A bill to limit how many homes corporations can buy in Nevada came close to becoming law in November 2025. It did not pass, but it will likely come back, and owners who invest through entities should know what it said.
What happened
Senate Bill 10 was not on the governor's list for the special session. Legislators added it through a petition that needed a two-thirds vote, a first for Nevada, as reported at the time. The Senate passed it 18 to 0, with three senators not voting. In the Assembly it received 27 votes, one short of the 28 needed for two-thirds, and it died on the last day of the session.
As reported, the bill that reached the floor would have limited corporations, LLCs and investment vehicles combined to 1,000 residential purchases per calendar year in Nevada. An earlier draft used 100. Coverage described a registry and exemptions, including for apartments, but we did not verify the final bill text, so read it before you rely on that point.
Who this affects
Mainly buyers of single-family homes who use entities. Apartment owners were reported to be exempt, but a future bill could be written differently.
Effective date
None. The bill failed on the last day of the November 2025 special session, so no limit exists today. Sponsors and legislators from both parties have said they will try again in the 2027 regular session.
What owners should do
- Keep a current list of every Nevada property you hold, the entity that holds title, and how many homes each entity owns. If a registry returns, you can answer quickly.
- If you plan to buy single-family rentals through an LLC, build the possibility of a cap or registry into your timeline and your lender conversations.
- Watch the 2027 session for the new bill text before you draw conclusions.
This is a summary, not legal advice. Talk to your attorney about your own acquisition plans.