Major Metropolitan Areas

• Las Vegas Metro: Tourism-driven economy, diverse neighborhoods, largest population center
• Reno-Sparks: Technology sector growth, university presence, proximity to California
• Henderson: Master-planned communities, higher income demographics, family-oriented
• North Las Vegas: Affordable entry points, logistics hub, workforce housing

Major metros offer liquidity, professional management options, and diverse tenant pools, but typically feature lower cap rates and higher entry costs in prime areas.

Secondary/Tertiary Markets

• Carson City: State capital, government employment, stable rental demand
• Elko: Mining industry, higher yields, more volatile market
• Mesquite: Retirement communities, golf tourism, growing population
• Pahrump: Affordable housing, commuter community to Las Vegas, rural character

Secondary markets often offer higher cash flow, lower competition, and lower entry price points, but with potentially less liquidity and higher management challenges.

Key Market Analysis Metrics

• Population Growth: Aim for areas with 2%+ annual growth
• Job Growth: Diversified employment sectors, major employers
• Income Trends: Rising incomes support rent and value increases
• Rental Demand: Vacancy rates below 5% indicate strong demand
• Price-to-Rent Ratios: Lower ratios (under 15) support better cash flow
• Development Activity: New construction indicates market confidence
• Infrastructure Projects: Roads, public transit, educational facilities
• Tourism Metrics: Visitor volume and spending (for Las Vegas investments)

The most successful Nevada investors develop systematic market selection criteria aligned with their investment strategy, whether focused on cash flow, appreciation, or balanced returns.

Expert Tip: When evaluating Nevada submarkets, particularly in the Las Vegas Valley, pay close attention to school district quality. While Clark County School District encompasses most of the Las Vegas Valley, performance varies dramatically between individual schools. Properties in zones for highly-rated schools typically experience stronger appreciation and more stable tenant demand. Websites like GreatSchools.org can help identify top-performing schools.

Long-Term Buy and Hold

Best For: Passive investors seeking stable long-term income and appreciation

Target Markets: Established neighborhoods in Las Vegas, Henderson, Reno-Sparks

Property Types: Single-family homes, condos, townhomes

Expected Returns: 5-7% cash flow, 6-9% appreciation, 11-16% total return

Minimum Capital: $60,000-$100,000 for down payment and reserves

Time Commitment: 1-2 hours monthly with property management

This strategy focuses on acquiring properties in stable locations with reliable rental demand and holding through market cycles. It requires patience but delivers consistent passive income and wealth building over time.

BRRRR Strategy (Buy, Rehab, Rent, Refinance, Repeat)

Best For: Investors looking to rapidly build a portfolio with limited capital

Target Markets: Transitional neighborhoods; older suburbs with value-add potential

Property Types: Distressed single-family, small multi-family needing renovation

Expected Returns: 8-12% cash flow after refinance, 12-18% total return

Minimum Capital: $75,000-$100,000 initially (potentially recycled)

Time Commitment: 10-20 hours weekly during acquisition/rehab phases

This strategy enables portfolio scaling by recycling capital. Purchase undervalued properties, renovate to increase value, rent to stabilize, refinance to recover capital, then repeat. Works particularly well in older Las Vegas neighborhoods and North Las Vegas areas with appreciation potential.

Fix and Flip

Best For: Active investors seeking shorter-term profits

Target Markets: Desirable neighborhoods with high owner-occupant demand

Property Types: Outdated/distressed single-family homes with good bones

Expected Returns: 15-25% profit on total project cost per flip (not annualized)

Minimum Capital: $75,000-$150,000 per project

Time Commitment: 20+ hours weekly during active projects

Nevada markets offer numerous fix and flip opportunities, particularly in areas with aging housing stock and strong buyer demand. Success requires skillful project management, accurate renovation cost estimation, and understanding buyer preferences in target neighborhoods.

Short-Term/Vacation Rentals

Best For: Investors seeking highest cash flow potential with active management

Target Markets: Las Vegas Strip adjacent, Summerlin, Downtown Reno, Lake Tahoe

Property Types: Condos, single-family homes in areas with minimal STR restrictions

Expected Returns: 15-25% cash flow, highly variable based on location/season

Minimum Capital: $100,000-$200,000 including furnishing/setup

Time Commitment: 5-15 hours weekly or significant management expense

Nevada’s tourism industry creates strong short-term rental demand, particularly in Las Vegas and Lake Tahoe areas. Successful operation requires understanding local regulations, which vary significantly between municipalities. Las Vegas has enacted various restrictions while some other areas remain less regulated. Check current regulations as they evolve frequently.

Real Estate Agent

Role: Market knowledge, property sourcing, comparable analysis, negotiation

Selection Criteria:

• Experience working specifically with investors
• Investment property ownership themselves
• Deep local market knowledge
• Understanding of investor metrics (cap rate, cash-on-cash, etc.)
• Access to off-market opportunities

Finding Quality Agents:

• Referrals from other successful investors
• Local real estate investment associations
• BiggerPockets forums and networking
• Specialized investor-focused brokerages

Look for agents who provide pre-screening analysis of potential properties rather than simply sending listings. The right agent should be able to calculate returns and identify potential issues before you waste time on unsuitable properties.

Property Manager

Role: Tenant screening, rent collection, maintenance, legal compliance

Selection Criteria:

• Experience with your specific property type
• Strong tenant screening processes
• Clear fee structure without hidden charges
• Technology platforms for reporting and communication
• Established vendor relationships
• Professional certifications (NARPM, etc.)

Typical Management Fees in Nevada:

• Single-family homes: 8-10% of monthly rent
• Small multi-family (2-4 units): 7-9% of monthly rent
• Larger multi-family: 4-7% of monthly rent
• Additional leasing fee: 50-100% of one month’s rent
• Setup/onboarding fees: $250-500 per property

Interview at least three management companies, check references from current clients, and review their lease agreements and processes thoroughly. The right property manager is often the difference between success and failure, particularly for out-of-state investors.

Financing Team

Role: Securing optimal financing, maximizing leverage safely

Key Members:

• Mortgage Broker: Access to multiple loan options and lenders
• Portfolio Lender: Flexible terms for investors with multiple properties
• Private/Hard Money Lender: For short-term needs or non-conforming properties
• Insurance Agent: Specialized in investment property coverage

Financing Considerations for Nevada:

• Conventional, FHA, and VA loans widely available
• Local portfolio lenders familiar with investor needs
• Private money options for fix-and-flip
• Special considerations for condo-hotels common in Las Vegas

Nevada’s property market often attracts cash buyers, particularly in competitive situations. Having pre-approved financing and relationships with responsive lenders is essential to compete effectively for desirable properties.

Support Professionals

Role: Specialized expertise for various investment aspects

Key Members:

• Real Estate Attorney: Entity setup, contract review, dispute resolution
• CPA/Tax Professional: Tax strategy, property tax protests, entity selection
• Home Inspector: Property condition assessment, renovation estimation
• General Contractor: Renovations, repairs, property improvements
• Insurance Agent: Property, liability, and umbrella coverage

The team should scale with your portfolio; beginning investors might rely more on their real estate agent and property manager, while experienced investors with larger portfolios benefit from deeper bench strength with specialists in multiple areas.

Expert Tip: When vetting property managers in Nevada, look for companies with specific experience in your target neighborhoods. Market dynamics vary dramatically between areas like the Las Vegas Strip, Summerlin, Henderson, and North Las Vegas. A property manager specialized in luxury Summerlin homes may lack the vendor relationships and tenant screening expertise needed for workforce housing in North Las Vegas. Geographic specialization often trumps company size when selecting effective property management.

Location Analysis

Neighborhood Factors:

• School ratings and boundaries
• Crime statistics by neighborhood
• Proximity to employment centers
• Property tax rates by exact location
• Future development plans
• Walkability and amenities
• Public transportation access
• Demographic trends in immediate area

Common Nevada-Specific Considerations:

• Master-planned community regulations
• HOA restrictions and fees (prevalent in Nevada)
• Flood zone designation (flash flood risk in some areas)
• Distance from tourist centers (impacts rental potential)
• Local short-term rental regulations
• Water availability and restrictions

Nevada real estate varies dramatically by location, even within the same metropolitan area. Research exact property locations thoroughly, as conditions can change significantly even within a few blocks.

Financial Analysis

Income Estimation:

• Research comparable rental rates (Rentometer, Zillow, local listings)
• Verify rates with local property managers
• Estimate seasonal occupancy rates if applicable (especially for Las Vegas)
• Consider future rent growth potential
• Analyze current lease terms if property is tenant-occupied

Expense Calculation:

• Property Taxes: 0.5-0.75% of value annually (county specific)
• Insurance: 0.3-0.5% of value annually (higher in some areas)
• Property Management: 8-10% of rent plus leasing fees
• Maintenance: 5-15% of rent depending on age/condition
• Capital Expenditures: 5-10% of rent for long-term replacements
• Utilities: Any owner-paid utilities (water often in multifamily)
• HOA/SID Fees: Very common in Nevada, can be substantial
• Vacancy: 5-8% of potential rent (lower in high-demand areas)

Key Metrics to Calculate:

• Cap Rate: Net Operating Income ÷ Purchase Price (aim for 5-8%+)
• Cash-on-Cash Return: Annual Cash Flow ÷ Total Cash Invested (aim for 8%+)
• Gross Rent Multiplier: Price ÷ Annual Gross Rent (lower is better)
• 1% Rule: Monthly rent should be ≥1% of purchase price
• 50% Rule: Operating expenses typically ~50% of rent (excluding mortgage)

Nevada investors should be particularly careful with HOA fee estimates, as they represent a larger portion of expenses than in many other markets. Many Las Vegas and Henderson communities have HOAs with significant monthly fees that impact cash flow calculations.

Physical Property Evaluation

Critical Systems to Assess:

• Roof: Age, condition, tile vs. shingle (common in Nevada)
• HVAC: Age, type, energy efficiency (critical in Nevada’s extreme heat)
• Plumbing: Type of pipes, evidence of leaks, water pressure
• Electrical: Panel capacity, wiring type, code compliance
• Foundation: Look for cracks, settling, expansion issues
• Windows: Energy efficiency, condition, operation
• Insulation: Crucial for energy efficiency in desert climate

Nevada-Specific Concerns:

• High-temperature impact on roofing and exterior materials
• Evaporative cooling systems vs. traditional AC
• Desert landscaping requirements and water conservation
• Block wall vs. wood fence conditions (common property dividers)
• Evidence of termite or pest infestation
• Solar panel systems and their lease/ownership status

Professional Inspections:

• General home inspection ($350-500)
• HVAC system evaluation ($100-200)
• Roof inspection ($150-300)
• Termite/pest inspection ($75-150)
• Pool inspection if applicable ($150-250)

The inspection phase is not the place to economize. Nevada’s extreme climate creates unique challenges for buildings, particularly with regard to HVAC systems, roofing, and energy efficiency. Thorough professional evaluation prevents costly surprises.

Expert Tip: When analyzing potential investments in Nevada, pay particular attention to HVAC system age and condition. In the Las Vegas area, where summer temperatures routinely exceed 110°F, air conditioning is not a luxury but a necessity. A failing HVAC system can lead to emergency replacements costing $5,000-$10,000 and create significant tenant satisfaction issues. Prioritize properties with newer, high-efficiency systems or factor replacement costs into your renovation budget when considering older properties.

Contract and Negotiation

Nevada-Specific Contract Elements:

• Standard Greater Las Vegas Association of REALTORS® (GLVAR) or Northern Nevada Regional MLS forms widely used
• Due diligence period (typically 10-14 days)
• Earnest money deposit (1-2% typical) held by title company
• Seller’s Real Property Disclosure form required by state law
• HOA disclosure requirements if applicable
• Lead-based paint disclosure for pre-1978 properties

Negotiation Strategies:

• Focus on inspection contingency length and terms
• Consider as-is purchases with appropriate price adjustments
• Negotiate closing costs coverage by sellers when possible
• Request specific repairs rather than credits when feasible
• Include fixtures and appliances explicitly in contract
• Consider lease-back options in seller’s markets

Nevada uses a standard purchase agreement with a defined due diligence period that allows buyers to complete inspections and review documents. The market moves quickly, particularly in Las Vegas, so being prepared with financing and quick response times is essential.

Due Diligence

Property Level Due Diligence:

• Professional home inspection (schedule immediately after contract)
• Specialized inspections as needed (roof, HVAC, pool)
• Review of seller’s disclosure (verify all systems functional)
• Utility costs verification (request previous 12 months’ bills)
• Current lease review if tenant-occupied
• Homeowner’s Association documents review (crucial in Nevada)

Title and Legal Due Diligence:

• Title commitment review (easements, restrictions, encumbrances)
• Survey review if available (boundary issues, encroachments)
• Property tax verification (current and post-purchase estimates)
• Permit verification for any recent improvements
• Insurance quote confirmation before closing
• Entity paperwork preparation if using LLC/trust

Neighborhood Due Diligence:

• Visit property at different times of day/week
• Speak with neighbors about area
• Check crime statistics by specific location
• Verify flood zone status (flash floods are a concern in parts of Nevada)
• Research planned developments and infrastructure
• Check proximity to undesirable facilities

Nevada due diligence periods are typically 10-14 days, which is relatively short. Begin inspections immediately after contract acceptance, as scheduling can be competitive in busy markets like Las Vegas and Reno.

Closing Process

Key Closing Elements:

• Title companies handle closings (not attorneys in most cases)
• Typical closing timeline: 30-45 days from contract
• Final walk-through right before closing
• Both remote and in-person closings available
• Cashier’s check or wire transfer for closing funds
• Seller and buyer typically sign separately

Closing Costs:

• Title insurance: Varies by purchase price (typically 0.3-0.6%)
• Escrow fee: $350-500
• Recording fees: $30-100
• Transfer tax: $1.95-$2.55 per $500 of purchase price (county dependent)
• Lender fees: Per lender (if financing)
• HOA transfer fees: $250-500 (if applicable)

Post-Closing Steps:

• Transfer utilities immediately
• Change locks/security codes
• Register with HOA if applicable
• Set up property tax notifications
• Schedule property management onboarding
• File homestead exemption if owner-occupied

The Nevada closing process is generally efficient compared to states requiring attorney closings. Title companies handle most documentation, and many can accommodate remote closings for out-of-state investors.

Expert Tip: Nevada law requires sellers to provide a Seller’s Real Property Disclosure (SRPD) form to buyers within 10 days of accepting an offer. This disclosure covers known material defects but should not replace professional inspections. Nevada courts have ruled that sellers can be liable for failing to disclose issues even after closing. Carefully review this document alongside professional inspection results to identify potential discrepancies that might require further investigation.

Tenant Screening

Key Screening Elements:

• Income verification (3x monthly rent minimum recommended)
• Credit check (minimum score typically 600-650)
• Criminal background check (based on conviction history)
• Rental history verification (previous 2-3 landlords)
• Employment verification (length of employment, stability)
• Eviction history search (Nevada and national databases)

Legal Considerations:

• Nevada allows significant screening flexibility
• Must comply with federal Fair Housing laws
• Consistent application of screening criteria for all applicants
• Careful documentation of reasons for application denials
• Written screening criteria to demonstrate consistency

Thorough tenant screening is particularly important in Nevada markets. While evictions can be completed relatively quickly compared to other states, prevention through proper screening is always preferable.

Lease Agreements

Essential Lease Elements:

• Term length (12-month standard, avoid month-to-month initially)
• Rent amount, due date, grace period, late fees
• Security deposit amount and conditions
• Pet policies and deposits/fees
• Maintenance responsibilities clearly defined
• Utility payment responsibilities
• Rules regarding alterations, smoking, noise, etc.
• Entry notification procedures

Nevada-Specific Provisions:

• Security deposit handling procedures (30-day return requirement)
• Summary of Nevada landlord-tenant law (required)
• Flood zone disclosure if applicable
• HOA rules incorporation if applicable
• 24-hour notice requirement for landlord entry
• Specific language regarding Nevada’s summary eviction procedures

Use professionally prepared, Nevada-specific lease forms such as those from the Nevada Association of REALTORS® or reputable property management companies. Avoid generic online leases that may not comply with Nevada requirements.

Maintenance Systems

Responsive Maintenance:

• Clear protocol for tenant maintenance requests
• Categorization of emergency vs. non-emergency issues
• Response timeline expectations (24 hours for acknowledgment)
• Documentation of all maintenance activities
• Follow-up verification of completion and quality

Preventative Maintenance:

• Seasonal HVAC maintenance (critical in Nevada’s extreme climate)
• Regular irrigation system checks (prevent water waste and fines)
• Roof inspections (especially after monsoon season storms)
• Water heater maintenance and inspection
• Pest control treatments (quarterly recommended)
• Pool maintenance if applicable (common in Nevada homes)

Vendor Management:

• Pre-qualified vendor list for each trade
• Pricing agreements with preferred contractors
• Verification of insurance and licensing
• Performance tracking and quality control
• Backup vendors for each category

Nevada’s extreme climate creates specific maintenance challenges, particularly related to HVAC systems, irrigation/water conservation, and summer storm damage. Proactive maintenance prevents costly emergency repairs.

Financial Management

Income Management:

• Online rent collection options
• Clear late fee policies and enforcement
• Security deposit handling in separate account
• Documentation of all financial transactions
• Rent increase strategies and market analysis

Expense Management:

• Preventative maintenance budget (typically 5-10% of rent annually)
• Capital expenditure reserves (5-10% of rent annually)
• HOA fee tracking and payment
• Insurance review and competitive bidding
• Utility cost monitoring and management

Accounting and Reporting:

• Monthly owner statements
• Annual financial summaries
• Tax document preparation (1099s, etc.)
• Cash flow analysis and forecasting
• Return on investment calculation and tracking

For out-of-state investors, detailed and transparent financial reporting is critical. Property management software with owner portals showing real-time performance data is increasingly the standard in Nevada.

Expert Tip: When managing properties in Nevada, implement a seasonal HVAC maintenance program with professional service before summer. The extreme heat places enormous stress on cooling systems, and preventive maintenance significantly reduces emergency repair calls during the hottest months when HVAC technicians are in highest demand and charge premium rates. Consider including a lease clause requiring tenants to change filters monthly during summer (May-September) and providing them with the correct size filters.

Property Tax Management

Understanding Nevada Property Taxes:

• Among the lowest in the nation (effective rate of approximately 0.53-0.75%)
• No state income tax compensates for other revenue needs
• Set by multiple taxing authorities (county, city, school district, etc.)
• Land valued at market value, improvements at replacement cost less depreciation
• 3% cap on annual increases for owner-occupied; 8% for non-owner-occupied

Appeal Strategies:

• Annual appeals can be filed if assessments seem excessive
• Appeal deadlines vary by county (typically in January)
• Evidence-based arguments using comparable sales
• Property condition documentation to support higher depreciation
• Professional representation available on contingency fee basis

Additional Tax Reduction Strategies:

• Separate business personal property from real estate
• Homestead exemption for primary residence ($550,000 in bankruptcy protection)
• Various exemptions for veterans, disabled persons, etc.
• Review property record cards for errors in dimensions, features

Nevada’s property tax system offers a significant advantage for investors compared to many states. The “depreciation” factor in tax calculations means improvements (buildings) are assigned less taxable value as they age – a unique benefit for investors in older properties.

Federal Income Tax Strategies

Deductible Expenses:

• Mortgage interest (subject to TCJA limitations)
• Property taxes (subject to SALT limitations)
• Insurance premiums
• Property management fees
• Repairs and maintenance
• Utilities paid by owner
• Marketing and advertising costs
• Travel expenses for property management
• Legal and professional services
• Depreciation of building (27.5 years for residential)

Advanced Tax Strategies:

• Cost segregation studies to accelerate depreciation
• Bonus depreciation for qualified improvements
• 1031 exchanges to defer capital gains
• Real estate professional status for active investors
• Self-directed IRAs for certain investments
• Qualified Business Income (QBI) deduction optimization

While Nevada has no state income tax, federal tax optimization remains critical for maximizing returns. Consult with tax professionals specializing in real estate investments to develop a comprehensive strategy tailored to your specific situation.

Entity Structuring for Tax Efficiency

Common Entity Options:

• Individual Ownership: Pass-through taxation, simplest structure
• LLC (Disregarded Entity): Pass-through taxation with liability protection
• LLC (S-Corporation Election): Potential self-employment tax savings
• Series LLC: Available in Nevada with asset segregation benefits
• Limited Partnership: Multiple investor structure with tax advantages

Entity Selection Factors:

• Number of properties owned
• Active vs. passive management
• Portfolio growth plans
• Risk profile and liability exposure
• Estate planning concerns
• Self-employment tax considerations

Nevada-Specific Considerations:

• No state income tax on any entity type
• No franchise tax or business income tax
• Strong asset protection laws
• Series LLC available under Nevada law
• Annual fees and reporting requirements apply ($350+ annually)
• Option to form Nevada entity for out-of-state properties

Nevada is known nationally for its business-friendly climate and strong asset protection laws. Many investors choose to form Nevada entities even for properties located in other states, though this strategy requires careful planning and professional guidance.

Expert Tip: Nevada’s favorable business climate makes it attractive for entity formation, but be wary of “Nevada entity mills” promoting unrealistic tax benefits. While Nevada entities offer strong asset protection and privacy benefits, they don’t eliminate federal tax obligations or necessarily shield income earned in other states. For multi-state investors, consult with tax professionals experienced in both Nevada law and the laws of states where properties are located to develop a legally sound structure that maximizes genuine benefits while avoiding common pitfalls.

Traditional Sale

Best When:

• Significant appreciation has accrued
• Local market conditions favor sellers
• Major repairs/renovations are approaching
• Investment goals have changed
• Portfolio rebalancing is desired
• 1031 exchange into other property is planned

Preparation Steps:

• Strategic improvements for maximum ROI
• Professional photography and marketing
• Timing based on seasonal market patterns (spring typically best)
• Tenant coordination (selling vacant vs. occupied)
• Tax planning to minimize capital gains impact
• 1031 exchange planning if applicable

Cost Considerations:

• Agent commissions (typically 5-6%)
• Closing costs (1-2%)
• Repair negotiations from buyer inspections
• Capital gains taxes if not using 1031 exchange
• Tenant relocation costs if applicable

Nevada residential real estate typically sells quickly compared to national averages, with Las Vegas and Reno markets averaging 30-60 days on market depending on price point and market conditions. Timing can significantly impact sale price, with spring and fall typically bringing the most buyers and highest prices.

1031 Exchange

Best When:

• Significant capital gains have accumulated
• Continuing real estate investment is planned
• Upgrading to larger/higher-quality properties
• Switching property types (residential to commercial)
• Moving investment to different markets
• Consolidating multiple properties into fewer larger assets

Key Requirements:

• Like-kind property (broadly defined for real estate)
• Equal or greater value to defer all gain
• 45-day identification period
• 180-day closing period
• Qualified intermediary to hold proceeds
• Same taxpayer/entity on title

Nevada-Specific Considerations:

• No state capital gains tax to consider
• Title companies familiar with 1031 procedures
• Strong market activity provides replacement options
• DST (Delaware Statutory Trust) options available
• Potential for tax-advantaged moves to/from other states

1031 exchanges are powerful wealth-building tools that allow Nevada investors to preserve equity and defer taxes while strategically improving their portfolios. Advanced planning is essential, ideally beginning 3-6 months before the planned sale.

Cash-out Refinancing

Best When:

• Significant equity has accumulated
• Interest rates are favorable
• Property continues to cash flow after refinance
• Capital needed for additional investments
• Tax-free cash extraction preferred over sale
• Long-term hold still desired

Refinancing Considerations:

• Typically limited to 70-75% LTV for investment properties
• Requires income verification and credit qualification
• Property condition and appraisal critical
• Closing costs typically 2-4% of loan amount
• Impact on cash flow with new loan terms
• Prepayment penalties on some commercial loans

Refinancing allows investors to access equity without triggering tax events, effectively leveraging appreciation while maintaining ownership of appreciating assets. This strategy is particularly effective in Nevada markets that have seen substantial appreciation, such as Reno and parts of the Las Vegas Valley.

Seller Financing/Owner Financing

Best When:

• Higher sale price is priority over immediate cash
• Steady income stream is desired
• Conventional buyers facing tight credit markets
• Property has challenges for traditional financing
• Tax benefits from installment sale desired
• Higher interest returns compared to other investments

Nevada-Specific Considerations:

• Deed of trust typically used to secure financing
• Non-judicial foreclosure available if structured properly
• Dodd-Frank compliance for multiple transactions
• Recording requirements for perfecting security interest
• Title company facilitation recommended
• Servicing companies available for payment collection and accounting

Seller financing can create win-win situations by helping buyers with limited conventional financing options while providing sellers with higher sale prices and potentially favorable tax treatment through installment sales. This exit strategy has grown in popularity during periods of tight credit or rising interest rates.

Expert Tip: When planning your exit strategy in Nevada, particularly in the luxury segments of Las Vegas and Lake Tahoe, consider international marketing. Nevada’s combination of no state income tax and relatively affordable luxury properties (compared to California) attracts international buyers. Work with brokerages that have international reach and experience with foreign buyers. Properties with strong rental histories are particularly attractive to foreign investors, so maintaining detailed records of rental performance can significantly increase buyer interest and potentially sales price.