capital Investments buys apartment buildings of five or more units, listed or off-market.
Owners ready to sell commercial property in Henderson, NV get a plain answer on whether a building fits our criteria. We review buildings in Green Valley, Anthem, Inspirada and the Water Street District.
Good To Know
Henderson Seller Checklist
More about selling in Nevada →Investing in Henderson? See apartment syndications in Henderson →
- Clark County transfer tax is $2.55 per $500 of value. Owners who sell commercial real estate in Henderson, NV face $10,200 on a $2 million sale.
- Henderson's 4.7% rental vacancy in ACS 2020-2024 estimates sits below Clark County's 7.1%, which supports occupancy assumptions in a buyer's underwriting.
- Clark County's FY2026-27 abatement caps are 3.0% for homes and qualifying rentals and 8.0% for other property, per the Nevada Department of Taxation.
- Before you sell your apartment building in Henderson, gather the rent roll, deposit ledger and 12 months of operating statements that buyers request first.
Seller Guides
Your Situation, Handled — Henderson
Learn More
Taxes & Rules For Henderson Property
The Nevada rules that shape any deal in Henderson: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Henderson Seller FAQ
How do I sell commercial property in Henderson, NV?
Start with the rent roll, unit count and a trailing 12-month operating statement. Buyers will compare your rents with Henderson's $1,824 median gross rent and HUD's $1,686 two-bedroom FMR. They will also model the 2.9613 tax rate and Clark County's $2.55 per $500 transfer tax. Skyline Capital Investments reviews 5+ unit buildings directly, listed or off-market.
What is the property tax rate on an apartment building in Henderson?
The Nevada Department of Taxation lists a combined FY2026-27 rate of 2.9613 per $100 of assessed value in every Henderson tax district. Assessed value is 35% of taxable value. A $2,000,000 taxable value yields $700,000 assessed and $20,729.10 in tax before abatement. Anyone selling commercial property in Henderson should expect buyers to model that figure.
What are the deposit and late fee limits for Henderson apartments?
NRS 118A.242 caps security deposits at three months' periodic rent. The landlord must return any remaining balance within 30 days after the tenancy ends. Under NRS 118A.210(4), a late fee cannot be charged until 3 calendar days after rent is due. The fee also cannot exceed 5% of the periodic rent.
How much transfer tax is due when I sell commercial real estate in Henderson, NV?
Clark County's rate is $2.55 per $500 of value. NRS 375.020 sets $1.25 for counties of 700,000 or more people, and NRS 375.023 adds $1.30. A $2,000,000 sale carries $10,200. NRS 375.030 makes buyer and seller jointly and severally liable, and the county recorder collects the tax before recording the deed.
How do Henderson rents compare with HUD fair market rents?
Henderson's median gross rent was $1,824 a month in ACS 2020-2024 estimates. HUD's FY2027 fair market rents for the Las Vegas-Henderson-North Las Vegas MSA are $1,435 for a one-bedroom and $1,686 for a two-bedroom. Because the median covers every unit size, it runs $138 above the two-bedroom FMR rather than matching one unit type.
Is rental vacancy low in Henderson?
Yes. Rental vacancy was 4.7% in Henderson in ACS 2020-2024 estimates, compared with 7.1% in Clark County and 6.8% across Nevada. Henderson's housing is also newer, with a 2001 median year built and only 7.2% of units built before 1980. Since 2010, 30,918 units have been added in Henderson, so much of the rental stock is recent.
Do I need to fix up my Henderson building before selling?
No. We price in deferred maintenance, vacancy, and below-market rents ourselves, so you can sell the property as it stands.
How does a sale to you work in Clark County?
Send the address, unit count, and any financials. We give feedback, then a written letter of intent if it fits, followed by diligence and a closing date that works for you.
Is it possible to sell rental property in Henderson without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
How fast can I sell my apartment building in Henderson?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
Submit A Deal
Get An Offer Review In Henderson
A few details are enough to start. We respond to every Henderson submission, including off-market and pocket listings.
