Complete 2026 cost breakdown: construction, permits, financing, and expected rental ROI.
Calculate your Las Vegas ADU cost →Building an ADU in Las Vegas costs between $110,000-$230,000 for new construction, with per-square-foot costs averaging $180-$330. These figures include design, permitting, site preparation, and construction. The most affordable option is a garage conversion at $50,000-$120,000, while prefab/modular ADUs fall in between at $80,000-$180,000.
| Cost Category | Estimated Range |
|---|---|
| Architectural Plans | $3,000 – $15,000 |
| Permits & Fees | Square-footage based (Building & Safety 2020 Building User Fees, Table 3-A, effective July 1, 2021 and still in force). The city's Permit Fee Estimator carries a "Single-Family Casita with Kitchen" line at the R-3 single-family rates: for a wood-frame (Type V) casita up to 1,000 sq ft, plan check $500 + inspection/permit $933 + $55 administration = $1,488; a 1,200 sq ft unit is about $1,676 and a 1,500 sq ft unit about $1,961 (plan check adds $0.467 and inspection $0.477 per sq ft over 1,000). Zoning fees arise only if a standard cannot be met: Administrative Deviation $300; Variance $300 plus $500 notification; Special Use Permit $500 plus $500 notification; Zoning Verification Letter $100 (Department of Planning Fee Schedule, Resolution R-21-2008). Contractors need a Nevada license and a city business license before a permit issues |
| Impact Fees | No ADU exemption exists; the city's fee page lists these charges outside the permit fee, collected at issuance: sewer connection charge - the 2026 schedule (effective January 1, 2026, $3,235 per ERU) rates "Guest Quarters / Casitas" at 0.60 ERU = $1,941 per structure and a dwelling unit at 1.00 ERU = $3,235; Residential Construction Tax (park fee) of 1% of construction valuation on habitable space (the $1,000-per-unit cap the city states applies to apartments and condominiums); traffic impact fee $195 per single dwelling, exceptions reviewed by Traffic Engineering; the Clark County Transportation Tax of $1,000 per single-family dwelling unit as listed by the city; and the Desert Conservation Program fee of $550 per acre plus $58 administration only on land never previously graded. Ask Building & Safety (702-229-6251) at intake which of these it assesses on a casita; a new Las Vegas Valley Water District meter, if you want one, is a separate LVVWD charge |
| Site Prep & Foundation | $10,000 – $35,000 |
| Framing & Structure | $15,000 – $45,000 |
| Plumbing | $8,000 – $20,000 |
| Electrical | $5,000 – $15,000 |
| HVAC | $3,000 – $8,000 |
| Interior Finishes | $15,000 – $40,000 |
Quotes for the same ADU commonly vary 20–40% between builders. We pass your request to up to 5 local builders serving Las Vegas, where we have them — free, no obligation.
Get Las Vegas builder quotes →Permit fees in Las Vegas are Square-footage based (Building & Safety 2020 Building User Fees, Table 3-A, effective July 1, 2021 and still in force). The city's Permit Fee Estimator carries a "Single-Family Casita with Kitchen" line at the R-3 single-family rates: for a wood-frame (Type V) casita up to 1,000 sq ft, plan check $500 + inspection/permit $933 + $55 administration = $1,488; a 1,200 sq ft unit is about $1,676 and a 1,500 sq ft unit about $1,961 (plan check adds $0.467 and inspection $0.477 per sq ft over 1,000). Zoning fees arise only if a standard cannot be met: Administrative Deviation $300; Variance $300 plus $500 notification; Special Use Permit $500 plus $500 notification; Zoning Verification Letter $100 (Department of Planning Fee Schedule, Resolution R-21-2008). Contractors need a Nevada license and a city business license before a permit issues. The review timeline is Not published by the city for any residential permit type; Building & Safety posts no review-turnaround target. Plan on at least one correction cycle. A Building Express Plan Review (non-refundable $550 administrative fee plus $660 per hour above regular plan-review fees, pre-review appointment from $176 per hour, 702-229-6251) lets the design team sit with the plans examiners until approval. Las Vegas builders' 2026 guides (see cost sources) put a detached casita at roughly 3-5 months from application to permit and 7-12 months from design to move-in, with plan check: $500 for a Type V casita up to 1,000 sq ft, then $0.467 per additional sq ft (Building & Safety Fee Tables, R-3 use group, matched by the estimator's casita line); paid with the inspection fee and a $55 administration fee. Plans must be to scale, digitally signed, and stamped by a Nevada architect or engineer unless a city or SNBO regional standard detail is used; a Nevada-licensed contractor may also draw them. Structural calculations, a soils report for structures over 599 sq ft and 2018 IECC REScheck energy calculations are checked with the plans (Residential Submittal Guideline). Impact fees are No ADU exemption exists; the city's fee page lists these charges outside the permit fee, collected at issuance: sewer connection charge - the 2026 schedule (effective January 1, 2026, $3,235 per ERU) rates "Guest Quarters / Casitas" at 0.60 ERU = $1,941 per structure and a dwelling unit at 1.00 ERU = $3,235; Residential Construction Tax (park fee) of 1% of construction valuation on habitable space (the $1,000-per-unit cap the city states applies to apartments and condominiums); traffic impact fee $195 per single dwelling, exceptions reviewed by Traffic Engineering; the Clark County Transportation Tax of $1,000 per single-family dwelling unit as listed by the city; and the Desert Conservation Program fee of $550 per acre plus $58 administration only on land never previously graded. Ask Building & Safety (702-229-6251) at intake which of these it assesses on a casita; a new Las Vegas Valley Water District meter, if you want one, is a separate LVVWD charge. Pre-approved plans: No city pre-approved or model ADU plan program exists as of September 2026. Every casita is a custom submittal drawn and stamped by a Nevada architect, engineer or licensed contractor; a prefabricated or manufactured unit is permitted under the R-3 "Prefabricated / Manufactured Dwelling" fee line ($176-$195 plan check) but still needs the full site, foundation and utility review.
| 1-Bedroom Rent | $1,200-$1,700/month |
| 2-Bedroom Rent | $1,450-$2,000/month |
| Annual Rental Income (est.) | $17,400/year |
| Payback Period (est.) | 9.8 years |
| Short-Term Rental | No. |
| Overall ROI Estimate | 5-7% annual return on cost |
A typical ADU in Las Vegas generates approximately $17,400 per year in rental income based on average 1-bedroom rents. At an average construction cost of $170,000, the estimated payback period is 9.8 years — before accounting for the resale value the ADU adds, which an appraiser determines from comparable sales in Las Vegas and varies by market (often less than build cost).
1. Garage conversions save 40-60% vs new construction since the shell already exists. Average cost in Las Vegas: $50,000-$120,000.
2. Prefab/modular ADUs offer predictable pricing and faster timelines. Average: $80,000-$180,000.
3. Pre-approved plans — Las Vegas does not offer a pre-approved/standard ADU plan program yet, so budget for custom architectural plans (typically $3,000-$15,000). See which cities offer pre-approved ADU plans.
4. State grants — California's CalHFA ADU grant (up to $40K) is currently paused; check calhfa.ca.gov/adu for status and your state for active programs.
5. Get multiple bids — ADU contractor pricing varies 20-40% for the same project. We recommend getting at least 3 quotes.
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