Boulder City DSCR Loans: Financing Long-Term Rentals in Nevada's Controlled-Growth Town

Reviewed by David Ghazaryan, Mortgage Broker, NMLS 1486726 · iQRATE Mortgages, NMLS 1862492 · Updated November 9, 2026 · Local figures checked October 30, 2026

Quick answer: A Boulder City DSCR loan is a business-purpose mortgage on a rental you will not live in. It qualifies on the home's long-term rent divided by its full monthly payment (PITIA: principal, interest, property taxes, insurance and HOA dues), not on your tax returns or W-2s.

Three local facts shape every Boulder City file:

• No short-term rentals. The city bans them, so the ratio must work on a lease of 30 days or longer.
• Few new homes. A voter-approved growth control law keeps new homes rare, so most rentals are older resales with thin comparable sales.
• A low tax rate. Boulder City has the lowest city-district property-tax rate in Clark County, $2.6097 per $100 of assessed value for fiscal year 2026-27, which helps the payment side of the ratio.

iQRATE Mortgages is a Nevada-licensed broker about 30 minutes away at 6360 S Rainbow Blvd in Las Vegas. We compare DSCR lenders, more than 100 on complicated deals.

Start your application · Call or text (702) 766-3744

5.0 stars from 87 reviews on Experience.com (October 2026) · Read David's reviews on Experience.com

Investor loans are for business purposes only. Not all borrowers qualify. Terms are subject to underwriting and change. Nothing on this page is a rate quote, loan offer or commitment to lend. iQRATE Mortgages LLC NMLS 1862492. David Ghazaryan NMLS 1486726. Equal Housing Opportunity.

Boulder City DSCR key facts at a glance

What is a DSCR loan, and how does it work on a Boulder City rental?

A DSCR loan is a mortgage for an investment property that qualifies on the property's rent instead of your personal income. DSCR stands for debt service coverage ratio. The lender divides the monthly rent by the full monthly payment, called PITIA.

• A ratio of 1.00 means the rent covers the payment exactly.
• Above 1.00, the rent covers it with room to spare.
• Below 1.00, the rent falls short, and some lenders still lend at a higher price.

DSCR = monthly rent ÷ monthly PITIA

You usually don't send tax returns, W-2s or pay stubs. Lenders still check your credit, assets, reserves and the appraisal. If you hold title in an LLC, they also review the entity documents.

A DSCR loan is business-purpose financing. It is for non-owner-occupied rentals only. You can't live in the home, even part-time.

A Boulder City example of the ratio, in plain arithmetic

Sample math only, not a quote: a home that rents for $2,200 with a full monthly payment of $2,000 has a DSCR of 1.10. At a $2,400 payment, the same rent gives a ratio of about 0.92. Your lender sets the minimum ratio. Your payment depends on your terms, taxes and insurance.

On a $2,500 payment, every $500 of rent moves the ratio by 0.20.

What does the ratio leave out?

The ratio uses gross rent. Vacancy, management, turnover and repairs aren't in the math. A rental can pass the lender's test and still lose money in a bad year. In Boulder City, most homes for sale were built before 1980. Budget your own repair reserve separately from the lender's test.

Why is Boulder City a different DSCR market from Las Vegas or Henderson?

Boulder City was built for the Hoover Dam workforce. It has no casinos. A voter-approved law, not builders, sets how many new homes go up. For a rental investor, that creates a market that looks nothing like the rest of the valley.

Southern Nevada markets side by side

Actives counted September 15, 2026; July 2026 closings settled (Las Vegas REALTORS MLS data via Nevada Real Estate Group).

Boulder City sellers cut prices the least of the four markets. That is the scarcity premium in action. For an investor it cuts both ways. Values have held up, but you pay full price for a home whose rent may not rise as fast as its value.

Areas and ZIPs we lend in

Boulder City is a single ZIP code, 89005.

Can you run a short-term rental in Boulder City with a DSCR loan?

No. Boulder City bans short-term rentals in homes, townhomes and condos. You cannot legally run an Airbnb or VRBO here. City code never listed short-term rentals as an allowed use. On March 26, 2024, the City Council voted 4-1 to make the ban explicit and add fines.

Sources: City of Boulder City, Short Term Rentals Prohibited; Boulder City Municipal Code, Title 11. Checked October 30, 2026. City information: City of Boulder City.

What to do with a listing that advertises vacation-rental income: ignore it. Value the home on what a 12-month tenant would pay. Run the ratio on that number before you make an offer.

How does the growth control law affect a Boulder City rental purchase?

The Controlled Growth Management Plan sits in Title 11, Chapter 41 of the city code and dates to 1979. No building permit for a new home is issued without an allotment.

In practice the cap is rarely reached. In January 2025, the city's community development director told the Boulder City Review that only 37 allotment requests had come in over the previous three years. The limit on supply is as much land as it is the ordinance.

What this means for a DSCR loan:

• Small multifamily is rare. Every new duplex or fourplex unit needs an allotment. If you want rent from more than one unit, look for a property that already has a legal second unit.
• Older homes dominate. Many were built from the 1930s through the 1980s. Condition shows up in the appraisal and in your repair budget.
• New builds take time. If you buy a new home as a rental, ask about the delivery date and how long a rate lock can run.

What rent will a DSCR lender use on a Boulder City home?

The rent number is the most important input in the file. On a DSCR loan, the appraisal sets two numbers that decide your loan: the value and the market rent.

• Vacant home: the appraiser's rent opinion, usually on Fannie Mae Form 1007, the Single-Family Comparable Rent Schedule. Under the redesigned agency appraisal report (UAD 3.6), required for new agency appraisals submitted on or after November 2, 2026, market rent moves into the report itself. DSCR lenders set their own requirements, so you may see either format.
• Leased home: some lenders use the signed lease. Some use the appraiser's market rent. Some use the lower of the two. Ask which rule applies before you pay for the appraisal.
• 2-4 units: the ratio uses the combined rent from all units against one PITIA. Provide every lease.

Public rent benchmarks for Boulder City

HUD's Fair Market Rents for the Las Vegas metro, which includes Boulder City, are a public check on a seller's rent claims. They are metro-wide, 40th-percentile gross rents that include utilities. The lender uses the appraiser's rent for the actual home, not these figures.

Sources: HUD FY 2026 and FY 2025 Fair Market Rents, Las Vegas-Henderson-North Las Vegas MSA. Program background: HUD. Checked October 30, 2026.

FY 2026 Fair Market Rents for the metro that includes Boulder City.

FY 2025 figures. Two- to four-bedroom benchmarks fell slightly for FY 2026.

Why Boulder City's own rent figure is lower. The Census Bureau's 2020-2024 median gross rent for Boulder City was $1,427, below the metro two-bedroom FMR of $1,735. The city's rentals skew toward older and smaller homes and long-tenured tenants. A larger or updated home can rent above that median.

So don't model a three-bedroom house on the citywide median. Don't model it on a seller's hopeful number either. Pull recent leases on similar homes.

Boulder City household facts that shape rental demand

Sources: U.S. Census Bureau QuickFacts, Boulder City city, Nevada (V2025 estimates and 2020-2024 ACS). Checked October 30, 2026.

How do Boulder City taxes, HOA dues and insurance change your ratio?

The rent sets the top of the fraction. Local costs set the bottom. In Boulder City, the tax line is the one that works in your favor, and the tax cap is the one that can surprise you.

Property tax: the lowest city rate in the county

Nevada taxes 35% of a home's taxable value. The Assessor's taxable value is often well below the price you pay. Land is valued on its own, and buildings are valued at replacement cost less wear. On Boulder City's older homes, the building part of taxable value can be small.

Sources: Clark County Treasurer, tax rates by district, FY 2024-2025 to FY 2026-2027. Checked October 30, 2026.

The tax-cap trap on a long-held Boulder City home

Nevada caps yearly tax increases at 3% on an owner's primary residence. A rental falls under the general cap, which is 8.0% in Clark County for fiscal year 2026-27 (NRS 361.4723; Nevada Department of Taxation). The Clark County Assessor explains how the caps work on its tax abatement page.

Here is why that matters in Boulder City. Many homes have had the same owner for a long time. If the seller lived in the home, the current bill reflects years of 3% caps. Once it becomes your rental, the bill can rise faster.

A DSCR lender uses the rental's tax figure in the ratio. So ask for the actual bill on the parcel, and plan for year three, not just year one.

HOA dues

Many older Boulder City homes have no HOA. That removes a line from PITIA. Condos and newer subdivisions usually do have dues, and those count in full.

Landlord insurance

You need a landlord policy, not an owner's homeowners policy. The premium goes straight into PITIA. Get the quote before you make an offer, not after. A late insurance quote is one of the most common reasons a DSCR closing slips.

Which Boulder City factors help or hurt the ratio?

What does the Boulder City listing board look like for a rental buyer?

Active listings by price band on September 15, 2026 (Las Vegas REALTORS MLS data via Nevada Real Estate Group).

Sources: Nevada Real Estate Group, Boulder City market report September 2026 (Las Vegas REALTORS MLS data). Checked October 30, 2026.

Reading the board as an investor:

• Condos sit longer. A median of 63 days on market, and 43.2% of condo and townhome listings had cut price. There may be room to negotiate. Start the condo project review the day you pick a unit, because not every DSCR lender takes every project.
• Houses are firm. Houses that sold in July 2026 went under contract in a median 26.5 days. Have your DSCR terms lined up before you shop.
• Small numbers swing. Four late-posting July closings moved the median from $425,000 to $442,500. Treat any single month as a range.

Longer-term value trend in ZIP 89005

Sources: Zillow Research, ZHVI for ZIP 89005, smoothed and seasonally adjusted; Nevada Real Estate Group, Boulder City housing market guide 2026 (about 215 closings in 2025, down from 447 at the 2021 peak; trailing-12-month median near $447,500). Checked October 30, 2026.

Who lends in Boulder City today?

Sources: MonitorBankRates and LenderWay summaries of 2025 HMDA data for Boulder City. Checked October 30, 2026.

Three quarters of 2025 Boulder City loans came from independent mortgage companies, the non-bank lenders a broker compares for you. Banks and credit unions often offer limited DSCR and investor options.

How much rent does a Boulder City rental need?

Flip the formula. To find the most PITIA a rent can carry, divide the rent by the ratio your lender wants. To find the rent you need, multiply the payment by the target ratio.

Highest payment a $2,500 rent supports: rent divided by the target ratio.

The same math at a $3,500 rent.

Rent needed for a 1.25 ratio: payment times 1.25.

Sample math only. Not a quote. Run your own numbers on our calculators page, or send us the address. We will run it with the real tax bill and insurance quote.

What are your options if a Boulder City rental lands below 1.00?

High prices against modest rents mean some Boulder City deals won't clear 1.00 on the first try. You have more choices than walking away, and walking away is sometimes the right call.

1. Add equity. A smaller loan lowers the payment and raises the ratio.
2. Use a lender that accepts a lower ratio. As of October 2026, one lender we place loans with accepts ratios as low as 0.75, at a higher price. Others stop at 1.00.
3. Look at a no-ratio program. See no-ratio DSCR loans. Pricing is higher, so reaching 1.00 is usually the better path when you can.
4. Consider interest-only where offered. It raises the ratio, but you aren't paying down principal during that period.
5. Buy down the rate. It costs cash at closing. Seller or builder credits can sometimes pay for it, as in the case study below. With one-third of Boulder City listings already cut, a seller credit can be a fair ask.
6. Pick a different property. A home with no HOA, a lower tax bill or a stronger rent can change the answer.

"You can close a DSCR deal with just about any problem as long as you put a bit more down. That's why we always tell clients the rate and down payment are tentative until the appraiser's value and rent come in."

— David Ghazaryan

What should you check before you offer on a Boulder City rental?

1. Confirm the parcel is inside Boulder City limits. The short-term rental ban and growth rules are city rules, and the tax district follows the parcel.
2. Pull the real tax bill. If the seller lived there, expect your bill to climb under the rental cap.
3. Get a landlord insurance quote. The premium is part of PITIA.
4. Test the rent. Compare the seller's rent with recent leases on similar homes, the HUD benchmark and the Census median. Run the ratio at a lower rent too.
5. Check the property type. Condos need a project review. Manufactured homes are part of the entry-level inventory here. Ask early whether the lender takes the home and how it is titled.
6. Plan the title. If you want an LLC on title, decide before you sign the contract.
7. Line up reserves. Count the cash you will have left after closing, not just the cash to close.

How do David's investor rules apply to a Boulder City purchase?

David Ghazaryan is a real estate investor himself. Here is how he describes the difference, in his own words:

"One thing being a real estate investor has taught me is that getting a loan approved and making a good investment are two different things."

"I've seen investors spend weeks negotiating a purchase price and then barely examine the financing terms. They focus on the interest rate. I look at the entire transaction: cash invested, monthly carrying costs, reserves, prepayment penalties, and the exit strategy."

"A loan that saves you money today can become expensive if you need to refinance or sell before a prepayment penalty expires."

In Boulder City, that lens matters more than usual. Thin monthly spread means the carrying costs, the tax cap and the reserve cushion decide whether the rental works. The exit matters too. With about 16 closings a month, plan your exit around a small market and choose a prepayment option that fits how long you really expect to hold.

How do DSCR prepayment options work?

Many DSCR loans let you choose a prepayment period. As of October 2026, one lender we place loans with offers 5, 4, 3, 2 or 1 year, or none. Each choice prices differently. A longer period generally buys better pricing, and no penalty costs the most. Our clients pick 2 years most often.

Why can a DSCR loan carry a penalty at all? Loans made primarily for a business purpose are exempt from most federal consumer-mortgage rules in Regulation Z, including its limits on prepayment penalties. That is also why DSCR loans are only for investment property.

Ask these questions before you choose:

• Does the penalty apply to a sale as well as a refinance?
• Can you pay down part of the balance each year without a penalty?
• Is it a declining percentage or a number of months of interest?
• Does the quoted pricing assume a particular penalty?

Get each answer in writing on the term sheet.

Which DSCR terms should you compare across lenders?

DSCR loans aren't standardized like Fannie Mae or FHA loans. Each lender sets its own rules. Below are example terms from one lender we place DSCR loans with, as of October 2026, and how lenders differ.

Example terms only. Not every lender offers every option. Terms change often and depend on credit, property and lender approval. This is not a rate quote or a commitment to lend.

We do not publish DSCR rates. Pricing moves daily with credit score, equity, the ratio, the prepayment option, loan size and property type.

Questions to ask any lender about a Boulder City rental

• Will you underwrite on long-term market rent only, given the city's short-term rental ban?
• How will your appraiser handle thin Boulder City rent comparables?
• Do you lend on this condo project, and is there a project review?
• Which tax figure goes in PITIA: the seller's current bill or a projected rental bill?
• What is your minimum ratio, and what does it cost to go below 1.00?
• Can I close in an LLC, and what personal guarantee is required?
• How many months of reserves do you want after closing?
• What is your NMLS number, and are you licensed in Nevada?

DSCR or conventional: which fits a Boulder City rental?

Conforming limits for Clark County in 2026: $832,750 for one unit, $1,066,250 for two, $1,288,800 for three and $1,601,750 for four (FHFA conforming loan limits; FHFA 2026 announcement).

Choose conventional if your documented income carries the payment, you're under the property limit and you don't need an LLC. Choose DSCR if your returns understate your income, your debt-to-income ratio is maxed out, you're past the limit or you want an entity.

David has prepared more than 6,000 tax returns. So we read your return first to see whether the cheaper route still works.

Can you close a Boulder City DSCR loan in an LLC?

Yes, with some lenders. The lenders we use for LLC closings always require a personal guarantee from the owners. Expect to provide:

• Articles of organization
• Operating agreement
• EIN letter (see the IRS EIN page)
• Proof of good standing with the Nevada Secretary of State

Set up the LLC before closing, not during underwriting. If the LLC was formed in another state, ask your attorney whether it also needs to register in Nevada.

If you plan to deed a rental into an LLC after closing, some transfers to an entity you wholly own are exempt from transfer tax. Confirm with your title company first (NRS Chapter 375). Talk to your attorney and CPA about whether an LLC fits you.

What does it cost to close on a Boulder City rental?

Boulder City uses Clark County's real property transfer tax: $2.55 per $500 of value, rounded up to the next $500. By local custom the seller pays it in Southern Nevada. The purchase contract controls, and under state law buyer and seller are both liable if it goes unpaid (Nevada Department of Taxation, real property transfer tax). The deed and deed of trust record with the Clark County Recorder.

Clark County's transfer tax applies the same way in Boulder City as in Las Vegas.

Closing costs on some non-QM loans run about $15,000 for iQRATE clients, before prepaids, reserves and your down payment. Your actual costs and terms are confirmed in writing on the term sheet for your file.

Can you do a cash-out refinance or a 1031 exchange on a Boulder City rental?

Cash-out refinance

A DSCR cash-out refinance pulls equity from a rental you own, qualified on its rent. The new, larger payment must still clear the lender's ratio floor. So the cash you take and the ratio pull against each other.

• Seasoning: many lenders want at least 6 months on title. Some of our non-QM DSCR lenders allow cash-out right after an all-cash purchase, with documented funds.
• Reserves: at one of our lenders, cash-out proceeds can count toward reserves.
• Existing penalty: check whether your current loan has a prepayment penalty before you refinance.

Boulder City has a second cash-out wrinkle. Thin comparable sales can make the new value harder to prove. Give the appraiser your upgrade list and recent Boulder City sales. Leave time for a reconsideration of value if the number comes in low.

1031 exchange

A 1031 exchange lets you defer capital gains tax by selling one investment property and buying another. You generally have 45 days to identify the replacement and 180 days to close (IRS like-kind exchange tips). Give us both deadlines on day one. With few Boulder City listings in any month, identify backups. This is general information, not tax advice.

What do real iQRATE DSCR files show?

These are not Boulder City closings. They are real iQRATE files, mostly from Las Vegas, with names removed and figures rounded. They show how the same DSCR rules play out when something goes wrong.

The builder's lender said no (Las Vegas new construction)

A client came to us after the financing on her brand-new Las Vegas investment property fell apart. She had found a move-in-ready home that another buyer had failed to close on. To receive the builder's incentives, she was required to apply through the builder's preferred lender. She did exactly what the builder asked. Then the builder's lender denied her loan.

Because she had satisfied the builder's requirement, the builder ultimately agreed to honor the incentives if she obtained outside financing. We arranged a DSCR mortgage using the property's rental income and applied the incentives toward a rate buydown. The ratio was approximately 1.00, with rental income covering the roughly $3,500 monthly qualifying property payment. We closed in less than three weeks.

"The lesson I took from that transaction is that a lender's denial doesn't necessarily mean a good investment opportunity is dead. Sometimes the solution is understanding the purchase contract, preserving the buyer's negotiating position, and choosing a financing program that fits the actual investment."

— David Ghazaryan

Rent that covered only 83% of the payment (Las Vegas condo cash-out)

In fall 2023, an investor wanted to pull cash out of a Las Vegas condo rental appraised at $280,000. The rent covered only about 83% of the new payment, a DSCR of 0.83. Low leverage did the heavy lifting, and the cash-out refinance funded in fall 2023.

Two condos closed the same day (southwest Las Vegas)

In fall 2024, a Las Vegas investor with five or more rentals bought two condos in the same southwest Las Vegas complex and closed both on the same day. The appraiser's rent pushed the ratio down to 0.82. The loan stayed approved because the down payment and reserves carried it.

A 200% debt ratio that did not matter (Las Vegas purchase)

In fall 2023, a buyer with strong credit wanted a Las Vegas rental near $420,000. Her income came mostly from capital gains and dividends. Run through a full-doc loan, her debt ratio came out above 200%. On the house's rent, the DSCR was 1.18. She closed on a DSCR loan of about $210,000.

$130,000 low, and the loan still went up (LLC refinance)

In 2024, an investor refinanced a rental owned in an LLC. We expected a $1 million value; the appraisal said $870,000. Because the loan started low relative to value, there was room. The loan rose from $400,000 to $435,000, and final pricing improved.

A small rental, far from home (Midwest)

A Nevada investor's LLC owned a $160,000 single-family rental in the Midwest. Many lenders won't touch a balance that small. We placed it with a small-balance DSCR program. The DSCR was 1.45, and the file went from submission to clear to close in 13 days.

An investor from overseas (Las Vegas purchase)

In spring 2023, a past client referred a foreign-national investor who wanted a Las Vegas rental near $435,000. The funds sat in overseas bank accounts. We used a DSCR loan that qualified on the home's rent and documented the funds with the overseas statements. The purchase closed in spring 2023.

Two of these files closed with rent below the payment. Equity carried them.

The rent paid 83 cents of every payment dollar on the condo cash-out.

Her full-doc ratio was over 200%. On rent, the property covered itself.

The value came in $130,000 low. The loan still went up.

A clean small-balance file moved in 13 days. A two-condo project review took about five weeks.

What can a Boulder City investor take from these files?

Real iQRATE files. Names and details are removed, and figures are rounded. Past results do not guarantee future outcomes. All loans are subject to credit approval.

How does iQRATE shop a Boulder City DSCR loan?

1. Send the scenario: address, price, expected long-term rent, the current tax bill, an insurance quote, HOA dues and how you'll hold title.
2. We run the ratio conservatively, with full PITIA, a realistic rent and the rental tax cap in mind.
3. We email the scenario to DSCR lenders and ask each one for its terms on your actual file: ratio floor, credit grid, reserves, prepayment options and how it counts the rent.
4. We pick the best fit for your goal and show you the trade-offs before you commit.
5. Application and credit. No tax-return package on most files.
6. Appraisal with a rent opinion, ordered right away. It is usually the longest step, and thin Boulder City comps can stretch it.
7. Underwriting: assets, reserves, insurance, entity documents and the final ratio.
8. Clear to close and funding, with the deed recorded at the Clark County Recorder.

"On a complicated deal, I'll personally email more than 100 lenders and sift through what comes back. It's a lot of work, so I do it once the client is committed, with a full application and documents in hand."

— David Ghazaryan

Investor loans vary more with the program and the appraisal than full-documentation loans, so we give you a realistic date for your file. The most common delays are a low appraised rent, a late insurance quote and LLC paperwork that isn't ready.

What to gather

Tax returns, W-2s and pay stubs are generally not required. Lenders may ask for more. DSCR lenders set their own reserve rules; for comparison, see agency Fannie Mae reserve guidance.

Why work with a Nevada-licensed DSCR broker for Boulder City?

iQRATE Mortgages is a mortgage broker licensed by the Nevada Division of Mortgage Lending under NRS Chapter 645B, and licensed in Nevada, California, Texas and Florida. You can look up the company (NMLS 1862492) and David Ghazaryan (NMLS 1486726) on NMLS Consumer Access.

David entered the mortgage industry in 2005. He founded a tax practice in 2008 and has prepared more than 6,000 tax returns since. He is also a real estate investor. So rental files get read the way an owner reads them: rent, taxes, insurance and HOA dues first, then the loan.

Because we place loans with many DSCR lenders, a no from one lender's guidelines is often not the end of the deal. We move the file to a lender whose ratio floor, credit grid, property rules or prepayment options fit.

For owner-occupied loans in Boulder City, see our Boulder City mortgage broker page. For the full DSCR program guide, see DSCR loans in Nevada. Watch David explain loan topics on our videos page.

What do clients say about iQRATE Mortgages?

Real reviews, quoted word for word. They are not presented as Boulder City borrowers, and they describe the company overall. None is a promise about your loan.

"Andrei and David were so great! They're helpful and communicated everything with me through the whole process. I am so pleased and look forward to using iqrate for my future investment properties. 10/10 Will be reccomending to friends."

— Kassandra Arthur, review on Google

"David and Andrei and team were very knowledgeable and really helped in the whole process. Even though the economy is going through a rough time they were able to explain every detail and really looked out for our best interest! I would highly recommend their team as they will find a way to get it done!"

— Lydia Z. (Menifee, CA), 5-star review on Yelp

Our ratings: Google 5.0 from 77 reviews. Yelp 5.0 from 51 reviews. Zillow 5.00 from 9 reviews. David: 5.0 stars from 87 reviews on Experience.com (October 2026).

Boulder City DSCR loan FAQs

Can I get a DSCR loan on a Boulder City rental?

Yes, for a long-term rental you will not live in. The loan qualifies on the home's market rent compared with its full monthly payment. Because short-term rentals are banned, the lender uses long-term rent from a lease or the appraiser's rent opinion.

Can I count Airbnb income on a Boulder City DSCR loan?

No. Ordinance 1797 prohibits rentals of under 30 consecutive days in homes, townhomes and condos, with fines of up to $500 a day. Qualify and operate on a lease of 30 days or longer.

Is a monthly furnished rental allowed in Boulder City?

A rental of 30 consecutive days or more (28 or more in February) falls outside the city's short-term rental definition. That makes monthly furnished rentals the shortest legal term. Lenders still qualify the loan on long-term market rent.

Why do Boulder City rental ratios often come in tight?

Prices are high relative to typical rents. Single-family homes sold for $361 a square foot in July 2026, while the city's 2020-2024 median gross rent was $1,427. The low tax rate and homes without HOA dues help, but they don't always close the gap.

What property-tax figure goes into my Boulder City ratio?

The lender uses the rental's tax figure. Boulder City's FY 2026-27 rate is $2.6097 per $100 of assessed value, and assessed value is 35% of taxable value. A rental's yearly increase can reach the 8.0% Clark County cap, not the 3% owner-occupied cap.

Will the seller's tax bill stay the same after I buy?

Not necessarily. If the seller lived in the home, the bill reflects years of 3% caps. As your rental, it can rise up to 8.0% a year in Clark County for FY 2026-27. Ask for the actual bill on the parcel.

Does Boulder City's growth cap help or hurt a rental investor?

Both. Only 120 new homes a year can get an allotment, and far fewer are requested, so new rentals rarely compete with yours. But most homes are older resales with thin comparable sales. That makes the appraisal and repair budget more important.

Will an appraiser find enough rent comparables in Boulder City?

It can be thin. With about 16 closings a month, appraisers often reach back in time or toward Henderson. Send recent Boulder City leases and your upgrade list early.

Can I buy a Boulder City duplex or fourplex with a DSCR loan?

Yes, if the lender takes the property. The ratio uses the combined rent from all units. Small multifamily is rare in Boulder City because every new duplex or fourplex unit needs a growth-control allotment.

Can I use a DSCR loan on a Boulder City condo?

Yes, if the lender accepts the project. Condos and townhomes that sold in July 2026 took a median 63 days, and the median condo and townhome asking price on September 15, 2026 was $335,000. Start the project review as soon as you choose a unit, and count HOA dues in PITIA.

What is the transfer tax on a Boulder City rental purchase?

Clark County's $2.55 per $500 of value, rounded up to the next $500. On a $442,500 price it is $2,256.75. The seller customarily pays it, but the contract controls.

Can my LLC hold the Boulder City rental?

Yes, with some lenders. Expect a personal guarantee, articles of organization, an operating agreement, an EIN letter and Nevada good-standing proof. Set up the LLC before closing.

Can a DSCR loan close if the rent doesn't cover the payment?

Sometimes. One lender we place loans with accepted ratios as low as 0.75 as of October 2026, at a higher price. More equity, a buydown, interest-only or a no-ratio program are other paths. Some deals should be passed over.

How fast can a Boulder City DSCR loan close?

It depends on the appraisal, the insurance quote and entity documents. Among real iQRATE files, a builder-incentive purchase closed in less than three weeks and a small-balance file cleared in 13 days. Thin Boulder City comparables can lengthen the appraisal.

Do DSCR loans in Boulder City require tax returns?

Generally no. Lenders check credit, assets, reserves and the appraisal instead of tax returns, W-2s or pay stubs.

Can I live in a Boulder City home I bought with a DSCR loan?

No. DSCR loans are business-purpose loans for non-owner-occupied investment property. If you plan to live in the home, see our Boulder City mortgage broker page for owner-occupied options.

Can I use a DSCR loan for a 1031 exchange into Boulder City?

Yes. The replacement must generally be identified within 45 days and closed within 180 days. With a small listing board, identify backup properties and coordinate with your qualified intermediary and tax advisor.

Why doesn't this page list DSCR rates?

Pricing changes daily. It moves with credit, equity, the ratio, the prepayment option, loan size and property type. Your terms are confirmed in writing on the term sheet for your actual file.

Get started on a Boulder City rental

Tell us about the property. We'll run the ratio on long-term rent with the real tax bill, shop DSCR lenders and tell you plainly whether the deal works.

Apply now · Schedule a free consultation · Call or text (702) 766-3744 · Run the numbers on our calculators page

Related iQRATE pages

• Nevada mortgage broker
• BRRRR loans (Las Vegas)
• Investors
• Portfolio loans
• Serial investor loans
• Foreign national DSCR loans
• DSCR loans for 5-8 unit multifamily
• Blanket loans
• Non-QM loans
• Bank statement
• P&L statement loans
• Self employed
• Refinance
• Closing costs by state
• Reviews
• Guarantees
• About
• FAQ
• Jumbo
• FHA loans
• VA loans
• First time home buyer
• Blog

Other Nevada cities iQRATE lends in

• Carson City
• Henderson
• Las Vegas
• Mesquite
• North Las Vegas
• Pahrump
• Reno
• Sparks
• Summerlin

Talk with iQRATE about this loan

Apply now or contact us to get a quote on the property you have in mind. You can also schedule a call or book a call with David at (702) 766-3744. This is not a commitment to lend.

Sources

• U.S. Census Bureau QuickFacts, Boulder City city, Nevada (V2025 estimates and 2020-2024 ACS). Checked October 30, 2026.
• Nevada Real Estate Group, Boulder City market report September 2026 and Boulder City housing market guide 2026 (Las Vegas REALTORS MLS data). Checked October 30, 2026.
• Zillow Research, ZHVI for ZIP 89005, September 2026.
• MonitorBankRates and LenderWay summaries of 2025 HMDA data for Boulder City.
• HUD FY 2026 and FY 2025 Fair Market Rents, Las Vegas-Henderson-North Las Vegas MSA; HUD.
• City of Boulder City: Short Term Rentals Prohibited; Municipal Code Title 11, Chapters 1 and 41; Ordinance 1797; Allotment Committee.
• Boulder City Review: Understanding the Growth Ordinance.
• Clark County Treasurer, tax rates by district, FY 2024-25 to FY 2026-27; Clark County Assessor, tax abatement; Clark County.
• NRS Chapter 361 (NRS 361.4723 property-tax cap); Nevada Department of Taxation, FY 2026-27 tax cap factors.
• Nevada Department of Taxation, real property transfer tax; NRS Chapter 375; Clark County Recorder, land documents.
• FHFA, conforming loan limits; FHFA 2026 announcement.
• Fannie Mae Selling Guide B3-4.1-01, minimum reserve requirements.
• IRS, like-kind exchanges; IRS, EIN.
• Nevada Secretary of State; NRS Chapter 645B.

Licensing and disclosures

iQRATE Mortgages LLC · 6360 S Rainbow Blvd Ste 101, Las Vegas, NV 89118 · Licensed in NV, CA, TX and FL · NMLS 1862492 · David Ghazaryan, Mortgage Broker, NMLS 1486726 · (702) 766-3744.

DSCR loans are business-purpose loans for non-owner-occupied investment property, not for a home you or your family will live in. Not all borrowers qualify. Lender terms on this page are examples from specific lenders as of October 2026, and the ratio examples are arithmetic only. None is a rate quote, loan offer or commitment to lend. This page is not a commitment to lend. Programs are subject to credit, property and lender approval, and terms can change without notice. Client stories are real, de-identified iQRATE files from outside Boulder City; past results do not guarantee future outcomes. Local facts are from the public sources listed above as of the dates shown. Nothing on this page is tax or legal advice. Equal Housing Opportunity.