Complete 2026 cost breakdown: construction, permits, financing, and expected rental ROI.
Calculate your North Las Vegas ADU cost →Building an ADU in North Las Vegas costs between $130,000-$250,000 for new construction, with per-square-foot costs averaging $140-$280. These figures include design, permitting, site preparation, and construction. The most affordable option is a garage conversion at $60,000-$140,000, while prefab/modular ADUs fall in between at $90,000-$200,000.
| Cost Category | Estimated Range |
|---|---|
| Architectural Plans | $3,000 – $15,000 |
| Permits & Fees | Confirm with North Las Vegas Planning and Zoning at (702) 633-1537 — the Planning and Zoning fee schedule is not published on the city's ADU-relevant pages, and the city's official code and fee host could not be reached from this research session. Budget for a Special Use Permit application fee on top of valuation-based building permit fees if the SUP requirement still applies to your lot |
| Impact Fees | Confirm with North Las Vegas Land Development — no ADU-specific impact fee schedule was found in a city source |
| 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. Get up to 5 free quotes from ADU builders serving North Las Vegas — no obligation.
Get North Las Vegas builder quotes →Permit fees in North Las Vegas are Confirm with North Las Vegas Planning and Zoning at (702) 633-1537 — the Planning and Zoning fee schedule is not published on the city's ADU-relevant pages, and the city's official code and fee host could not be reached from this research session. Budget for a Special Use Permit application fee on top of valuation-based building permit fees if the SUP requirement still applies to your lot. The review timeline is Confirm with North Las Vegas Planning and Zoning at (702) 633-1537 — no published ADU review timeline was found in a city source. A Special Use Permit adds a Planning Commission hearing cycle to whatever the building permit takes, with plan check: Standard residential plan review through the city's Development Services Center, which the city describes as a single point of entry for construction review and permitting with concurrent reviews where possible. Mobile homes, recreational vehicles and travel trailers may not be used as accessory dwelling units (§17.20.030.F.2.c.iii), and an accessory structure may not be built in a utility easement or before the principal structure exists (§17.20.030.B.1.l and m). Impact fees are Confirm with North Las Vegas Land Development — no ADU-specific impact fee schedule was found in a city source. Pre-approved plans: No city pre-approved ADU plan library was found in a North Las Vegas source.
| 1-Bedroom Rent | $1,150-$1,450/month |
| 2-Bedroom Rent | $1,400-$1,800/month |
| Annual Rental Income (est.) | $15,600/year |
| Payback Period (est.) | 12.2 years |
| Short-Term Rental | Only with a Conditional Use Permit, and the separation rules make most lots ineligible. North Las Vegas adopted Ordinance 3127 in June 2022 to allow short-term rentals with an approved Conditional Use Permit, which must be in hand before a business licence application. The CUP requires a 660-foot separation from other existing or proposed short-term rentals, a 2,500-foot separation from resort hotels, a notarised HOA authorisation letter, a site plan showing noise monitoring equipment and a security plan, plus Transient Lodging Tax. A no-kitchen guest house/casita cannot be rented at all — the definition in §17.32.030 excludes any structure "available on a rental basis" |
| Overall ROI Estimate | 6-9% annual return |
A typical ADU in North Las Vegas generates approximately $15,600 per year in rental income based on average 1-bedroom rents. At an average construction cost of $190,000, the estimated payback period is 12.2 years — before accounting for the resale value the ADU adds, which an appraiser determines from comparable sales in North 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 North Las Vegas: $60,000-$140,000.
2. Prefab/modular ADUs offer predictable pricing and faster timelines. Average: $90,000-$200,000.
3. Pre-approved plans — North 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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