A Career Guide for Real Estate Agents in Sunrise Manor CDP, NV

As a career analyst who has spent years studying the Nevada job market, I'm often asked about opportunities for real estate agents in the Las Vegas Valley. While the Strip gets all the headlines, the suburban CDPs (Census Designated Places) like Sunrise Manor are where the real estate engine hums day-to-day. This guide is for agents considering a move here, laying out the unvarnished realities of the market, the costs, the competition, and the genuine opportunities.

Sunrise Manor isn't a typical city; it's a sprawling, unincorporated community just east of Las Vegas, nestled between the Strip and the mountains. It's a place of contrasts—older, established neighborhoods sit next to newer developments, and the commute to the glittering core of the city is a daily reality for many. For a real estate agent, it’s a market defined by volume, velocity, and a fiercely competitive landscape.

The Salary Picture: Where Sunrise Manor CDP Stands

Let's start with the numbers that matter. Based on data from the U.S. Bureau of Labor Statistics (BLS) and industry surveys, the financial reality for a real estate agent in this region is specific and telling.

Median Salary: $61,000/year
Hourly Rate: $29.33/hour
National Average: $61,480/year
Jobs in Metro: 427
10-Year Job Growth: 3%

The median salary of $61,000 is virtually identical to the national average, a rare equilibria that suggests a stable but not necessarily booming market for agents. However, this median masks a vast range of outcomes. The Las Vegas metro area, which includes Sunrise Manor, has a high density of real estate professionals (427 jobs in the metro per BLS data), meaning competition is stiff. The 10-year job growth projection of 3% is moderate, indicating steady demand but not explosive expansion. This is a mature market.

Experience-Level Breakdown:
Salaries in real estate are almost entirely commission-based, so "salary" is really a proxy for annual earnings potential. Here’s a realistic breakdown for the Sunrise Manor area:

Experience Level	Annual Earnings Potential	Key Characteristics
Entry-Level (0-2 years)	$40,000 - $65,000	Heavily reliant on broker leads, working open houses, and building a sphere of influence. High attrition rate in this phase.
Mid-Level (3-7 years)	$65,000 - $110,000	Established client base, consistent referrals, and a grasp of specific neighborhoods (e.g., North Las Vegas vs. Henderson).
Senior Agent (8-15 years)	$110,000 - $200,000+	Strong reputation, often specializing (luxury, first-time buyers, investors). May have a small team or assistant.
Expert/Team Lead (15+ years)	$200,000 - $500,000+	Top 1-5% of producers. Runs a team, dominates a niche (e.g., new construction in Sunrise Manor), and has massive referral networks.

Comparison to Other Nevada Cities:

• Las Vegas City (core): Similar median, but higher barrier to entry due to saturated luxury and condo markets. More transient clientele.
• Henderson: Often slightly higher median earnings ($65,000-$70,000 for mid-level) due to a more affluent, stable homeowner base and higher average sales prices. A 20-minute commute from Sunrise Manor.
• Reno: Lower median salary (around $55,000) but a less saturated agent market. Growth is faster but the population base is smaller.
• North Las Vegas: Very similar to Sunrise Manor's profile—high volume, competitive, with a focus on entry-level and mid-range homes. Median earnings are in the same $60,000-$65,000 range.

Insider Tip: Don't be fooled by the "median" in a commission-driven industry. The top 20% of agents in Sunrise Manor likely earn over $150,000 annually, while the bottom 20% may struggle to clear $30,000. Your success is less about the city and more about your hustle, network, and specialization.

The Real Take-Home: After Taxes and Rent

The cost of living in Sunrise Manor CDP is a key factor. The Cost of Living Index is 97.4 (US avg = 100), meaning it's slightly cheaper than the national average. However, housing costs are the great equalizer.

Average 1BR Rent: $1,314/month

Let's break down the monthly budget for a single agent earning the median salary of $61,000/year.

Monthly Budget Breakdown (Gross Pay: ~$5,083)

• Taxes (Federal, State, FICA): ~$1,100 - $1,300 (This is an estimate; consult a CPA. Nevada has no state income tax, which is a huge benefit.)
• Net Take-Home Pay: ~$3,783 - $3,983
• Rent (1BR Avg): $1,314
• Utilities (Electric, Gas, Internet): $200-$300 (Summer AC bills can spike.)
• Car Insurance & Gas: $250-$400 (Sunrise Manor requires a car; public transit is limited.)
• Health Insurance: $300-$500 (If not covered by spouse/employer.)
• Groceries & Essentials: $400-$500
• Professional Expenses (MLS, E&O Insurance, Marketing): $200-$400
• IRA/Retirement Savings (10%): $508
• Remaining for Discretionary/Debt: $121 - $611

Can they afford to buy a home?
With a take-home of ~$3,800 and rent at $1,314, the rent-to-income ratio is about 34%, which is manageable but leaves little room for savings. To buy a home, an agent would need a substantial down payment. The median home price in the Sunrise Manor area is approximately $410,000 (as of 2023-2024). With a 20% down payment ($82,000), the monthly mortgage (including taxes and insurance) would be around $2,400-$2,600. This would push the housing cost to over 60% of net income, which is not affordable on a median salary alone. To buy a home, an agent would need to be in the Mid-Level or higher earnings bracket, ideally with a dual-income household.

Insider Tip: Many successful agents here partner with a lender for a "rent-to-own" or "lease-purchase" program for their first home, using their commission checks for the down payment while building equity. It's a common path in this market.

Where the Jobs Are: Sunrise Manor CDP's Major Employers

While "jobs" for real estate agents are with brokerages, the local economy drives housing demand. Knowing the major employers in and around Sunrise Manor helps you target your marketing and understand client needs. The metro population is 213,644, and the employment base is diverse.

1. University Medical Center (UMC) of Southern Nevada: Located in the nearby Downtown Las Vegas area, this is the region's primary public hospital and Level I Trauma Center. It employs over 5,000 people. Hiring Trend: Steady growth, especially in nursing and support staff. These are stable, middle-to-upper-middle-class buyers who value proximity to work and good schools.
2. Nellis Air Force Base: This is one of the largest employers in the valley, located east of Sunrise Manor. It houses the USAF Warfare Center and is a major economic engine. Hiring Trend: Consistent, with a constant influx of personnel and their families. Military transfers create a reliable rental and purchase market. Specializing in VA loans is a smart move.
3. The Strip (Hospitality & Gaming): While not in Sunrise Manor, the Strip is the primary employment hub for the entire valley. Major employers include MGM Resorts, Caesars Entertainment, Wynn Resorts, and Resorts World. Hiring Trend: Volatile but always in need of staff. Many service workers live in Sunrise Manor for its affordability and commute. This means a constant demand for affordable rentals and starter homes.
4. Clark County School District (CCSD): The fifth-largest school district in the U.S. CCSD is headquartered in the valley and employs thousands. Hiring Trend: Chronic teacher shortages mean steady hiring. Educators are often stable buyers who prioritize school quality, affecting which neighborhoods they target.
5. Amazon Fulfillment Centers: Several large Amazon facilities are in the North Las Vegas/Commerce Center area, bordering Sunrise Manor. Hiring Trend: Rapid expansion and high-volume hiring for warehouse and logistics roles. This brings in a new wave of first-time homebuyers and renters.
6. Sunset Station Hotel & Casino: Located in the nearby Sunrise Manor area, this is a major local employer for hospitality and casino jobs. Hiring Trend: Stable, with local hiring for a community-focused casino. Employees often live within a few miles, creating a hyper-local market.
7. NV Energy: The primary utility provider for southern Nevada, with significant operations in the region. Hiring Trend: Stable, with focus on infrastructure and grid management. Employees are typically well-compensated and represent a solid buyer pool.

Insider Tip: Partner with HR departments at these major employers for "homebuyer seminar" programs. UMC and Nellis, in particular, often have employee assistance programs that include homebuying resources. This is a direct pipeline to clients.

Getting Licensed in NV

Nevada's licensing process is straightforward but requires commitment. All information is managed by the Nevada Real Estate Division (NRED).

State-Specific Requirements:

1. Pre-Licensing Education: 90 hours of approved courses (60 hours of Principles & 30 hours of Law).
2. Examination: Pass the Nevada Real Estate Salesperson exam.
3. Fingerprinting & Background Check: Required for license application.
4. Sponsorship: You must be sponsored by a Nevada-licensed broker.
5. Application: Submit application, proof of education, exam score, and sponsorship to NRED.

Costs (Approximate):

• Pre-Licensing Course: $400 - $700 (online providers like Kaplan or Real Estate Express are popular).
• Exam Fee: $100 (paid to Pearson VUE).
• Fingerprinting: $50 - $75.
• License Application Fee: $185 (initial license).
• Total Initial Cost: $735 - $1,110

Timeline to Get Started:

• Study Period: 4-8 weeks (can be done part-time).
• Scheduling Exam: 1-2 weeks after course completion.
• License Processing: 2-4 weeks after passing exam and submitting application.
• Realistic Total Time: 2 to 4 months from starting your course to holding your license.

Insider Tip: While you can take the course online, consider a local in-person class (e.g., at Nevada Real Estate School in Las Vegas) for the networking. Your first brokerage lead often comes from your instructor or a classmate.

Best Neighborhoods for Real Estate Agents

Living where you work is crucial. Here are 4-5 neighborhoods that offer a good balance for agents, considering commute, lifestyle, and rent.

1. Sunrise Manor (Central):

   • Commute/Lifestyle: The heart of the action. You're close to major employers like Nellis and the Strip. Traffic is heavy on major arteries (Lake Mead Blvd, Charleston Blvd). Lifestyle is suburban-urban mix.
   • Rent Estimate: $1,300 - $1,500 for a 1BR.
   • Best For: Agents who want to be in the thick of the market and minimize commute time.

2. North Las Vegas (Near Craig Ranch):

   • Commute/Lifestyle: Adjacent to Sunrise Manor. Slightly more affordable, with newer subdivisions. The area around Craig Ranch is quiet and family-oriented. Commute to the Strip is 20-25 minutes.
   • Rent Estimate: $1,200 - $1,400 for a 1BR.
   • Best For: Agents who want a newer apartment and don't mind a short commute. Great for understanding the first-time buyer market.

3. Henderson (Green Valley):

   • Commute/Lifestyle: A 25-30 minute commute from Sunrise Manor (via I-515/US-95). Established, affluent community with excellent schools, parks, and dining. More stable homeowner base.
   • Rent Estimate: $1,500 - $1,800 for a 1BR.
   • Best For: Mid-career agents targeting the luxury or move-up market. Worth the commute for the higher commission checks.

4. Downtown Las Vegas / Arts District:

   • Commute/Lifestyle: A 15-20 minute reverse commute to Sunrise Manor. Urban, walkable, filled with restaurants, galleries, and a growing condo market. Appeals to a younger, professional clientele.
   • Rent Estimate: $1,400 - $1,700 for a 1BR (often in older buildings).
   • Best For: Tech-savvy agents who want to tap into the urban renewal trend and network with a different crowd.

Insider Tip: Rent in a neighborhood you want to sell in. If you want to be the "go-to" agent for Green Valley, you need to live there, shop there, and be part of the community. It's your best marketing tool.

The Long Game: Career Growth

Real estate in Nevada is a marathon. Here’s how to grow your earnings and career over time in the Sunrise Manor market.

Specialty Premiums:

• Luxury Homes (>$750k): While less common in Sunrise Manor itself, nearby communities like The Lakes or Summerlin offer this niche. Commissions are higher, but the client base is smaller and more demanding. Requires high-end marketing and networking.
• Investment Properties & Flips: Sunrise Manor has many older homes ripe for renovation. Partnering with local contractors and investors can provide consistent, repeat business.
• New Construction: Working with builders in new subdivisions on the edges of the CDP (e.g., near the Las Vegas Wash area) can offer reliable inventory and builder-paid referrals.
• Property Management: A stable, if less glamorous, income stream. Many owners in this area are absentee landlords. Getting a broker's license and property management certification can be a lucrative long-term play.

Advancement Paths:

1. Solo Agent to Team Leader: After 5-7 years, if you're consistently selling 20+ homes a year, you can hire an assistant and eventually a junior agent. Your income shifts from 100% commission to a percentage of team volume.
2. Brokerage Owner: With 10+ years of experience and a strong financial track record, you can open your own brokerage. This is high-risk but offers the highest ceiling.
3. Real Estate Coach/Consultant: Leverage your local expertise to coach new agents or consult for investors looking to enter the Vegas market.

10-Year Outlook:
The 3% job growth projection is conservative. The market will be driven by the continued expansion of Las Vegas as a hub for logistics, healthcare, and entertainment. As the valley sprawls, Sunrise Manor may see more infill development and gentrification of older housing stock. The key will be adapting to technology (virtual tours, AI-driven marketing) and maintaining a hyperlocal focus. The agents who thrive will be those who are not just salespeople, but community experts.

The Verdict: Is Sunrise Manor CDP Right for You?

Sunrise Manor is a workhorse market. It's not the glamorous, high-rise condo scene of the Strip, nor is it the settled, affluent suburbs of Henderson. It's the engine room of the Las Vegas economy, and for a real estate agent, that means volume, competition, and opportunity.

Pros	Cons
Low Barrier to Entry: The market is always moving, with a constant churn of renters and buyers.	High Competition: With hundreds of agents, you must differentiate yourself.
No State Income Tax: Your $61,000 median goes further than in California or Washington.	Commission Volatility: Income is feast-or-famine, especially in the first 2 years.
Diverse Client Base: From military families to service workers to investors, there's a niche for everyone.	High Cost of Housing vs. Income: To buy a home, you need to be a top performer.
Strategic Location: You're central to the entire Las Vegas metro, allowing you to list homes across the valley.	Car-Dependent Lifestyle: Commuting and showing homes require a reliable vehicle and budget for gas/insurance.

Final Recommendation:
Sunrise Manor CDP is an excellent choice for a new or mid-career agent who is self-motivated, resilient, and willing to grind. If you're looking for a stable salaried job with predictable income, this is not it. If you're an entrepreneurial spirit