Henderson, Nevada Airbnb Market Data 2026

Can a Henderson, Nevada house pay its way as an Airbnb, and is the city going to allow it in the first place? Yes on both counts, although the second yes comes with a catch that matters more than any revenue figure. Henderson, in Clark County, will only register a short-term rental that sits at least 1,000 feet from every other registered one and 2,500 feet from a resort hotel, and if the house is inside an HOA community, the community's own governing documents have to expressly allow short-term rentals. So before you fall for a listing, you'll want to know whether that particular address can be registered at all.

The money side needs a caveat of its own. BNBCalc doesn't give Henderson a market to itself; it folds the city into the Las Vegas market, and only 6.9% of the Las Vegas market's measurable listings fall inside Henderson's city limits. That means the market-wide figures that appear alongside this article describe the whole Las Vegas area, so I worked out Henderson's own numbers from the listings inside the city line and set them against everything else.

What came out is a bigger gap than I expected, though not for the reason most people would guess. The median Henderson listing took in $46,904 over the trailing 12 months, against $32,603 for the rest of the Las Vegas market, as of October 2026 in BNBCalc's listing data. Henderson's hosts aren't filling more nights to get there; they're renting bigger houses at higher rates, and I'll show you where that premium holds up and where it disappears.

How Much Do Henderson Airbnbs Earn in 2026?

That $46,904 median is the headline, and three more numbers explain where it comes from. Henderson's median nightly rate runs $393 against $283 across the rest of the Las Vegas market, and its top quartile of listings earns $67,463 or more against $47,377 elsewhere. Occupancy, on the other hand, barely moved when I compared the two sides: a median of 33.6% inside the city and 33.3% outside it.

So where does a 44% revenue gap come from, if Henderson's hosts aren't booking more nights? Mostly, I found, from the houses themselves. More than half of Henderson's listings have four or more bedrooms, while in the rest of the market that share is about a quarter, and the typical Henderson listing is a four-bedroom where the typical listing elsewhere is a two-bedroom. A city-wide median that leans that hard toward big houses is always going to look rich next to one built mostly on studios and one- and two-bedroom units.

So the fairer test, and the one I'd trust, compares the same size of home on both sides of the city line.

Bedrooms	Henderson median revenue	Rest of the Las Vegas market	Henderson median nightly rate	Rest of the market nightly rate
Studio	too thin to measure	$29,876	too thin to measure	$216
1 bedroom	$21,053	$21,857	$180	$213
2 bedrooms	$29,390	$27,722	$265	$265
3 bedrooms	$42,582	$34,194	$350	$309
4+ bedrooms	$62,707	$50,178	$498	$454

Median trailing-12-month figures for individual listings, BNBCalc listing data as of October 2026. Henderson means inside the Census boundary of Henderson city; the rest of the market is every other listing in BNBCalc's Las Vegas market.

When I read that table one size at a time, the premium splits cleanly in two. At one and two bedrooms, Henderson earns about what the rest of the market earns: a one-bedroom here makes slightly less than one elsewhere, and a two-bedroom only about 6% more. At three bedrooms and up, though, Henderson pulls about a quarter ahead, because its bigger listings charge more a night and also book slightly more often than same-size listings outside the city. The studio row looks odd at first, since studios elsewhere in the market out-earn its one- and two-bedrooms, but nearly all of them sit in Paradise, an unincorporated part of the valley, and they book more nights than the market's one-bedrooms do, a median 39.1% against 34.4%.

If you're shopping in Henderson, that tells you which property to look at. A one- or two-bedroom here earns about what it would elsewhere in the valley, whereas a three- or four-bedroom is where the city's premium shows up in the revenue. I'd treat the four-bedroom median as the baseline for a family-sized house, and $77,128, where the top quarter of Henderson's four-bedrooms starts, as what a well-run one can reach. That top line sits close to the rest of the market's ($75,898), so the Henderson premium lives in the middle of the pack rather than at the very top.

You're also not competing against a scattering of hobby hosts. Across the Las Vegas market, professional hosts run a large share of the listings, so your house sits in search results beside operators who price and clean for a living. If you'd prefer one of them to run the house for you, our guide to property managers in Henderson is a sensible place to start comparing.

Is the Henderson Airbnb Market Oversaturated?

Those professional operators are part of why people ask whether the area's getting crowded, and I'd like to hand you a firm answer either way, but the data can't settle it yet. BNBCalc measures supply and demand for the Las Vegas market as a whole rather than for Henderson on its own, so this answer comes from the wider market first, with what I can add about Henderson after it.

Las Vegas market, all listings	October 2025 to September 2026 vs the 12 months before
Occupancy	down about 4%
Nightly rate	up about 15%

Market-wide averages across every listing in BNBCalc's Las Vegas market. Each change is relative, a percentage of the earlier year's figure rather than percentage points, and occupancy and nightly rate are averaged separately, so the two don't multiply into a revenue figure. Active listings are left out because a single month's drop decides which way they point.

The way I read that table, guests across the market paid noticeably more per night this year while booking slightly fewer of them. The figure that's missing, the number of active listings, is the one the oversaturation question turns on, and I left it out on purpose. Listings across the Las Vegas market dropped sharply in one month, September 2025, and that single drop is big enough to decide whether the whole year reads as a fall or a rise, so it isn't a trend I'd ask you to buy a house on.

So I can't tell you supply is shrinking, and I can't tell you it's growing. What I can say is that occupancy softened while rates climbed, which looks more like a market leaning on price than one drowning in new listings, and that's a judgment, not a measurement.

I can add two things about Henderson that the market-wide figures can't. Its listings book at the same median occupancy as the rest of the market, so there's no sign the city is more crowded than its neighbors. And Henderson's own rules cap how closely registered rentals can pack together, since a new one has to sit 1,000 feet from the nearest registered rental, which puts a ceiling on legal supply that an unregulated suburb wouldn't have. If you want a running check, watch how often listings like yours get booked and look again every few months, because occupancy is the number that would move first if Henderson did get crowded. For the wider picture, our Las Vegas market data post covers the metro as a whole.

When Is Henderson's Peak Airbnb Season?

Occupancy is also the number that shows the calendar, and once again it comes from the whole Las Vegas market rather than from Henderson alone.

Month	Occupancy (Las Vegas market)	Average nightly rate (Las Vegas market)
October 2025	38.7%	$335
November 2025	35.3%	$338
December 2025	35.0%	$334
January 2026	34.8%	$322
February 2026	30.5%	$300
March 2026	41.0%	$327
April 2026	37.8%	$333
May 2026	37.7%	$392
June 2026	31.1%	$319
July 2026	34.6%	$337
August 2026	26.4%	$316
September 2026	31.2%	$319

Monthly averages across every listing in BNBCalc's Las Vegas market, October 2025 to September 2026.

These monthly figures average the whole market, whereas each Henderson occupancy median in the earnings section divides a listing's booked nights by every day of its year, counting the nights a host kept off the calendar, and the typical listing in this market keeps a little over 100 nights off it. That's why the monthly table and the medians shouldn't be read against each other month for month. The pattern I'd take from the monthly table is spring against summer. March, April and May averaged close to 39% occupancy across the market, while June, July and August averaged about 31%, and August was the weakest month of the summer at 26.4%. My guess is that the heat has a lot to do with it, although the data can't tell you why guests stay away.

Rates tell a slightly different story. Across the market, nightly rates averaged between about $316 and $338 in most months, dipped to $300 in February, and jumped to $392 in May, which is the one month where pricing clearly outran the rest of the calendar. I'd also notice October and March, because both paired strong occupancy with ordinary rates.

The days of the week swing even harder than the months. Across the Las Vegas market, Saturday occupancy runs about 35% above the weekly average and Tuesday's about 24% below it, while Friday and Saturday nightly rates run about a fifth above the week's average. So if your Henderson house sits empty midweek, I wouldn't panic, since that's normal for the Las Vegas market, and it's the reason weekend pricing carries so much of the year. The Las Vegas market page in BNBCalc Markets charts the same months, but its default view covers typical earners, not the whole set of listings, so expect its monthly figures to differ somewhat from this table.

Where Should You Buy an Airbnb in Henderson?

Seasonality looks the same across the valley, but location inside Henderson doesn't, and the ZIP code you buy in can more than double the median.

ZIP code	What it takes in	Median revenue	Median nightly rate	Median occupancy	Top-quartile revenue	Typical size
89002	Palm Hills and Old Vegas Ranch, east Henderson	$61,399	$413	37.1%	$72,625	4 bedrooms
89052	Seven Hills, Sunridge at MacDonald Ranch and northern Anthem	$59,271	$512	31.5%	$65,595	4 bedrooms
89012	MacDonald Highlands, Ascaya and much of Green Valley Ranch	$58,681	$411	31.2%	$76,581	3 to 4 bedrooms
89074	Southern Green Valley and Cornerstone	$56,855	$458	33.4%	$73,962	4 bedrooms
89014	Whitney Ranch and northern Green Valley	$48,931	$424	31.7%	$67,855	4 bedrooms
89015	Black Mountain and the area around City Hall on Water Street	$43,739	$358	35.4%	$69,521	4 bedrooms
89011	Lake Las Vegas and Tuscany, plus Cadence, where the city won't register rentals	$26,566	$244	32.3%	$34,821	2 bedrooms

Listings inside Henderson's city limits only, grouped by 2020 Census ZIP code tabulation area, from BNBCalc listing data as of October 2026, with master-planned communities named from the City of Henderson's own planning map; ZIP codes too thin to measure reliably are left out.

I'd read the table from the median revenue column first, then check the typical size before you compare two rows, because the typical listing is a three- or four-bedroom in six of the seven ZIP codes and a two-bedroom in the seventh. That seventh is 89011, around Lake Las Vegas, and it sits at the bottom because its listings are mostly smaller units renting at lower rates.

At the top, 89002 in east Henderson leads on median revenue and posts the highest occupancy on the table, so it's the one I'd look at first if you want the house that books most reliably. 89052 charges the highest median rate by a clear margin, at $512 a night, but it books less often than 89002, so the two land close together on revenue by opposite routes. 89012 carries the city's strongest top quartile, although it's also the thinnest row on the table, so treat its figures as the most likely to move between data updates.

The middle of the table is where a lot of the city's familiar names sit. Green Valley is split between 89074 and 89014, and both halves earn solidly without leading anything. 89015, around City Hall, has the second-highest occupancy on the table at one of the lower rates, which I think makes it a reasonable pick if you'd rather pay less for the house and lean on bookings.

Then there's the part I can't put in a table. Inspirada and southern Anthem sit in 89044, which is too thin to measure, and Inspirada is also on the city's list of developments where short-term rentals are prohibited outright, as is Cadence in 89011. So a thin row in Henderson isn't always an untapped opportunity; sometimes it's a neighborhood where you can't register. For the street-level judgment behind these ZIP codes, our guide to the best Henderson neighborhoods for Airbnb covers what a median can't.

Which Amenities Make the Most Money in Henderson?

Whichever ZIP you land in, the amenity BNBCalc publishes openly for the Las Vegas market is one Henderson's houses already tend to have, since its amenity model credits a pool with about 34% more revenue across the market, comparing listings that have one against similar listings that don't. BNBCalc Markets also puts values on several more amenities in the Las Vegas market, among them an EV charger, a gym, a hot tub, a sauna, a barbecue, bicycles and allowing pets, although BNBCalc keeps those values inside the Markets subscription, so I won't print them. Near-universal basics such as a washer stay out of BNBCalc's published results altogether, since nearly every host offers one.

What surprised me is how common pools are inside the city. About three in four Henderson listings advertise a pool, against about three in five in the rest of the market, and among listings with three or more bedrooms the gap widens to about three in four against just over half. So in Henderson a pool is close to the standard rather than an edge, and I think the real lesson runs the other way: a family-sized house without one is competing against neighbors that mostly have one. If you're counting on that 34%, remember it's measured across the whole Las Vegas market, so it won't stack neatly on top of a Henderson median that already reflects all those pools.

I saw the same pattern in cleaning fees. About half of Henderson's listings charge one, against a little over two in five elsewhere, and the listings that do charge one ask a median $200 inside the city against $135 outside it, which fits a city of bigger houses. The city's lodging tax guidance counts a cleaning fee as part of the rent, so Henderson's 13% lodging tax lands on that fee on the guest's bill too.

Is Airbnb Legal in Henderson?

That 13% tax is the easy part of the rules here. Short-term rentals are legal in Henderson, and Nevada law bars a city from banning them outright, but the city runs its own registration program with rules strict enough that plenty of houses won't qualify. I checked each rule against Henderson's Development Code as it read in October 2026, and if you're buying, the distance and HOA rules are the two I'd settle before anything else, because the rest is paperwork you can plan for.

You register every year with the city. Henderson's Development Code requires any owner running a short-term vacation rental to register the property and renew annually, and the city listed the registration fee at $848 a year as of April 2026. Since only the owner of record can register, that owner is also the one who needs a State of Nevada business license plus $1 million or more of general liability coverage per occurrence. On top of that, someone has to answer complaints around the clock, either a contact who lives in Clark County or a licensed private security company, and both you and that contact have to complete a short-term rental certification class, unless the contact is a property manager licensed under NRS 645.

Distance decides most of it. A new short-term rental needs at least 1,000 feet of clearance from every registered one, counted from one property line to the other, plus 2,500 feet from a resort hotel, and the code says neither distance can be waived. That 1,000 feet is also stricter than the 660-foot minimum Nevada sets for its cities, so if a house on your street already holds a registration, I'd assume yours can't get one, however good the numbers look.

HOA communities are closed unless their documents say otherwise. In a city with this many master-planned communities, this is the rule that catches people. Both Henderson's code and state law bar a short-term rental inside a common-interest community unless the community's governing documents expressly authorize it, and you'll have to attach that language to a notarized statement when you register. The city also keeps a prohibited list naming two developments, Inspirada and Cadence, where it won't register a short-term rental at all.

Zoning and building type narrow it further. Henderson allows short-term rentals, subject to these standards, in its residential and mixed-use zoning districts and its Tourist Commercial district, but not in its other commercial, industrial or public districts, and some of its planned-community districts don't permit them at all. An apartment can only be used if it's mapped for individual ownership, like a condo, and no more than 10% of the units in a building can be short-term rentals.

The house rules are specific, too. Once you're registered, occupancy is capped at four guests for the first bedroom and two for each additional bedroom, up to 16, based on the bedroom count the Clark County Assessor has on file. Bookings run at least two nights unless the home is owner-occupied, in which case one night is allowed, and you can only take one booking at a time. Parties and weddings are banned, and you'll need a working front-facing security camera, noise-monitoring equipment indoors and out, and a written noise management plan.

The lodging tax sits on the guest's bill. Henderson adds a combined transient lodging tax of 13% to the rent, and since the city's code makes hosting platforms collect the tax and hand it over to the city, on platform bookings it never passes through your hands. You still file a monthly return yourself, though, even for a month when nobody stayed.

Enforcement is expensive. Operating without a registration carries a fine of $1,000 to $2,500 for each day it continues, and two of the higher-fine violations in 12 months, or three of the lower-fine ones, start the process to terminate a registration. Once a registration is terminated, that property is barred from short-term renting for two years.

One boundary to keep straight: Henderson's rules stop at the city line. Most of the rest of the Las Vegas market sits in unincorporated Clark County, which runs on a separate rulebook, and our Clark County guide covers that one. For the full Henderson process, from the registration checklist to the complaint hotline, our Henderson short-term rental regulation guide covers every step in order.

How Does BNBCalc Track the Henderson Airbnb Market?

Henderson's guide handles the forms and fees, while the trends and month-by-month calendar I've quoted are averages over every Las Vegas-market listing in BNBCalc's data. That same data powers BNBCalc Markets, a tool that helps you weigh whole short-term rental markets before you ever pick an address, and the pool's value is the one Markets publishes. The Henderson medians, on the other hand, are BNBCalc listing data I narrowed to the city line. You'll also find up to three years of monthly history for the Las Vegas market in Markets, though the page starts you on typical earners instead of the full set of listings, so don't expect its numbers to match mine.

How Do You Estimate Airbnb Revenue for a Henderson Property?

Market history tells you how the valley behaves, but a specific Henderson house needs its own projection, and that's what the BNBCalc Calculator is for. Give it an address and it compares the house with up to 50 comparable listings to project what it would earn, how often it would book and what it could charge a night, and from there you add your own costs, financing and target return. Once a US address turns up four or more comps, the AI Underwriter can also trim that set down to the nearest matches, which helps in Henderson, since a four-bedroom in Seven Hills and a two-bedroom at Lake Las Vegas have almost nothing in common.

Once you have the Calculator's projection, I'd run it past three Henderson-specific checks.

1. Can the address be registered? Check the 1,000-foot and 2,500-foot distances, the HOA's governing documents, and the city's prohibited list before you model anything. A house that fails any of them doesn't have short-term revenue to estimate.
2. Which baseline fits the house? Compare your projection with the Henderson median for the same bedroom count, not with the market-wide figures shown beside this article, since those cover the whole Las Vegas market and its smaller units.
3. Does the occupancy look like Henderson? Henderson's listings book a median of about a third of their nights. If your comps imply far more than that, find out which nights you're expecting to fill, because a weekday-heavy plan runs against how the Las Vegas market books.

If you already run a Henderson listing, the Airbnb Listing Optimizer is the better fit: it reads up to 100 of your guest reviews, sets your listing beside up to 50 nearby competitors, and tells you which fix to make first. For an investor or lender with a long list of addresses and software of their own, there's the BNBCalc API. It sends the Calculator's full property analysis straight into that system, cash flow and comps included alongside revenue, occupancy and nightly rate, and it's billed by usage. If you haven't settled on Henderson at all, Nevada's short-term rental markets ranked by gross yield show how the state's markets compare before you narrow it down.

So, Is Henderson a Good Place for an Airbnb?

Henderson works well for the right house in the right spot, meaning a bigger home at an address the city will register. In BNBCalc's listing data, a Henderson four-bedroom earned a median $62,707 over the trailing 12 months to October 2026, about a quarter more than a four-bedroom elsewhere in the Las Vegas market, while smaller units earned about what they would anywhere in the valley. Once an address clears the distance and HOA rules, I'd run it through the BNBCalc Calculator before any offer.

Henderson's numbers come from its rules and housing as much as its guests: the median runs high because the city is built from big houses, and a ZIP code too thin to measure takes in Inspirada, where the city won't register a rental. So for a suburb like this one, what it's allowed to become can tell you more than how it performed last year.

Frequently Asked Questions

How much does an Airbnb in Henderson, Nevada make?

BNBCalc's listing data puts the median Henderson short-term rental at $46,904 across the trailing 12 months to October 2026. Henderson's median nightly rate was $393, and its median listing was booked on 33.6% of its nights. A typical four-bedroom earned $62,707 and a typical three-bedroom $42,582. The top quarter of Henderson listings earned $67,463 or more. Those figures cover only listings inside Henderson's city limits.

Is Henderson its own Airbnb market in BNBCalc?

No. BNBCalc Markets counts Henderson as part of the Las Vegas market, and Henderson holds only 6.9% of that market's measurable listings. The market-level figures BNBCalc shows for Henderson describe the whole Las Vegas market, which is why the Henderson medians in this guide come from listings inside the city line alone.

Do Henderson Airbnbs earn more than the rest of the Las Vegas market?

At three bedrooms and up, yes. In BNBCalc listing data from October 2026, a Henderson three-bedroom earned a median $42,582 against $34,194 elsewhere in the Las Vegas market, and a four-bedroom $62,707 against $50,178, about a quarter more in both cases. One- and two-bedroom listings in Henderson earned about what they did elsewhere in the market.

What's the best ZIP code for an Airbnb in Henderson?

Going by BNBCalc listing data from October 2026, 89002 in east Henderson had the highest median revenue, $61,399, and the highest median occupancy, 37.1%. 89052, which takes in Seven Hills, had the highest median nightly rate at $512. 89011, around Lake Las Vegas, earned the least, because its listings are mostly smaller units.

How can I estimate what a specific Henderson house would earn?

Put the address into the BNBCalc Calculator. It weighs the house against up to 50 comparables, projects its yearly revenue, nightly rate and occupancy, and then runs those numbers through your expenses, financing and returns. Compare its projection with the Henderson median for the same bedroom count, and confirm the house can be registered under the city's distance and HOA rules before you rely on any number.