Gholson Landing Opens 121 Affordable Apartments in East Las Vegas

by Ryan Rose

What Happened

SNRHA and The Michaels Organization held a ceremonial grand opening for Gholson Landing at 8 a.m. on Tuesday, Sept. 22. FOX5 reported ahead of time that Las Vegas Mayor Shelley Berkley was on the schedule to speak, along with other local and state leaders and representatives from both partners.

Construction wrapped up earlier this year. According to FOX5, officials said the property had already reached nearly 80% occupancy just months after it was finished. That means families were moving in well before the ribbon was cut.

The community is named for Thomas Gholson. He served as deputy executive director of the Las Vegas Housing Authority from 1990 to 1996. That agency was the predecessor to today's SNRHA. FOX5 reported that Gholson once lived in public housing himself. During his time at the agency he led programs like resident job apprenticeships, youth Late-Night Basketball leagues, and a Community Peace coalition.

"Every new home we bring online helps address our region's critical housing shortage," Lewis Jordan, executive director of SNRHA, said in remarks reported by FOX5. At the ceremony, Gholson thanked the residents he served over the years. KTNV quoted him saying he could not have been what he was without the tenants.

On-site amenities include a community clubhouse with a kitchen, a fitness center, a computer lab, and an outdoor playground, according to officials. The property's own website also lists in-home washers and dryers, dishwashers, keyless entry, and a pavilion with grills. It is a pet-friendly community. The site says there is no pet fee, a $300 deposit per pet, and a limit of two pets.

KTNV talked with one of the first residents, Dandy Tellez. Her husband served in the military for 13 years. She said the family learned about Gholson Landing through the Department of Veterans Affairs, signed up in January, and got approved in July. She told KTNV the location was the big draw, since her mom and her mother-in-law each live about five minutes away.

KTNV news image of the new Gholson Landing apartment complex off Sunrise Avenue in east Las Vegas

Why It Matters to Las Vegas Residents

The biggest takeaway is demand. A brand-new complex does not usually fill most of its units before its grand opening. Gholson Landing did. That is a clear sign that plenty of working families in the valley are looking for a stable rent, and that new affordable units get snapped up fast.

So what does "30% to 80% of area median income" actually mean? Area median income, or AMI, is the middle household income for a region. Half of households earn more and half earn less. The federal government (HUD) sets these numbers each year and adjusts them for household size. Affordable properties use percentages of AMI to decide who can rent which units.

Gholson Landing's website posts its maximum income limits for two bands. Here is what the page showed when we checked:

60% AMI maximum income: 1 person, $44,340. 2 people, $50,640. 3 people, $57,000. 4 people, $63,300. 5 people, $68,400. 6 people, $73,440. 7 people, $78,540. 8 people, $83,580.

80% AMI maximum income: 1 person, $59,120. 2 people, $67,520. 3 people, $76,000. 4 people, $84,400. 5 people, $91,200. 6 people, $97,920. 7 people, $104,720. 8 people, $111,440.

Here is how to read that in real life. Say you are a family of four earning $70,000 a year. You are above the 60% line of $63,300 but below the 80% line of $84,400. That means you would likely fit an 80% unit but not a 60% unit. Now say you are a single person earning $40,000. You are under both limits, so more unit types could be open to you. The 30% band is for households with the lowest incomes. The property did not post dollar limits for that band on the page we reviewed, so ask the leasing office directly.

There is also a floor, not just a ceiling. The property's website lists an income requirement of 2.5 times the monthly rent. As a simple example, if a unit rented for $1,200 a month, you would need to show about $3,000 a month, or $36,000 a year, in income. That example is just math, not an actual Gholson Landing rent. The site did not list rents, so call for current pricing. The key idea is that you need to earn enough to cover the rent but not more than the AMI cap for the unit.

The website also says rent includes trash, water, and sewer. Residents pay for electric, heat, AC, and hot water. Move-in costs are the first month's rent and a security deposit. When we checked, the site was advertising a limited-time deposit special of $100 for a one-bedroom, $200 for a two-bedroom, and $300 for a three-bedroom. Specials change, so confirm before you apply.

It also helps to know that "affordable housing" is not one single program. SNRHA runs several, and they work differently. The Housing Choice Voucher program helps pay rent to a private landlord, so you can live anywhere a participating landlord accepts the voucher. Public housing and RAD communities are separate programs with their own rules. SNRHA's affordable housing communities are another track, and SNRHA says each community has its own qualifying criteria and income limits. Gholson Landing is a tax credit property with its own leasing office. Knowing which door you are knocking on saves a lot of time and frustration.

Background and History

Gholson Landing did not pop up out of nowhere. SNRHA has been investing in this part of east Las Vegas for years. Frank Stafford, SNRHA's director of development and modernization, told KTNV that Roy Martin Middle School, right across the street, came out of a land swap the housing authority did. "We've invested in this area for quite some time," he said.

Location was a big part of the plan. Stafford told KTNV there is a one-stop career center less than a mile away. He also said the housing authority runs its own job training programs that residents can use. The site is near the East Las Vegas Recreation Center and nearby schools. Officials described the project as part of a long-term push to revitalize the neighborhood.

The money came from two main places. The first is the Low-Income Housing Tax Credit, or LIHTC. SNRHA's website explains that LIHTC was created by the Tax Reform Act of 1986. It gives state and local agencies tax credits to hand out for building or fixing up rental housing for lower-income households. SNRHA calls it one of the most important tools for creating affordable housing in the country. The second source was American Rescue Plan Act funding, administered through Nevada's Home Means Nevada Initiative.

SNRHA itself is a big player in local housing. Its homepage says it has provided affordable housing for 75 years. It lists 35 communities, 16,566 current families, 12,548 current landlords, and 13,162 Housing Choice Vouchers. Gholson Landing adds 121 more homes to the valley's supply of income-restricted rentals.

Gholson Landing apartment community at 2601 Sunrise Avenue in Las Vegas, from the property's official photo gallery

What Happens Next

With nearly 80% of units already leased, the remaining apartments are likely to go quickly. If you are interested, do not wait. The leasing office is open Monday through Friday from 8 a.m. to 6 p.m. and Saturday and Sunday from 10 a.m. to 5 p.m., according to the property website. The phone number listed is (833) 961-3499.

Keep in mind that income-restricted housing comes with paperwork that does not end at move-in. SNRHA's website notes that residents in its affordable communities typically go through an annual recertification, usually around the anniversary of the move-in date. Rules can differ by property, so ask the Gholson Landing leasing office how its recertification works. Income limits also get updated from time to time, since HUD refreshes AMI figures each year.

For the neighborhood, the thing to watch is what comes next around Sunrise Avenue. Officials framed Gholson Landing as one piece of a longer revitalization effort, tied to the school, the recreation center, and job resources nearby. New, well-kept housing tends to bring more foot traffic and more attention to an area. We will keep an eye on further SNRHA projects in east Las Vegas and share them as they are announced.

Ryan's Take

Here is what jumps out to me. A building was almost 80% full before the grand opening. That is not a marketing win; that is a demand signal. It tells me there are a lot of hardworking people in this valley who want a clean, new, stable place to live and just need the numbers to work. That group includes teachers, healthcare workers, hospitality staff, and veterans, like the family KTNV interviewed.

I also like the location strategy. Putting housing across from a middle school and near a rec center and a career center is smart. When families can walk their kids to school and get to job training nearby, they are more likely to stay put, save money, and build a real foundation. For many renters, a stable, affordable lease is the first step toward buying a home someday. Every time I meet a buyer who got there by renting smart and saving for a few years, it proves the point. East Las Vegas has deep roots, and projects like this help keep longtime residents in the neighborhoods they love.

A person holding new apartment keys in front of an entrance, representing a Las Vegas family moving into affordable housing

What You Can Do

If you want to apply at Gholson Landing: Go to the property's website, liveatgholsonlanding.com, and use the "Apply Now" button. You can also book a tour online or call (833) 961-3499. Before you call, write down your household size and your total yearly household income. Compare that to the AMI table above. Then make sure your monthly income is at least 2.5 times the rent for the unit you want. Ask which AMI band each open unit falls under.

If you want to apply for SNRHA housing more broadly: SNRHA uses an online portal called RentCafe. According to SNRHA's How to Apply page, the preliminary application takes about 15 minutes. You will need a computer with internet, an active email address, the names and ages of everyone in your household, and your yearly household income. Here is the process SNRHA lays out, step by step:

1. Submit a pre-application on RentCafe while a wait list is open. Only apply for properties you are eligible for.
2. Watch your email and mail. SNRHA selects applicants from the wait list by date and time.
3. If selected, complete the full application so SNRHA can confirm you are eligible.
4. If approved, you get an offer letter for an available unit.
5. Tour the unit with the property manager.
6. Attend orientation and sign your lease.
7. Move in.

One important detail: when we checked, SNRHA's affordable housing page said its wait list was closed, while it also listed Eva Garcia-Mendoza Plaza under open community wait lists. Check the program overview and the properties page for the latest status before you apply. Veterans get extra flexibility. SNRHA says veterans can apply to any affordable, RAD, or public housing community at any time. If a wait list is closed, veterans can apply in person at SNRHA's offices at 340 N. 11th Street, Las Vegas, NV 89101, Monday through Thursday, 8 a.m. to 5 p.m. SNRHA's main phone line is (702) 477-3100.

A few practical tips before you apply anywhere: Count every person who will live in the home, because household size changes your income limit. Add up income from everyone in the household, not just your own paycheck. Gather recent pay stubs and other proof of income ahead of time so you are ready when a leasing office asks. Keep your email inbox and mailbox in good shape, since SNRHA says it reaches applicants by email or mail. And if your income or household size changes while you wait, update your application so your spot is not wasted on a unit you no longer qualify for.

If you own rentals: SNRHA also works with private landlords through the Housing Choice Voucher program. Its website has a New Landlords section and a landlord portal if you want to learn how to list a unit for voucher holders.

Finally, share this post with a friend, coworker, or family member who has been priced out of their current rental. A lot of people assume they earn too much, or too little, for affordable housing without ever checking the actual limits.

Have questions about how this affects your home or neighborhood? Reach out to Ryan Rose or text/call 702-747-5921 anytime.