Is Boulder City, Nevada Good for Airbnb Investment?

To start an Airbnb in Boulder City, Nevada, begin by researching local regulations as Boulder City requires short-term rental permits and has specific zoning restrictions limiting rentals to certain residential areas while prohibiting them in some neighborhoods near Lake Mead. Contact Boulder City's Planning Department to obtain a Conditional Use Permit (CUP) for short-term rentals, which costs approximately $500-800 and requires neighbor notification, then apply for a business license through the city clerk's office for around $100 annually. Find a suitable property in permitted zones, focusing on areas like the historic district or newer residential developments, with properties typically ranging from $300,000-600,000 for single-family homes. Furnish the space with desert-themed decor, outdoor furniture for patios, and amenities like air conditioning, WiFi, and kitchen essentials, budgeting $15,000-25,000 for a complete setup. List your property on Airbnb, VRBO, and Booking.com with professional photos highlighting proximity to Hoover Dam (5 miles), Lake Mead recreation, and historic downtown Boulder City, setting rates between $120-250 per night depending on season and property size. Manage the property by establishing cleaning protocols between guests, installing keyless entry systems, providing local guidebooks featuring Railroad Pass Casino and Nevada State Railroad Museum, and maintaining compliance with Boulder City's occupancy limits and noise ordinances while collecting and remitting Nevada's 6.85% state sales tax plus Boulder City's local taxes.

To identify profitable short-term rental properties in Boulder City, Nevada, focus on locations within walking distance of Lake Mead National Recreation Area, historic downtown district, and properties with lake or mountain views, as these command premium rates of $150-300 per night. Target 2-4 bedroom single-family homes or condos built after 1990 with outdoor spaces, pools, or hot tubs, as Boulder City's tourism peaks during spring and fall months when visitors seek outdoor recreation. Analyze comparable properties on Airbnb and VRBO to identify pricing gaps, with successful properties typically generating $3,000-6,000 monthly revenue during peak seasons. Research competition by monitoring occupancy rates of similar properties within a 2-mile radius, noting that Boulder City has limited STR inventory due to its smaller size, creating opportunities for well-positioned properties. Utilize tools like AirDNA, Mashvisor, and STR analytics platforms to assess market performance, while leveraging local resources such as Boulder City Chamber of Commerce tourism data, Clark County vacation rental regulations, and proximity analysis to Hoover Dam (major tourist attraction drawing 7 million annual visitors). Properties near the Boulder Creek Golf Club or with easy highway access to Las Vegas (30 minutes) typically outperform, and investors should factor in Boulder City's unique prohibition on gambling which attracts family-oriented travelers seeking quieter alternatives to Las Vegas Strip accommodations.

To obtain an Airbnb/STR permit in Boulder City, Nevada, you must first contact the Boulder City Planning Department at 401 California Avenue or call (702) 293-9282 to begin the application process. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement with landlord consent, a floor plan of the property, proof of liability insurance (minimum $1 million coverage), a business license from the City of Boulder City, and a signed affidavit acknowledging compliance with all city regulations. The application fee is approximately $200-300 with an annual renewal fee of around $150-200. Boulder City requires STR properties to be owner-occupied or have a local property manager within 25 miles, maintain a maximum occupancy of 2 people per bedroom plus 2 additional guests, provide adequate parking (typically 2 spaces), and ensure quiet hours from 10 PM to 7 AM. The property must also pass a safety inspection and comply with all zoning requirements, with most residential zones allowing STRs with proper permits. The approval timeline is typically 4-6 weeks from submission of a complete application, and operators must collect and remit transient occupancy tax to both Boulder City (12%) and Clark County. All STR permits must be renewed annually, and the city maintains a registry of approved properties that is updated regularly.

Short-term rentals (STRs) are currently prohibited in Boulder City, Nevada, as the city maintains a complete ban on vacation rentals and short-term accommodations in residential areas. Boulder City, established in the 1930s as a company town for Hoover Dam workers, has historically maintained strict zoning controls and continues to prohibit STRs through municipal ordinances that restrict residential properties from being used for transient lodging purposes. The city's zoning code does not permit vacation rentals, Airbnb-style accommodations, or similar short-term rental operations in residential zones, and there are no designated areas where STRs are allowed. Unlike many Nevada municipalities that have adopted regulatory frameworks for STRs around 2018-2020, Boulder City has maintained its restrictive stance without recent changes to allow such operations, citing concerns about preserving neighborhood character and housing availability for residents. Property owners seeking to operate short-term rentals would need to pursue commercial lodging licenses in appropriately zoned commercial areas, though traditional residential properties cannot be converted to STR use under current regulations.

The best Airbnb investment areas in Boulder City, Nevada are the Historic District near downtown, which attracts tourists visiting the Boulder City/Hoover Dam Museum and those exploring the city's 1930s architecture from the dam construction era, offering year-round appeal for history enthusiasts and Hoover Dam visitors. The Lake Mead area neighborhoods provide excellent opportunities due to proximity to Lake Mead National Recreation Area, attracting water sports enthusiasts, boaters, and outdoor recreation visitors particularly during spring through fall seasons. Properties near the Boulder City Municipal Airport cater to business travelers and private aviation users, while areas close to the Nevada State Railroad Museum draw train enthusiasts and families. The residential neighborhoods within walking distance of the historic downtown core perform well due to their charm and accessibility to local restaurants, shops, and the Boulder Theatre, appealing to tourists seeking an authentic small-town Nevada experience while being just 30 minutes from Las Vegas Strip attractions.

Boulder City, Nevada imposes a transient occupancy tax of 13% on short-term rental accommodations including Airbnb properties, which consists of a 10% city transient lodging tax plus a 3% room tax. This tax applies to all rentals of 30 days or less and is collected from guests at the time of booking or check-in by the property owner or host. Hosts must register with the Boulder City Finance Department to obtain a transient lodging tax license and remit collected taxes monthly by the 15th of the following month using the city's prescribed forms. The tax is calculated on the total rental amount including cleaning fees but excluding applicable sales taxes. There are no exemptions for stays under 30 days, and failure to collect and remit these taxes can result in penalties and interest charges. Additionally, hosts may need to collect Nevada state sales tax of 6.85% depending on their total annual rental income, which must be remitted to the Nevada Department of Taxation quarterly if gross receipts exceed $4,000 annually.

Starting an Airbnb in Boulder City, Nevada requires approximately $485,000-$565,000 in total initial investment. Property purchase costs around $400,000-$450,000 based on median home prices in the area as of 2023-2024. Furnishing a 2-3 bedroom property typically costs $15,000-$25,000 including beds, living room furniture, kitchen essentials, linens, and decor. Initial setup expenses including professional photography, listing creation, and basic marketing total $1,500-$3,000. Permits and fees in Boulder City include business license ($100-$300), short-term rental permit ($200-$500), and potential HOA approval costs ($0-$1,000). Insurance for short-term rentals runs $2,000-$4,000 annually, with the first year paid upfront. Utility deposits and setup fees for electricity, water, gas, internet, and cable total approximately $1,000-$2,000. First six months of operating costs including utilities ($200/month), cleaning services ($100-$150 per turnover), supplies and maintenance ($300/month), platform fees (3% of bookings), and property management if used (10-20% of revenue) total approximately $8,000-$15,000, assuming moderate occupancy rates of 50-60% in the Boulder City market.

Airbnb properties in Boulder City, Nevada typically generate annual revenues between $35,000-$65,000 for well-positioned properties, with average daily rates ranging from $120-$180 depending on proximity to Lake Mead and seasonal demand. Operating expenses generally consume 40-50% of gross revenue, including cleaning fees ($75-$100 per turnover), property management (15-25% of revenue), utilities ($200-$350 monthly), insurance ($150-$250 monthly), and maintenance costs averaging $2,000-$4,000 annually. Properties within 2 miles of Lake Mead Recreation Area command premium rates during peak season (March-October), with some hosts reporting profit margins of 25-35% after all expenses. Success factors include professional photography showcasing outdoor amenities, strategic pricing during major events like the Lake Mead triathlon season, and targeting the growing market of visitors to nearby Hoover Dam and Las Vegas who prefer quieter accommodations. A typical 3-bedroom property purchased for $400,000 in 2022 generated approximately $52,000 in gross revenue with net profits around $18,000, representing a 4.5% cash-on-cash return before mortgage considerations, though properties with pools or lake views consistently outperform this baseline by 15-25%.

Airbnb investments in Boulder City, Nevada typically generate annual ROI of 12-18% due to the city's proximity to Lake Mead and Hoover Dam, attracting steady tourist traffic year-round. Cash-on-cash returns generally range from 8-14% annually, with properties near recreational areas performing at the higher end of this spectrum. Most investors achieve profitability within 18-24 months, benefiting from Boulder City's lower property acquisition costs compared to Las Vegas (approximately 30 miles away) while capturing premium nightly rates of $120-200 during peak seasons. The market shows consistent 75-85% occupancy rates, with properties typically requiring initial investments of $250,000-400,000 for suitable vacation rental homes. Revenue streams average $35,000-55,000 annually per property, with operating expenses including cleaning, maintenance, and city licensing fees typically consuming 35-45% of gross rental income, resulting in net annual returns that support the projected ROI figures in this stable tourism-dependent market.

STRSearch is a national platform that specializes in identifying profitable short-term rental properties for investors, including in Boulder City, Nevada. Local real estate agents who focus on investment properties in the Boulder City area include Realty One Group and Berkshire Hathaway HomeServices Nevada Properties, with agents like those at Las Vegas Realty Group also serving the Boulder City market. National services that help investors find Airbnb properties include AirDNA for market analysis, Mashvisor for property analytics, and BiggerPockets for networking and deal sourcing. Local property management companies such as Red Rock Property Management and Nevada Property Management Group offer services to help investors manage their short-term rentals. Additional national platforms include Roofstock, which occasionally features short-term rental properties, and LoopNet for commercial and investment property searches. Local mortgage brokers and lenders familiar with investment properties in Nevada include Guild Mortgage and Academy Mortgage, while companies like Awning and Visio Lending specialize in short-term rental financing nationwide.