Open data · CC-BY 4.0

Las Vegas, NV cost segregation benchmarks (2026)

Engine-derived ROI data from 5 representative Las Vegas-area properties. Methodology transparent below. CC-BY 4.0, journalists, CPAs, and researchers may cite this dataset with attribution.

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Three key findings for Las Vegas

  1. Median engine-estimated Year-1 federal savings: $38,536 (interquartile range $34,454–$49,601, full range $18,451–$141,566) across 5 representative fixtures with purchase prices $385,000–$1,850,000. Assumptions: 100% bonus depreciation under OBBBA; 37% federal top marginal bracket. Individual property results vary substantially based on specific condition, renovation history, and rental treatment.
  2. Median reclassification ratio: 25.1% (interquartile range 24.8%–26.9%, full range 16.7%–27.2%). Furnished STRs sit higher in the range due to FF&E density; long-term rentals sit lower; renovation-cost-pool-driven properties span both. Your specific property may fall outside this range either direction depending on actual condition and renovation history.
  3. Median land allocation: 22.4% (interquartile range 20.8%–22.6%, full range 20.3%–24.0%). Resort-tier and high-cost-of-land neighborhoods (where the engine's premium land floor often applies) compress depreciable basis as a percentage of purchase price, but produce larger absolute dollar deductions. See the methodology note below the neighborhood table for the premium-floor mechanism.

Important framing: These are engine outputs for representative fixture scenarios, not predictions about any specific property. The cost segregation engine takes real property data (address, year built, square footage, renovation history, assessor records) and produces a study tailored to your actual property. The aggregate numbers shown here describe the Las Vegas market's general profile; your specific results will reflect your specific property.

Per-fixture results

Each fixture was run through the Cost Seg Smart engine, the same engine that produces real customer studies. Numbers below are reproducible from cities/lasvegas.json via scripts/run_city_stats.py.

Property Neighborhood Price Basis Land % 5-yr 15-yr Reclass % Y1 fed savings @ 37%
Summerlin Master-Planned STR
SFR · STR · Built 2014		 Summerlin (master-planned) $625,000 $497,938 20.3% $101,180 $30,401 26.9% $49,601
Henderson Anthem SFR STR
SFR · STR · Built 2008		 Henderson (Green Valley / Anthem) $485,000 $375,584 22.6% $67,479 $23,882 24.8% $34,454
Spring Valley STR Conversion
SFR · STR · Built 1998		 The Lakes / Spring Valley (Las Vegas) $525,000 $415,748 20.8% $75,715 $26,553 25.1% $38,536
Centennial Hills SFR BRRRR
SFR · Built 2005		 Centennial Hills / North Las Vegas (suburban) $385,000 $298,760 22.4% $30,575 $19,292 16.7% $18,451
MacDonald Highlands Ultra-Luxury STR
SFR · STR · Built 2015		 MacDonald Highlands / Lake Las Vegas (Henderson luxury) $1,850,000 $1,406,555 24.0% $286,113 $88,565 27.2% $141,566

Reclassification by property type

Engine property typeFixturesMedian reclass %MinMax
SFR 5 25.1% 16.7% 27.2%

"STR" denotes residential property operating as a short-term rental, the engine applies an FF&E density uplift not captured in the LTR (long-term rental) treatment.

Typical land allocation by neighborhood

NeighborhoodTypical valueTypical land allocationProfile note
Summerlin (master-planned) $625,000 ~22% Howard Hughes master-planned community west of Las Vegas Strip. Newer construction (2000s+) with cleaner reclassification ratios. Lower land allocation due to master-planned-community design. Strong year-round STR demand.
Henderson (Green Valley / Anthem) $485,000 ~20% City of Henderson, separate jurisdiction from City of Las Vegas. Permissive STR regulation. Master-planned community SFR dominant. Lower land allocation, strong year-round LTR + STR rental cadence.
The Lakes / Spring Valley (Las Vegas) $525,000 ~24% Established residential west Las Vegas. Mix of 1980s–2000s SFR and condo product. Mid-tier land allocation. Mix of LTR and STR with active fix-and-flip activity.
Centennial Hills / North Las Vegas (suburban) $385,000 ~18% Lower-cost SFR rental market in northwest Las Vegas and adjacent North Las Vegas. Lowest land allocation. Strong BRRRR activity. Mix of LTR and emerging STR.
MacDonald Highlands / Lake Las Vegas (Henderson luxury) $1,185,000 ~28% Luxury Henderson sub-markets, gated golf communities and Lake Las Vegas. Higher land allocation. Higher-end SFR and villa product. Active luxury STR market with HOA capital-assessment cadence.
Why per-fixture engine output may differ from the typical land allocation:

The "typical land allocation" column reflects baseline patterns for each sub-market based on county assessor records and statistical modeling. For specific properties where reconstruction cost (RSMeans 2024 component build-up adjusted for time and geography) exceeds 2.0× the implied depreciable basis after subtracting the baseline land, the engine applies a premium land floor (~50%) to keep the study within audit-defensible territory. This typically affects ultra-premium resort inventory (ski-in/ski-out, beachfront, view-premium properties), where land scarcity premium dominates the purchase price. The per-fixture table above shows the actual land_source used by the engine for each fixture, values of statistical_premium_floor indicate the premium-floor mechanism was applied.

The takeaway: typical neighborhood allocations describe the market baseline. Individual property results depend on specific reconstruction-cost-vs-purchase-price ratios, and ultra-premium product may show higher land allocation in the engine output than the neighborhood typical.

Nevada tax context

Nevada state position on §168(k) bonus depreciation:

Nevada has no state individual income tax, federal §168(k) bonus depreciation under OBBBA's restored 100% is the entire tax story for Las Vegas investors. No state addback, no decoupling math. Combined with Nevada's STR-permissive county-level regulation and Las Vegas's year-round demand profile, this produces among the cleanest cost-seg tax positions in the country for a major destination STR market.

State income tax structure: No state individual income tax (constitutional prohibition)

Verify with your CPA. State tax conformity for federal §168(k) is adjusted frequently. Framing reflects our understanding as of May 2026, verify current-year treatment with a qualified tax professional.

Methodology

Every figure on this page is reproducible. The pipeline:

  1. Fixture definition. 5 Las Vegas-area properties defined in cities/lasvegas.json under the engine_fixtures array, each with address, property type, purchase price, year built, square footage, and STR/LTR flag.
  2. Engine run. The script scripts/run_city_stats.py instantiates a PropertyInput for each fixture and calls engine.run_study(), the same path that produces a real customer study.
  3. Base costs. RSMeans 2024 construction-cost data by component category, applied as base-rate per square foot.
  4. Time index. BLS Producer Price Index (Construction Materials series WPUFD49207) adjusts RSMeans 2024 dollars to acquisition-date dollars.
  5. Geographic factor. Six-tier resolver: pinned metros → calibrated → manual → state → region → national default.
  6. Land allocation. County assessor records when reliability gate passes; statistical fallback (metro → state → national medians) otherwise. Premium floor applies when reconciliation factor (rf_raw) exceeds 2.0.
  7. MACRS classification. IRS Pub. 946 + Rev. Proc. 87-56 asset class lives, 5-year (personal property), 7-year (office equipment), 15-year (land improvements), 27.5-year (residential structure), 39-year (commercial structure).
  8. Bonus depreciation. 100%, the One Big Beautiful Bill Act (OBBBA, signed July 2025) permanently restored 100% bonus for property placed in service in 2025 and later.
  9. Federal tax savings illustration. Computed at the 37% top marginal bracket. Actual savings vary by taxpayer; consult your CPA.

For full methodology details including QC validation, reconciliation logic, and audit-defense documentation, see costsegsmart.com/methodology.

Citation

This dataset is licensed under the Creative Commons Attribution 4.0 International License. You may republish, remix, or extend this data for any purpose with attribution. Suggested citation format:

Cost Seg Smart Research Team. (2026). "Las Vegas, NV Cost Segregation Benchmarks 2026." Cost Seg Smart. 5 representative fixtures.
Retrieved from https://lasvegascostseg.com/data/lasvegas-cost-seg-stats/

For interview requests, additional data slices, or related questions: [email protected].

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