Nevada Rental Portfolio Guide
What you need to know before building or growing a rental portfolio in Nevada — property tax burden, state income tax, security-deposit rule, source-of-income law, and the metros that actually cash-flow after accounting for local taxes.
Tax burden on Nevada rentals
Property tax
0.59%
effective rate on median home value
At 0.59% effective, this is one of the lowest property tax burdens in the country (rank 9 of 51). Portfolio holding costs stay low even in appreciating markets — a big structural advantage for long-term holds.
State income tax
None
top marginal rate
No state income tax means rental income and gains from sales flow through your federal return without a state surcharge. This is a structural tailwind for long-term portfolio compounding, especially if you plan to sell into gains later.
Security deposit rule
State law caps security deposits at 3 months' rent. Charging above the cap exposes the landlord to statutory damages in most states, so build lease templates that respect this ceiling from day one.
Deposit rules change; verify current statute before drafting a lease.
Best cash-flow markets in Nevada
Modeled monthly cash flow on a median-priced single-family purchase at 20% down, 30-year fixed, using Nevada’s 0.59% effective property tax rate plus 25% of rent for insurance, maintenance, vacancy and management.
| Market | Median price | Median rent | Annual property tax | CF / month |
|---|---|---|---|---|
| Elko, NV | $368,280 | $1,573 | $2,173 | $-932 |
| Fallon, NV | $396,274 | $1,716 | $2,338 | $-985 |
| Fernley, NV | $417,886 | $1,879 | $2,466 | $-987 |
| Pahrump, NV | $362,527 | $1,353 | $2,139 | $-1,064 |
| Las Vegas, NV | $430,650 | $1,737 | $2,541 | $-1,166 |
| Carson City, NV | $494,229 | $1,792 | $2,916 | $-1,490 |
State median across the metros: $424,268 home, $1,765 rent, $-1,115/mo modeled cash flow.
Track your Nevada rental portfolio
The Pro Portfolio Tracker rolls up every property in your portfolio, auto-revalues them monthly against local price data, and flags DSCR risk and equity milestones. Each Nevada property carries the state-specific tax burden shown above through to the cash flow calculation.
Property tax rate: Tax Foundation. Security deposit rule: state statute. Verify current law before making decisions — statutes change and this page is a planning reference, not legal or tax advice.