Do Fast-Growing Las Vegas ZIP Codes Make Good Rental Investments?

When investors pick a submarket, they usually start with one question: where are people moving? A MovingPlace report on mid-year mover data gave a clear local answer, and our breakdown of the fastest-growing Las Vegas Valley ZIP codes covered the full ranking. This version looks at the same data from a rental investor’s point of view: what growth tells you, what it does not, and how to use it without overpaying.

Which Las Vegas Valley ZIP Codes Are Growing Fastest?

MovingPlace, an online marketplace for professional movers, analyzed roughly 5 million moves and ranked ZIP codes by new residents added per capita. Three Nevada ZIP codes made the state’s top five, and two are inside the Las Vegas Valley:

• 89034, Mesquite: about 73.3 new residents per 1,000 from January through May, first in Nevada. Mesquite sits about an hour northeast of Las Vegas.
• 89011, Henderson and Lake Las Vegas: about 50 moves per 1,000 residents, second in Nevada.
• 89138, Summerlin: about 40.5 moves per 1,000 residents, third in Nevada.

Southwest Las Vegas, 89113, and a Reno ZIP code rounded out the state’s top five. No Nevada ZIP code reached the national top 50, which leaned heavily toward Florida and Texas.

Does Population Growth Mean Strong Rental Demand?

It points in that direction, with limits. A ZIP code that keeps attracting new residents has a steady stream of households looking for a place to live, and some of them rent before or instead of buying. The more useful signal for an investor is resilience: areas with steady in-migration tend to see fewer deep price cuts when the broader market softens, which protects the value of the asset you are holding.

What growth does not tell you is what a specific home will rent for, or whether the rent covers the cost of owning it. Valley rents have been soft this year, and our look at whether Las Vegas landlords should lower rent walks through what that means for pricing and vacancy. A fast-growing ZIP code with a purchase price that is too high can still produce weak cash flow.

Are Prices Rising Fastest in These ZIP Codes Too?

Not necessarily. Mover volume and price appreciation do not always move together, especially in a market where valley-wide inventory has been improving. For an investor, that is a useful distinction. Growth supports demand and resale over time, but it is not a promise of quick appreciation, so a rental in these areas should make sense on its operating numbers, not on an assumed price jump.

How Do 89011 and 89138 Compare for Investors?

89011, Henderson and Lake Las Vegas. The report points to golf, water activities and restaurants, combined with reasonable access to the Strip and major employers, as the draw. The ZIP covers northeastern Henderson, including communities like Midway and Calico Ridge as well as the resort-style Lake Las Vegas area. For an investor, that lifestyle appeal can attract tenants who value amenities, though resort-style communities often come with higher HOA dues and their own rental rules, which belong in the underwriting.

89138, Summerlin. Summerlin’s growth comes from consistency: new master-planned neighborhoods that open with parks, trails and schools already in place, plus proximity to Red Rock Canyon and freeway access to valley job centers. That combination tends to appeal to long-term tenants such as families who want to be settled in a school area. Purchase prices here are typically higher, which makes the rent-to-price math the deciding factor.

What Costs Can Erase the Growth Advantage?

Insurance, HOA dues and financing are the usual culprits. Insurance is a fixed cost that rises whether or not rent does; our guide to how rising home insurance costs affect Las Vegas rental investors covers how to budget for it. HOA dues in amenity-rich communities can be significant, and some associations limit leasing. And if you are considering short-term rentals, check the rules for the exact jurisdiction, because unincorporated Clark County, Henderson and the City of Las Vegas each set their own. Our explainer on Clark County’s 2026 short-term rental rule changes is a good starting point.

How Should Investors Use Growth Data?

• Use it to build a shortlist. Growth data is a reasonable way to decide where to look first.
• Underwrite the property, not the ZIP code. Use current rent comparables, a property-specific insurance quote, actual HOA dues and your real financing terms.
• Check leasing rules early. Confirm HOA rental restrictions and any short-term rental limits before you make an offer.
• Plan for a long hold. The advantage of a growing area shows up as steadier demand over years, not as a fast flip.

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Frequently asked questions

Which Las Vegas Valley ZIP codes are growing the fastest?
In a MovingPlace mid-year report, Henderson's 89011, which covers the Lake Las Vegas area, ranked second in Nevada at about 50 moves per 1,000 residents, and Summerlin's 89138 ranked third at about 40.5. Mesquite's 89034 ranked first statewide.

Does fast population growth make a ZIP code a good rental investment?
It helps, but it is not enough on its own. Steady in-migration tends to support demand and resale resilience, but rental returns depend on the purchase price, rent, insurance, HOA dues and financing for the specific property.

Are home prices rising fastest in the fastest-growing ZIP codes?
Not necessarily. Mover volume and price appreciation do not always move together, especially when valley-wide inventory is improving. Growth is better read as a sign of demand resilience than as a forecast of appreciation.

Is 89011 or 89138 better for a rental property?
They suit different strategies. 89011 draws residents for resort-style amenities with access to Henderson and the Strip, while 89138 draws residents who want an established master-planned community near Red Rock Canyon. The better choice depends on the tenant you want and the numbers on a specific home.

What should investors check before buying a rental in a fast-growing ZIP code?
Run the numbers on the actual property: realistic rent based on current comparables, a property-specific insurance quote, HOA dues and any rental rules, and local short-term rental regulations if relevant. Growth data should narrow your search, not replace underwriting.

Sources: MovingPlace mid-year mover-data report, as covered in our earlier article on the fastest-growing Las Vegas Valley ZIP codes; Zumper rent data and Insurify premium data as covered in the linked Nevada Realty Experts articles.

About Alexandra Malenkina

Alexandra Malenkina is the Broker/Owner of Nevada Realty Experts, a bilingual English/Russian brokerage serving the Las Vegas Valley. With 15+ years of experience and 300+ home sales, she ranks among the top 5% of 16,000+ Las Vegas agents, with 75 five-star team reviews and 50+ Google reviews. Nevada Real Estate License B.1001643.

Nevada Real Estate License B.1001643 | Nevada Realty Experts
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Equal Housing Opportunity. This content is for informational purposes only and does not constitute legal, tax, investment or financial advice. Rental returns depend on the specific property, financing and market conditions. Consult licensed real estate, tax and legal professionals for advice specific to your situation. All real estate information is deemed reliable but not guaranteed.