Hi everyone,

I'm looking for advice on whether I should sell or rent out my primary residence in Las Vegas, as we are about to relocate for work. We purchased it using a VA loan with 0% down, and our total mortgage payment is $3,000/month. I'm estimating additional monthly expenses as follows:

• Pool maintenance: $200

• HOA: $37

• Solar: $200

• Repairs/expense reserves (20% of mortgage): $600

That brings the total estimated monthly cost to around $4,037.

The issue is that rental comps in the area (without pools) average around $2,100/month, and there aren’t many rental comps with pools to compare against. Based on that, renting would result in a significant monthly loss, even if I could charge a bit more for the pool.

The house is about 10 years old, but we’ve already taken care of major maintenance items:

• New AC/furnace

• Replastered pool with quartz & redone decking

• All new appliances

If we sold now, we estimate breaking even or possibly taking a slight loss. However, we are bullish on the local market, just not enough to justify covering the potentially large rent-to-expense gap in hopes of appreciation when that money could be deployed elsewhere.

I’d love to hear your insights. Would you hold and rent at a loss, sell and cut your losses, or consider other strategies?

Thanks in advance for your advice!