Henderson Rental Owner's Guide | 2026
The 6 Best Property Management Companies in Henderson
Six Henderson and Las Vegas Valley managers, with public fee schedules separated from the figures you still need to request.
Written by Johana Williams • Reviewed By: Peter Evering • Last updated: October 1, 2026
Henderson owners have a local choice and a Las Vegas Valley choice. McKenna and Faranesh publish Henderson offices. Black & Cherry says it leases and manages Henderson homes. Rentmax and the Ravago Group list Henderson among their service areas. Utopia operates its own Henderson office.
Black & Cherry, Rentmax, the Ravago Group, and Utopia publish management rates. McKenna also publishes rates in its sample management agreement, including a monthly minimum and a different first-month rate for occupied transfers. Faranesh says it strives to keep its fees below 10%, but its reviewed Henderson and About pages do not state an exact management rate. Exact figures not shown on the reviewed route are marked that way, not filled with an estimate.
We manage property here too, and put Utopia first. The rest of the list is here for one reason: to help a Henderson owner ask the same questions before choosing a manager for a house, condo, or small multifamily property.
The Local Rules
Why Henderson Management Needs a Careful Comparison
Henderson rentals can carry HOA rules, a tenant already in place, or a turnover that needs make-ready work before marketing starts. A manager should tell you who handles each part, what needs owner approval, and which charges sit outside the monthly management fee.
Nevada law also makes dates and records matter. State law sets the notice rule for a rent increase and the ceiling and accounting timeline for a security deposit. A manager can perform the work, but the owner still needs a clear written process and a copy of the records.
The Henderson Service Mix
The firms in this comparison do not all offer the same model. McKenna describes management for single-family homes, townhomes, and condos. Faranesh lists residential and commercial management, leasing, rent collection, HOA compliance, and maintenance. Black & Cherry highlights an in-house leasing team, repair desk, and HOA compliance team.
Start with the property you actually own. Ask whether the manager takes an occupied transfer, how it handles an HOA issue, who approves make-ready work, and whether the published rate applies to that property type. A percentage without those answers is not a complete proposal.
Before You Choose
What to Look For in a Henderson Property Manager
The complete fee schedule
Ask for management, leasing, renewal, onboarding, inspection, maintenance, and cancellation terms in one written proposal.
The plan behind the rate
Rentmax publishes a 6% to 10% range. Ask what changes between the bottom and top plan before comparing it with a single rate.
Lease-up costs
A monthly percentage does not include every turnover cost. Compare placement, marketing, renewal, and make-ready terms.
Maintenance approval
Ask who approves routine and emergency work, whether repair invoices carry a markup, and how quickly the owner receives documentation.
Nevada records
Ask who calendars rent-increase notice and who prepares the deposit accounting at the end of a tenancy.
The Rankings
How the 6 Companies Compare
| Rank | Company | Founded | Mgmt Fee | Portfolio |
|---|---|---|---|---|
| 1 | ★Utopia Management Top Pick Company source | 1994 | 8-10% | ~9,000 properties |
| 2 | Black & Cherry Real Estate Company source | Since 2004 | 6-7% | Thousands of homes (company claim) |
| 3 | Rentmax Property Management Company source | Approx. 2008 | 6-10% | 700+ doors (PropertyManagement.com; Valley-wide) |
| 4 | The Ravago Group Company source | PM services since 2009 | From 8% | 300+ doors (directory; Las Vegas Valley) |
| 5 | McKenna Property Management Company source | 2005 | 10%; $125 minimum (sample) | 1,000+ doors (PropertyManagement.com; Valley-wide) |
| 6 | Faranesh Real Estate and Property Management Company source | 2011 (company history) | 7% (official homepage) | 1,000+ homes (company claim) |
The four company entries refreshed September 29, 2026 cite the specific official pages reviewed below. A missing exact figure means that reviewed route did not state one; it does not mean there is no charge. Regional portfolio counts are reported by PropertyManagement.com for Rentmax and McKenna, checked September 30, 2026; neither is a Henderson-only inventory. Portfolio source checked October 1, 2026: PropertyManagement.com reports 300+ doors for the Ravago Group across the Las Vegas Valley; not a Henderson-only or independently audited inventory.
Each Company source link opens that company’s official website, used to assess publicly available fees and services. “Not published” means no figure was found on the public source reviewed; it is not an estimate.
1. Utopia Management
Our Top PickUtopia has managed property since 1994 and operates a Henderson office at 40 E Horizon Ridge Parkway. The published Henderson service scope includes marketing, tenant screening, leasing, rent collection, maintenance, accounting, and eviction coordination for single-family homes, condos, and multifamily properties.
Its Henderson page states a typical management fee of about 8% to 10% of monthly rent. That is a starting point, not a complete proposal. Ask for the placement, renewal, maintenance, and vacancy terms in writing before comparing it with another manager.
- Year founded
- 1994
- Monthly management pricing
- Published: typical 8%-10% of monthly rent
- Tenant placement fee
- Not published
- Lease renewal cost
- Not published
- Onboarding fee
- Not published
- Inspection
- Inspections included; no separate amount published
- Maintenance
- 24/7 maintenance listed; no markup published
- Portfolio size
- ~9,000 properties
- Henderson office
- 40 E Horizon Ridge Pkwy, Ofc 101, Henderson - (702) 745-1111
2. Black & Cherry Real Estate
Black & Cherry says it leases and manages Las Vegas and Henderson homes, with an in-house rental lead team, repair desk, and HOA compliance team. Its official home page, checked September 29, 2026, says the company manages thousands of homes.
Its owner-resources page, checked September 29, publishes a 6% or 7% monthly full-service management fee and says there are no setup, marketing, or junk fees. That page calls its in-house Rental Lead Team 100% free, but the public routes reviewed do not state a separate placement amount or renewal fee. Request those terms and any repair-cost policy in writing.
- Year founded
- Operating since 2004 (BBB business-start record; local start recorded in 2006)
- Monthly management pricing
- Published: 6% or 7% per month for full-service management
- Tenant placement fee
- In-house Rental Lead Team is described as 100% free; no separate placement amount stated on reviewed owner pages
- Lease renewal cost
- No exact amount stated on reviewed public routes
- Onboarding fee
- Published: no setup, marketing, or junk fee
- Inspection
- No separate amount stated on reviewed public routes
- Maintenance
- Repair desk stated; no markup stated on reviewed public routes
- Portfolio size
- Thousands of homes managed (company claim)
- Property types and services
- Las Vegas and Henderson homes; leasing, management, and HOA compliance support
3. Rentmax Property Management
Rentmax lists Henderson among the Las Vegas Valley communities it serves. Its official pricing page, checked September 29, 2026, lists a full-service plan of 6% to 10% of monthly rent and includes marketing, showings, screening, lease preparation, rent collection, reporting, and maintenance coordination.
The full-service schedule lists a 50% first-month-rent leasing fee with a $600 minimum, a $250 renewal, a $299 one-time setup charge, and a $200 premium marketing package. Its separate lease-only plan lists 100% of first-month rent, $1,250 minimum, plus a $400 marketing package deducted from the lease fee. The page lists maintenance management but does not state a repair cost or markup.
- Year founded
- Approximately 2008 (PropertyManagement.com lists 2008 for the Las Vegas business)
- Monthly management pricing
- Published: 6%-10% of monthly rent for full-service management
- Tenant placement fee
- Published: 50% of one month's rent, $600 minimum; lease-only is 100% of first month's rent, $1,250 minimum
- Lease renewal cost
- Published: $250
- Onboarding fee
- Published: $299 one-time setup
- Inspection
- Professional inspection reports included; no separate amount stated on the pricing page
- Marketing
- Published: $200 full-service premium package; lease-only package is $400 upfront and deducted from the lease fee
- Maintenance
- 24/7 maintenance management included; no markup stated on the pricing page
- Portfolio size
- 700+ doors across the Las Vegas Valley per PropertyManagement.com; official site separately says it has helped 1,000+ homeowners, a client count
- Property types and services
- Henderson service area; marketing, screening, HOA compliance, maintenance, and reporting
4. The Ravago Group
The Ravago Group lists Henderson in its Las Vegas Valley service-area navigation and publishes a detailed pricing table, checked September 29, 2026. The table says the monthly management fee is from 8% and lists marketing, screening, rent collection, maintenance support, reporting, and annual walk-throughs within the plan. The table does not state the rent basis for that percentage.
It lists a leasing fee of $600 or 25% of first-month rent, whichever is greater, a $199 renewal, a $200 enhanced-marketing charge, and a $50 annual owner/residential portal fee. The account-setup line reads TBD, so no exact setup fee is shown here. Ask for a written quote for the separate eviction and utility-management lines, which the table marks as quote-only.
- Year founded
- Property management services since 2009; Ken Ravago has worked in Nevada real estate since 2001 (official owner FAQ)
- Monthly management pricing
- Published: from 8%; pricing table does not state the rent basis
- Tenant placement fee
- Published: $600 or 25% of first month's rent, whichever is greater
- Lease renewal cost
- Published: $199 per renewal
- Onboarding fee
- No exact amount; account setup is listed as TBD
- Inspection
- Annual walk-through included; no separate amount stated on the pricing table
- Marketing
- Published: $200 enhanced marketing
- Portal access
- Published: $50 annual owner/residential portal fee
- Maintenance
- Home maintenance support included; no markup stated on the pricing table
- Quote-only items
- Eviction assistance and utility management: call for quote
- Portfolio size
- 300+ doors across the Las Vegas Valley, reported by PropertyManagement.com; profile covers Henderson, Las Vegas, North Las Vegas, Sloan and Boulder City. Not a Henderson-only or independently audited total. Checked October 1, 2026.
- Property types and services
- Henderson service area; residential pricing plan and commercial service navigation
5. McKenna Property Management
McKenna has served property-management clients since 2005 and operates from 9065 S Pecos Road in Henderson. Its public sample agreement lists 10% of monthly collected rent with a $125 minimum and 50% of the first month’s rent for leasing. The sample lists $0 setup and a different 25% first-month management rate when taking over an existing tenant and lease.
The August 2026 owner guide confirms an $85 annual site evaluation. These documents were checked September 28, 2026. They are sample terms, not a quote: confirm the renewal selection, occupied-transfer charges, repair authority, optional programs, and cancellation terms in the agreement offered for your property.
- Year founded
- 2005
- Monthly management pricing
- Published sample: 10% of monthly collected rent, $125 minimum; occupied transfer first month 25%; sample vacancy fee $0
- Tenant placement fee
- Published sample: 50% of the first month's rent
- Lease renewal cost
- Sample dollar line shows $0, but selection box is unchecked; confirm the signed agreement
- Onboarding fee
- Published sample: $0 setup; $300 owner reserve is not a fee; occupied transfer first month 25% management
- Inspection
- Published: $85 annual site evaluation, around month 10 of a 12-month lease
- Maintenance
- Sample ordinary repair approval threshold $300; emergency exceptions; no additional broker compensation for the described repair scheduling
- Other programs
- Owner guide lists $75 holiday gift-card program with October 31 opt-out; sample offers optional $10/month/unit eviction-protection plan
- Portfolio size
- 1,000+ doors across the Las Vegas Valley per PropertyManagement.com, not a Henderson-only count
- Property types and services
- Henderson, Las Vegas, and North Las Vegas single-family homes, townhomes, and condos
- Henderson office
- 9065 S Pecos Rd, Suite 110, Henderson - (702) 434-4663
6. Faranesh Real Estate and Property Management
Faranesh has a Henderson office at 2461 W Horizon Ridge Parkway. Its Henderson service page, checked September 29, 2026, describes leasing, tenant screening, rent collection, HOA compliance, maintenance, pre-leasing, move-in, move-out, periodic, HOA, lease, and city inspections, advertising, and financial reporting for residential and commercial property.
Its official About page states it was founded in 2011 and manages more than 1,000 homes in the Las Vegas Valley. The official homepage, checked September 30, 2026, explicitly advertises 7% management, no setup costs, covered marketing and $0 cancellation. It does not give exact placement or renewal amounts. Ask for a complete written schedule that identifies included services, placement, renewal and repair-work pricing.
- Year founded
- 2011, according to the official company history
- Monthly management pricing
- 7% per official Las Vegas/Henderson homepage; confirm the signed property-specific schedule
- Tenant placement fee
- Exact amount unresolved in reviewed official material; no upfront charge does not mean free placement
- Lease renewal cost
- Exact amount unresolved in reviewed official material
- Onboarding fee
- No setup costs or upfront charges; $0 cancellation and covered marketing advertised on official homepage
- Inspection
- Pre-leasing, move-in, move-out, periodic, HOA, lease, and city inspections listed; no price stated on reviewed routes
- Maintenance
- Maintenance handling listed; no markup stated on reviewed routes
- Portfolio size
- More than 1,000 homes in the Las Vegas Valley (company claim)
- Property types and services
- Residential and commercial management; leasing, collection, HOA, maintenance, inspections, and reporting
- Henderson office
- 2461 W Horizon Ridge Pkwy, Suite 130, Henderson - (702) 536-9000
Know the Rules
Nevada Statutes Owners Need to Plan Around
Rent-increase notice
NRS 118A.300 sets a 60-day written-notice rule, with a 30-day rule for periodic tenancies shorter than one month.
Deposit ceiling
NRS 118A.242 limits the relevant deposit, surety-bond, and last-month-rent total to three months of periodic rent.
Deposit accounting
NRS 118A.242 sets a 30-day deadline after termination for the accounting and any remaining deposit.
This is general information, not legal advice. This guide describes the Nevada statutes below and does not make a claim about Henderson-specific rental requirements. Check the current law and the property's circumstances before serving a notice, collecting a deposit, or ending a tenancy.
Rent increases require statutory notice
NRS 118A.300 states that a landlord may not increase rent or any other charge without serving written notice 60 days in advance, or 30 days in advance for a periodic tenancy of less than one month. Read the section in full before acting because its text includes conditions and exceptions.
Deposits have a statutory ceiling and deadline
Under NRS 118A.242, the combined value of a security deposit, surety bond, and last month's rent may not exceed three months' periodic rent. The same section requires an itemized written accounting and return of any remaining deposit no later than 30 days after termination of the tenancy. Keep condition, payment, and deduction records from the beginning of the tenancy.
Source: Nevada Revised Statutes, Chapter 118A, sections 118A.242 and 118A.300. Checked September 26, 2026. This is general information, not legal advice.
What the Published Fees Show
The public schedules are not identical and do not establish a citywide average. The September 29, 2026 company checks found Black & Cherry at 6% or 7%, Rentmax at 6% to 10%, and the Ravago Group from 8%; Ravago’s table does not state the percentage’s rent basis. Utopia publishes a typical 8% to 10% range. McKenna’s sample agreement lists 10% with a $125 monthly minimum, plus 50% first-month leasing and a 25% first-month management rate for occupied transfers.
Faranesh’s homepage, checked September 30, 2026, advertises 7% management, no setup costs and covered marketing; exact placement and renewal amounts remain unresolved. Obtain a written proposal from every manager. Compare the same rent, occupancy, turnover, inspections, and additional charges rather than treating any headline percentage as an all-in price.
Compare property management costs in Henderson
“In Henderson, the useful comparison is the complete written proposal, not a percentage on its own.”
Prefer to hand it all to a local team? See how we work as your manager on our Henderson property management page.
A Few Practical Questions
Send every manager the same description: property type, expected rent, current occupancy, lease end date, HOA constraints, and recent repairs. Ask for the monthly fee, placement fee, renewal fee, onboarding charge, inspection costs, maintenance approval limit, and cancellation terms.
Ask a separate question about records. Who calendars a rent increase? Who prepares the itemized deposit accounting? Who keeps move-in condition records and repair invoices? The owner should be able to see the answer without chasing it down at the end of a tenancy.
Before You Sign
What changes the management rate? Does the placement fee apply to an occupied transfer? What does a renewal cost? Is the setup charge known today? Does maintenance coordination add a markup to the vendor invoice? Who approves emergency work?
A short list of direct questions will make six very different proposals comparable. Choose the manager whose scope, cost, and Nevada process you understand well enough to hold to the written agreement.
Common Questions
Frequently Asked Questions
How much does property management cost in Henderson?+
Which Henderson managers publish their fees?+
What tenant placement fees are published in Henderson?+
How much notice does Nevada law require for a rent increase?+
What does Nevada law say about a security deposit?+
Let’s Talk
For property management in Henderson, contact Utopia Management at (702) 745-1111 or lasvegas@utopiamanagement.com. We can review your property, explain the service scope, and provide a written proposal.
40 E Horizon Ridge Pkwy, Ofc 101, Henderson, NV 89002 • Open 24 hours, Monday-Sunday
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