Moving to Las Vegas from New York changes more than your address. You leave behind a state income tax and, if you live in the five boroughs, a city income tax on top of it. You also trade the co-op board and the subway for HOAs, garages and a car-first city. Some buyers want the closest thing to a doorman building; others want the most house and yard they can find.
Here's how I walk New York clients through the taxes, the housing choices and the logistics of staying connected to the East Coast.
State and city income taxes: what goes away, and what follows you
New York State taxes income on a graduated scale, and New York City residents pay a separate city income tax on top of it. Yonkers has its own as well. Nevada has neither: no state personal income tax and no city income tax. For many New York households, that's the biggest number in the decision.
New York also takes departures seriously, so the move needs a paper trail:
- Domicile. Changing domicile means showing that Nevada is truly home: where you live, where your belongings are, where you vote and register your car. Keep records from day one.
- Keeping a place in New York. New York has a separate "statutory resident" test based on maintaining a permanent place to live in the state and the number of days you spend there. Meeting it can make you a New York resident for tax purposes even after you've moved.
- Remote work for a New York employer. New York's "convenience of the employer" rule can keep some remote wages taxable in New York. How it applies depends on your job and your arrangement.
- Audits. New York is known for residency audits of people who switch to part-year or nonresident returns. Good records are your best defense.
I'm not a tax professional. Bring this list to a CPA who handles New York residency before you set a move date, and ask about estate planning too, since New York has an estate tax and Nevada doesn't.
Co-ops, condos and single-family homes: how ownership works here
In New York City, co-ops make up a large share of apartment ownership. In Las Vegas, co-ops are rare. Nearly every high-rise or mid-rise unit you'll see is a condominium, and most homes are single-family houses or townhomes inside an HOA.
| NYC co-op | Las Vegas condo | Las Vegas single-family | |
|---|---|---|---|
| What you own | Shares in a corporation plus a proprietary lease | Your unit plus a share of the common areas | The house and the lot |
| Approval | Board package and often an interview | No board approval; you review the HOA's resale package | No board approval; HOA rules usually apply |
| Monthly costs | Maintenance, which often includes a share of the building's property taxes | HOA dues, plus your own property tax bill | Property taxes, HOA dues if any, utilities and upkeep |
| Financing | Lender and board rules, often with down payment minimums | The building must qualify for your loan type | The broadest range of loan options |
| Renting out | Often restricted by the board | Set by the CC&Rs; many towers limit short-term rentals | Set by HOA rules and local short-term rental law |
For buyers used to co-op boards, the biggest difference is the absence of a board interview. Instead, Nevada gives HOA buyers a resale package with the governing documents, budget and reserve information, and generally five calendar days after receiving it to cancel. My guide to condo financing and FHA and VA approval explains why the building matters as much as the unit.
High-rise living in Las Vegas: the closest thing to a doorman building
If you're leaving a full-service building, the Las Vegas high-rises will feel most familiar: concierge, valet, fitness centers and pool decks, with Strip and mountain views instead of a skyline across the river. Most towers sit on or near the Strip:
- On the Strip: Veer Towers and the private residences above the Waldorf Astoria in CityCenter, plus Sky Las Vegas at the north end.
- Just off the Strip: Turnberry Place and Turnberry Towers to the east, Panorama Towers and The Martin to the west and Park Towers in the Hughes Center.
- South end: One Las Vegas, with quick access to I-15 and the 215.
- West side: the twin residential towers at Queensridge, near Summerlin.
- Downtown: condos and lofts in Downtown Las Vegas, the valley's most urban neighborhood.
Two cautions. Some towers are condo-hotels with hotel-style operations, which makes financing harder, and many residential towers restrict short-term rentals. Read my high-rise condo guide before you fall for a view.
Expect HOA dues well above single-family dues. Like co-op maintenance, they cover staffing, elevators, building insurance and amenities. Unlike maintenance, they don't include property taxes, which come on your own bill.
Dana's tip: Visit a tower you like on a weeknight and again on a big event weekend. Valet lines, elevator waits and noise from the Strip look very different on a Saturday night, and New York buyers tend to notice building operations right away.
Going single-family: what changes for New York buyers
Plenty of New Yorkers move here for the opposite of an apartment: a house with a garage, a yard and maybe a pool. Compared with the city and most of its suburbs, buyers here generally find newer, larger homes for the money. Ask me for current numbers on any area you like.
- You'll need a car. The RTC runs bus service, including along the Strip, but the valley is built around driving. New residents have 30 days to get a Nevada driver's license, so if yours has lapsed, or you never needed one, leave time for DMV testing.
- HOAs replace co-op boards. Most newer neighborhoods have an HOA, sometimes a master and a sub-association, with rules on exterior changes, parking and rentals. They're far less involved than a board, but read them.
- Big houses, compact lots. Newer subdivisions often put a large home on a modest lot. If you want a real yard, we'll focus on established neighborhoods or larger-lot pockets.
- The heat shapes the house. Highs regularly top 100 degrees in summer. Shaded patios, a newer A/C system and owned rather than leased solar matter more than a showpiece kitchen.
Popular single-family starting points include Summerlin on the west side and Henderson's master plans to the southeast. My Summerlin vs. Henderson comparison is a good way to choose a side of the valley.
Flights between Las Vegas and New York
Harry Reid International Airport has nonstop service to both JFK and Newark on several airlines. Plan on roughly five hours flying east and closer to six heading west against the prevailing winds. LaGuardia is a different story: its long-standing perimeter rule generally keeps nonstop flights from cities as far away as Las Vegas out of LGA, so count on JFK or Newark.
- Time zone. Las Vegas is three hours behind New York. If you keep East Coast hours, a 9 a.m. meeting starts at 6 a.m. here, and your workday wraps up early enough for an afternoon at the pool or a sunset hike.
- Red-eyes. Overnight flights east make quick trips back easier on your calendar.
- Airport access. The airport sits in the south-central valley. The Strip-area towers, Green Valley and the southwest valley keep the drive short; Summerlin and the northwest add time.
My advice for a New York-to-Las Vegas move
- Meet with a CPA who knows New York residency rules before you sign anything or set a closing date.
- Decide early between a high-rise and a house. It changes the financing, the neighborhoods and the tour.
- If you're buying a condo, have your lender review the building as soon as possible.
- Visit once in summer. A July afternoon tells you more than any listing photo.
- Line up a car and Nevada auto insurance before closing day, not after.
Ready to start? Take the neighborhood quiz, then reach out to me and I'll set up a tour that covers both towers and houses if you're still deciding.
Frequently asked questions
Does Nevada have a state or city income tax?
No. Nevada has no state personal income tax, and Las Vegas and Henderson don't levy a city income tax. That's a big change from New York, where residents pay state income tax and New York City residents pay a city income tax on top. New York may still tax some income after you move, so confirm your situation with a CPA.
Can I keep my New York apartment after moving to Las Vegas?
You can, but it complicates your taxes. New York's statutory residency test looks at whether you maintain a permanent place to live in the state and how many days you spend there. Meeting it can make you a New York resident for tax purposes even after you've moved. Talk with a CPA who handles New York residency before deciding.
Are there co-ops in Las Vegas?
They're rare. Nearly all high-rise and mid-rise ownership in Las Vegas is condominium, and there's no co-op-style board interview. Instead, condo buyers receive an HOA resale package and generally have five calendar days after receiving it to cancel. My high-rise condo guide explains what to review in a building.
How long is the flight from New York to Las Vegas?
Nonstop flights between New York and Las Vegas take roughly five to six hours, depending on direction, with westbound flights running longer. Harry Reid International Airport has nonstop service to JFK and Newark. LaGuardia's perimeter rule generally keeps flights that long out of LGA. Las Vegas is three hours behind New York.
Do I need a car in Las Vegas?
For most people, yes. The RTC runs bus service, including along the Strip, but the valley is spread out and built around driving. New Nevada residents have 30 days to get a Nevada driver's license and register their vehicles. If you'll live in a Strip-area high-rise, you can drive less, but most errands still assume a car.