Blog > I'm Tired of Being a Landlord. How Do I Sell My Henderson Rental?
Short answer: figure out whether selling or fixing the real problem makes more sense before you do anything. If selling is the right move, your tenant's lease, the condition of the house, and your pricing decide the plan and the timeline.
I'm Mike Tchobanian, Broker and Owner of Vegas Capital Realty in Henderson. I've been licensed in Nevada since 2005 and my team manages rentals as well as sells them, so I talk to tired landlords every week. Here is what I actually ask them and what I tell them.
The first thing I ask: what's causing the stress?
Before we talk about selling, I want to know the real problem. Is it the tenant? Repairs? Cash flow? The HOA? Managing it from another state? A life event that needs money right now?
Then I ask what you'd do with the money if you sold. Pay something off, buy something else, retire, or just stop the headache?
I ask because selling isn't always the best solution at that moment. A lot of the time the problem has an easier fix: a better tenant, a property manager, a rent adjustment, or a repair that's been put off. I try to get as much information as I can first, because once I understand the situation I can tell you honestly whether selling is the right move or whether we can fix the problem without giving up the asset.
The biggest mistake tired landlords make
Making a rushed decision because they're stressed and don't know how to handle a specific situation. A bad tenant, a surprise repair bill, a notice from the HOA, and suddenly the plan is "just get rid of it." I've seen landlords give a tenant the wrong notice, accept a discounted cash offer without checking the numbers, or sell a property that was one small fix away from being a good rental again.
Stress makes the decision feel urgent. Before making a rushed decision, let's look at your options.
If selling is right, the lease sets the plan
Once we agree selling makes sense, the next question is the lease. Is the tenant month to month, or is there a lease in place, and how long until it expires? That answer drives everything.
Month to month tenant. In Nevada you can end a month to month tenancy with proper written notice, generally at least 30 days. Nevada has specific extension provisions, including for qualifying tenants aged 60 or older or with a disability, and if possession is contested it takes longer. Have the exact notice and process reviewed before you act. I usually recommend giving more time than the minimum when you can. Treating the tenant fairly usually makes the move out smoother and avoids unnecessary problems. Once they're out, we clean, photograph, and list to the full market, which usually brings the best price.
Tenant on a lease. The lease generally continues when the property sells. A buyer takes over as landlord, and we coordinate the security deposit transfer and the required notices through escrow and the property records. That means your buyer pool is mostly investors, who want numbers: rent, lease end date, payment history. The house can still sell, and sometimes it sells faster because an investor doesn't need to see a staged house. If you want to sell to a regular buyer instead, we can talk to the tenant about an early move out agreement, which usually means some cash for keys. Case by case.
I wrote a separate article on how to make that choice: Should I sell my Las Vegas rental vacant or with the tenant still in it?
Either way, communication with the tenant matters. Nevada generally requires at least 24 hours notice before a non emergency showing, with entry at reasonable times during normal business hours unless the tenant agrees otherwise. A tenant who knows what's happening and feels respected makes the whole sale easier. A tenant who feels blindsided can make it very hard.
A real example
A landlord called me needing to sell. They needed the funds for something urgent and the clock was running. The complication: the tenant, who was month to month, had just had a baby.
The landlord didn't know the law and, to be fair to the tenant, needed to understand the situation to time the whole process and know what to expect. Pushing the tenant out fast wasn't going to work, legally or humanly.
What we did: first, the landlord was able to get a short term loan to cover the urgent need, which took the pressure off the timeline. Then we gave the tenant 60 days notice to vacate, double the minimum, which gave the family enough time to find another place and move properly. Once the house was empty, we listed it and it closed about 45 days later. That was faster than average, and it depended on the market at the time and how the house was priced.
The landlord got their money, the tenant got treated right, and nobody ended up in court. That's the outcome you want.
What I'd tell you if you called me today
- Tell me what's actually wrong. We may be able to fix it without selling.
- If selling is right, tell me the lease status. That sets the timeline.
- Don't give notice, sign anything, or accept an offer until you know the plan.
- If timing or money is tight, say so early. We'll look at the sale options that fit.
- Treat the tenant well. It's the right thing and it makes the sale faster.
Frequently asked questions
Can I sell my Henderson rental with the tenant still in it?
Yes. The lease generally continues with the buyer. Most of those buyers are investors.
How much notice do I have to give a month to month tenant in Nevada?
Generally at least 30 days written notice. I often recommend giving 60 if you can afford the time. Check with an attorney if the tenant is elderly or has a disability, because additional protections can apply.
Do I have to tell the tenant I'm selling?
You have to give proper notice before showings and the tenant's rights don't change because the house is listed. In practice, telling them early and being straight with them works better than surprising them.
What if I'm managing the property from out of state?
That's one of the most common reasons landlords call me tired. Sometimes the fix is a property manager, not a sale. My team does both, so I'll tell you which one actually solves your problem.
Should I sell to a cash buyer who sends me letters?
Not before you know what the house is worth on the open market. Some direct investor offers are discounted. Compare the written offer with your estimated net from listing. I'll show you the numbers both ways.
Tired of it? Call me before you decide
If you own a rental in Henderson or Las Vegas and you're done with it, call me before you give notice or sign anything. We'll figure out what's really going on and whether selling is the answer. No obligation.
Or schedule a seller consultation.
Mike Tchobanian, Broker and Owner, Vegas Capital Realty
702-530-5844
2520 Saint Rose Parkway, Suite 202-B, Henderson, NV 89074
Sources: NRS 40.251 (notice to end a periodic tenancy); NRS 118A.330 (landlord entry and notice); NRS 118A.244 (security deposit on transfer of the property). This is general information from a real estate broker, not legal advice. Talk to a Nevada attorney about your lease.