Full-service property management in Las Vegas
What we do, how a year of management actually runs, and what you can expect to see as the owner. Written for people deciding whether to hire a manager, and which one.
Last reviewed
What's included
Marketing & leasing
Rent set from comparable leases, a listing on our rental site and the AppFolio listings feed, application processing, and lease preparation and signing.
Tenant screening
Applications screened consistently under the federal Fair Housing Act and Nevada's broader protections (NRS 118.100), with application-fee refunds handled as NRS 118A.306 requires.
Rent collection
Rent collected through the tenant portal and deposited into a Nevada trust account (NRS 645.310). Tenants always have a fee-free way to pay, as NRS 118A.303 requires.
Maintenance coordination
Online requests from tenants, a phone line for emergencies, and vendors coordinated within the repair terms in your agreement.
Owner reporting
Statements, reports and owner communication through your AppFolio owner portal.
Brokerage behind it
We're part of Las Vegas Realty, LLC, a full real estate brokerage. If you later decide to sell, or want to buy another rental, the same company can help.
A year of management, step by step
- Before listing. We review the home's condition, the HOA rules and the rent. Nevada requires the unit to be habitable at move-in, including working A/C if supplied (NRS 118A.290).
- Marketing. The listing states one all-in rent figure that includes any mandatory fees (NRS 118A.200, since Oct 1, 2025).
- Screening & lease. Applicants are screened, and the security deposit stays within Nevada's 3-months'-rent cap (NRS 118A.242).
- Move-in. The home's condition is recorded on a property condition report at move-in. That record is the baseline for the deposit accounting later.
- Through the lease. Rent collected. Late fees kept within Nevada's cap of 5% of rent, charged only after a 3-day grace period (NRS 118A.210). Repairs coordinated. Entry with 24 hours' notice except in emergencies (NRS 118A.330).
- Renewal or move-out. Rent increases need 60 days' written notice (NRS 118A.300). At move-out, the itemized deposit accounting is due within 30 days (NRS 118A.242).
What you see as the owner
Your owner portal holds statements and reports, so you can check income, expenses and invoices without waiting for a call back. Decisions reserved to you, and the repair amount we can approve without calling, are written into your management agreement. Nevada requires that agreement to state the term, fees, how deposits are held, the extent of our authority, and how either side can cancel (NRS 645.6056).
What management doesn't change
A manager can't make a home rent above the market, and in a flat market like Las Vegas in 2026, pricing discipline matters more than promises. Every tenancy carries some risk. If any manager offers a guarantee, read the conditions and exclusions behind it before you compare it with a lower fee.
Questions about management
What does a property manager do in Las Vegas?
A property manager leases the home (pricing, marketing, showings, screening, lease signing), collects rent into a trust account, coordinates repairs, handles tenant communication and notices, and reports income and expenses to the owner. In Nevada, doing this for someone else for pay requires a real estate license and a property management permit (NRS 645.230, 645.6052). It must also be done under a signed management agreement (NRS 645.6056).
Can I manage my own rental instead?
Yes. Nevada exempts owners managing their own property (NRS 645.0445). Many owners do it well. The work that trips people up is usually Nevada-specific procedure: notice periods, deposit accounting deadlines, the all-in rent rule for ads, and eviction filing. Our Nevada landlord law guide covers the basics whether you hire us or not.
Do you manage condos and townhomes in HOAs?
Yes. HOA communities add rules on top of state law: leasing restrictions, registration requirements and fines that can be passed to the owner. Since July 1, 2026, an HOA whose declaration allows it can restrict rentals under NRS 116.335. An HOA's governing documents should be checked before a home is listed. See renting in an HOA.
Where do tenants pay rent and request repairs?
Through the AppFolio tenant portal. Owners see statements and reports in the AppFolio owner portal. Tenant-facing guides live on the Las Vegas Realty brokerage site.