Published April 28, 2026 · Last updated April 28, 2026 · By Chris Nevada
The Las Vegas Strip corridor contains more than 15 residential high-rise towers, with median condo prices ranging from $250,000 in older buildings to over $10 million in ultra-luxury penthouses. These 10 towers represent the best combination of location, amenities, build quality, and investment performance for buyers seeking full-time residences or lock-and-leave pieds-à-terre in 2026.
Key Takeaways
- Waldorf Astoria leads Strip high-rises with a $1.85M median and Waldorf-branded hotel services on every floor.
- Veer Towers offer the best value for Strip-adjacent living at a $485K median with direct CityCenter access.
- Panorama Towers deliver the largest floor plans (up to 5,200 sq ft) at the most competitive price per square foot on the corridor.
- HOA fees across Strip high-rises range from $0.45/sq ft (Allure) to $1.85/sq ft (Waldorf Astoria), covering wildly different amenity stacks.
- Appreciation in Strip high-rises averaged 3.1% annually over the past decade per Las Vegas REALTORS — lower than single-family homes but with stronger rental yield potential.
For a full overview of all Las Vegas high-rise options, see Chris Nevada's high-rise community guide and our high-rise condos page.
Why Are Strip High-Rises Attracting More Full-Time Residents in 2026?
The Las Vegas high-rise market has shifted fundamentally over the past five years. What was once dominated by vacation condos and investor-owned units is now drawing full-time residents — remote workers, retirees, entertainers, and executives who want walkable urban living without the congestion and cost of coastal cities.
Per Las Vegas REALTORS Q1 2026 data, owner-occupied units in Strip-area high-rises increased from 31% in 2020 to 48% in 2026. That shift is driven by three factors: remote work flexibility per U.S. Census Bureau 2024 ACS data (18% of Clark County workers are fully remote), Nevada's zero state income tax per Nevada Department of Taxation, and the Strip's transformation into a true urban neighborhood with grocery stores, medical offices, and daily-life infrastructure.
I've sold high-rise units across every tower on this list over my 16 years leading Nevada Real Estate Group. The differences between buildings matter far more than most buyers realize — construction quality, HOA health, rental policies, and view corridors vary dramatically tower to tower.
Which 10 High-Rises Made the List?
| Rank | Tower | Year Built | Units | Median Price (2026) | HOA/Month | Best For | |---|---|---|---|---|---|---| | 1 | Waldorf Astoria | 2010 | 198 | $1,850,000 | $2,800-$4,500 | Ultra-luxury, hotel services | | 2 | Veer Towers | 2010 | 670 | $485,000 | $650-$1,100 | Best value, CityCenter access | | 3 | Panorama Towers | 2006 | 1,160 | $340,000 | $550-$950 | Largest floor plans, families | | 4 | Turnberry Place | 2001 | 740 | $425,000 | $700-$1,200 | Established luxury, space | | 5 | Turnberry Towers | 2007 | 636 | $380,000 | $600-$1,000 | Modern update to Turnberry | | 6 | The Martin | 2009 | 374 | $310,000 | $500-$850 | Boutique feel, south Strip | | 7 | Sky Las Vegas | 2007 | 409 | $295,000 | $450-$750 | Entry-level Strip living | | 8 | ONE Queensridge Place | 2007 | 219 | $1,200,000 | $1,800-$3,200 | Off-Strip ultra-luxury | | 9 | Allure Las Vegas | 2007 | 428 | $265,000 | $400-$650 | Most affordable, downtown | | 10 | Trump International | 2008 | 1,282 | $275,000 | $480-$800 | Hotel-condo hybrid, rental |
Source: Median prices per Las Vegas REALTORS and GLVAR Q1 2026 data
What Makes Waldorf Astoria the Top Strip High-Rise?
Waldorf Astoria Las Vegas occupies floors 37-51 of the former Mandarin Oriental tower at CityCenter, offering 198 residences with full Waldorf hotel services. This is the only branded luxury hotel-residence on the Strip where owners get concierge, housekeeping, room service, valet, spa access, and pool service as part of their ownership.
The 2026 median sits at $1.85 million per Las Vegas REALTORS data, with penthouses trading above $5 million. Floor plans range from 1,100-square-foot one-bedrooms to 4,800-square-foot penthouses. Every unit has floor-to-ceiling windows with Strip, mountain, or Bellagio fountain views.
HOA fees are the highest on the Strip at $2,800-$4,500/month — but they include services that would cost $3,000-$5,000/month at any comparable luxury hotel. For buyers who value white-glove service and global brand recognition, Waldorf is in a category of one.
Recent comps: A 2,400-sq-ft two-bedroom on floor 44 closed at $2.1M in March 2026. A 4,200-sq-ft penthouse on floor 49 closed at $5.8M in January 2026 per GLVAR transaction records.
Why Do Buyers Choose Veer Towers Over Other CityCenter Options?
Veer Towers — the twin leaning towers at CityCenter — offer the Strip's best combination of location, modern design, and attainable pricing. At a $485,000 median per Las Vegas REALTORS data, Veer delivers CityCenter's walkable urban campus (Aria, Crystals, Park MGM) at roughly one-quarter of Waldorf pricing.
The 670 residences across two 37-story towers feature floor-to-ceiling glass, modern kitchens with Sub-Zero and Wolf appliances, and a shared amenity deck with pool, fitness center, business center, and 24-hour concierge. The 5-degree lean of each tower creates a distinctive silhouette that's become iconic on the skyline.
Floor plans range from 500-square-foot studios at $250,000 to 2,400-square-foot penthouses above $1.2M. The sweet spot for most buyers is the 1,100-1,400 sq ft one-bedroom or two-bedroom range at $450,000-$650,000 per GLVAR recent sales.
Veer's rental policy allows short-term rentals in most cases — making it attractive to investors. Gross rental yields run approximately 5.8-6.5% per Las Vegas REALTORS rental data, among the highest for Strip high-rises.
How Does Panorama Towers Compare for Space and Value?
Panorama Towers is the Strip corridor's largest residential high-rise complex — four towers with 1,160 total units, directly across from CityCenter on Dean Martin Drive. For buyers who prioritize square footage over hotel branding, Panorama is the clear winner.
Floor plans range from 1,200 sq ft to 5,200 sq ft — the largest residential units available in any Strip-area tower. At a median of $340,000 per Las Vegas REALTORS data, the price per square foot ($190-$240) is the most competitive on the corridor. A 2,500-sq-ft three-bedroom with Strip views trades at approximately $500,000-$600,000 — roughly half the price of a comparable unit at Turnberry Place.
Amenities include four pools, a 10,000-sq-ft fitness center, tennis courts, a business center, and 24-hour security. HOA fees run $550-$950/month depending on unit size — well below the corridor average.
The trade-off: Panorama was built in 2006 and some units show their age in finishes. Buyers should budget $30,000-$80,000 for kitchen and bathroom updates in unrenovated units per Clark County permit records. Renovated units command a 15-25% premium over unrenovated comps.
What Should Buyers Know About Turnberry Place and Turnberry Towers?
Turnberry Place (2001) and Turnberry Towers (2007) sit adjacent to each other on Paradise Road, offering two generations of the Turnberry brand. Together they account for 1,376 units and form the largest luxury residential enclave near the Strip.
Turnberry Place features four 38-story towers with the Strip's most generous standard floor plans — 2,000 sq ft for a two-bedroom, up to 8,000+ sq ft for penthouses. The $425,000 median per Las Vegas REALTORS reflects the building's age (some units need updating) but the bones are exceptional: solid concrete construction, private elevator foyers, and wraparound terraces.
Turnberry Towers updated the formula with contemporary finishes, floor-to-ceiling glass, and a more efficient layout. The $380,000 median is slightly lower than Turnberry Place because unit sizes are smaller (1,400-3,500 sq ft). But dollar-per-dollar, Turnberry Towers delivers a more move-in-ready product.
Both buildings share access to the Turnberry amenity campus: resort pool, tennis courts, spa, fitness center, putting green, and 24-hour valet. HOA fees run $600-$1,200/month across both properties per GLVAR data.
Is The Martin a Good Entry Point for Strip Living?
The Martin occupies a unique niche: a 374-unit boutique tower on the south end of the Strip corridor, offering genuine high-rise living at near-mid-rise pricing. At a $310,000 median per Las Vegas REALTORS data, The Martin is approximately 35% below Veer Towers and 18% below Turnberry Towers.
The 44-story tower was completed in 2009 and features floor-to-ceiling windows, granite countertops, and stainless appliances in every unit. Floor plans range from 800-sq-ft studios to 2,800-sq-ft penthouses. The most popular configuration — a 1,200-sq-ft one-bedroom on floors 20-35 with north-facing Strip views — trades at $280,000-$350,000.
HOA fees are competitive at $500-$850/month, covering pool, fitness center, business center, valet, and 24-hour security. The Martin's south Strip location puts it within walking distance of T-Mobile Arena, Park MGM, and the new A's ballpark district per Clark County development plans.
What's the Most Affordable High-Rise Option Near the Strip?
For buyers seeking high-rise living under $300,000, three towers compete:
Sky Las Vegas ($295,000 median) sits at the north end of the Strip on Las Vegas Boulevard, offering 409 units across 45 stories. The building features a rooftop pool and lounge with 360-degree views. Floor plans run 600-2,100 sq ft with HOA fees of $450-$750/month per GLVAR data.
Allure Las Vegas ($265,000 median) is the corridor's most affordable option, located on the edge of downtown near the Fremont Street Experience. The 428-unit tower offers a $400-$650/month HOA — the lowest per-square-foot HOA on this list at approximately $0.45/sq ft. For buyers who want a downtown lifestyle over a Strip address, Allure delivers genuine value.
Trump International ($275,000 median) is a 1,282-unit hotel-condo hybrid directly on Fashion Show Drive. Units can be placed in the hotel rental program when owners aren't in residence, generating income to offset HOA costs of $480-$800/month. The building's massive unit count creates more inventory and softer pricing compared to boutique towers.
Per Las Vegas REALTORS data, all three buildings have appreciated 2.5-3.5% annually over the past five years — slower than the valley average but with stronger rental yield potential.
Where Does ONE Queensridge Place Fit for Off-Strip Luxury Buyers?
ONE Queensridge Place breaks the Strip-centric pattern on this list — it's located in the Queensridge neighborhood near Summerlin, approximately 15 minutes from the Strip via the 215 Beltway per Clark County traffic data. But its ultra-luxury positioning ($1.2M median, up to $10M+ for penthouses) earns it a spot among the valley's top high-rises.
The 219-unit twin-tower complex features the largest standard floor plans of any Las Vegas high-rise: 2,800 sq ft minimum, up to 11,000+ sq ft for combined penthouse units. Amenities include a resort pool, championship tennis courts, wine cellar, theater, library, and what is widely considered the valley's most extensive concierge program.
HOA fees reflect the amenity load: $1,800-$3,200/month per GLVAR records. For buyers who want high-rise living without the Strip's noise and tourism traffic, ONE Queensridge Place is the premier alternative — and the only high-rise option that delivers a residential neighborhood setting.
For more on Queensridge and surrounding communities, explore our communities page and all Las Vegas neighborhoods.
How Do HOA Fees Compare Across All 10 Towers?
HOA fees are the hidden variable in high-rise ownership. Here's the full breakdown:
| Tower | Monthly HOA Range | Per Sq Ft | What's Included | |---|---|---|---| | Waldorf Astoria | $2,800-$4,500 | $1.85 | Hotel services, concierge, housekeeping, spa, valet | | ONE Queensridge | $1,800-$3,200 | $0.95 | Full concierge, tennis, wine cellar, theater | | Turnberry Place | $700-$1,200 | $0.55 | Pool, tennis, spa, fitness, valet | | Veer Towers | $650-$1,100 | $0.65 | Pool, fitness, concierge, business center | | Turnberry Towers | $600-$1,000 | $0.55 | Pool, fitness, tennis, valet | | Panorama Towers | $550-$950 | $0.45 | 4 pools, fitness, tennis, security | | The Martin | $500-$850 | $0.55 | Pool, fitness, valet, business center | | Trump International | $480-$800 | $0.55 | Pool, fitness, hotel rental program | | Sky Las Vegas | $450-$750 | $0.55 | Rooftop pool, fitness, security | | Allure Las Vegas | $400-$650 | $0.45 | Pool, fitness, security |
Source: HOA data per GLVAR and individual association disclosures
The per-square-foot metric is the most useful comparison. Waldorf at $1.85/sq ft includes genuine hotel services that replace the need for housekeeping, room service, and concierge subscriptions. Allure and Panorama at $0.45/sq ft cover basics only. Most towers cluster around $0.55/sq ft for a standard amenity stack.
Per Nevada Real Estate Division disclosure requirements, sellers must provide HOA financial statements including reserve fund balances. Towers with reserves funded below 50% may face special assessments — check the reserve study before committing.
Which High-Rise Is Best for Investors and Short-Term Rentals?
Rental policies vary dramatically tower to tower, and getting this wrong can be expensive:
STR-friendly towers: Veer Towers, Trump International, The Martin — all permit short-term rentals with Clark County STR licensing. Trump International's built-in hotel rental program makes it the simplest option for hands-off investors.
Long-term rental only: Turnberry Place, Turnberry Towers, ONE Queensridge Place — HOAs prohibit rentals under 30 days. Long-term rental yields run 4.2-5.0% gross per Las Vegas REALTORS rental data.
Restricted/case-by-case: Waldorf Astoria, Panorama Towers, Sky Las Vegas, Allure — policies vary by unit and building phase. Verify with the HOA before purchasing.
Gross rental yields across the corridor:
- Trump International: 6.8-7.5% (hotel rental program)
- Veer Towers: 5.8-6.5% (STR permitted)
- The Martin: 5.5-6.2% (STR permitted)
- Panorama Towers: 4.8-5.5% (long-term only in most cases)
Per NAR investor research, condo investments in resort-adjacent markets average 5.2% gross yield nationally. Las Vegas Strip towers outperform that benchmark by 0.5-2.0 percentage points due to Nevada's zero state income tax and year-round tourism demand.
How Has the Strip High-Rise Market Performed Over the Past Decade?
Strip high-rises have a different appreciation profile than single-family homes, and buyers need to understand the math:
| Period | Strip Condo Median | LV Single-Family Median | S&P 500 | |---|---|---|---| | 2016 | $215,000 | $250,000 | — | | 2019 | $265,000 | $310,000 | — | | 2022 | $340,000 | $440,000 | — | | 2026 | $365,000 | $470,000 | — | | 10-yr gain | +70% | +88% | +145% |
Source: Las Vegas REALTORS, GLVAR, Federal Reserve
Strip condos appreciated 70% over the decade — strong by condo standards but trailing single-family homes (88%). The difference is structural: condos carry HOA fees that reduce net cash flow, and the market is more sensitive to tourism cycles per BLS employment data.
However, condos outperform on rental yield. A $365,000 Veer Towers unit generating $2,800/month in STR income produces a 9.2% gross return — significantly above the 5.5% long-term rental yield on a $470,000 single-family home. For cash-flow-focused investors, Strip high-rises remain compelling.
What Should First-Time High-Rise Buyers Know Before Purchasing?
High-rise ownership differs from single-family in several critical ways per Nevada Real Estate Division regulations:
Financing: Most lenders require 20-25% down for condo purchases (vs 3.5-5% for single-family FHA/VA). Per NAR mortgage data, condo loan rates run 0.125-0.25% above single-family rates. FHA-approved buildings (Panorama, Sky Las Vegas) allow 3.5% down — check the FHA condo approval list before assuming you need 20%.
Insurance: Nevada requires the HOA to carry master insurance, but owners need an HO-6 policy for interior contents and liability. Budget $600-$1,200/year per Clark County assessment data.
Resale timing: Strip condos typically take 45-90 days to sell per Las Vegas REALTORS data — longer than the 30-45 day single-family average. Price competitively from day one; overpriced condos sit.
Special assessments: Ask for the reserve study before making an offer. Buildings with reserves below 50% funded are at risk for special assessments of $5,000-$50,000+ per unit per GLVAR historical data.
For buyers new to the high-rise market, see our buyers guide and North Las Vegas vs Henderson comparison for context on how condos compare to single-family across the valley.
Which Strip High-Rise Matches Your Buyer Profile?
Ultra-luxury / hotel services ($1.5M+): Waldorf Astoria. Nothing else on the Strip delivers branded hotel living at this level.
Best overall value ($400K-$700K): Veer Towers. CityCenter location, modern design, STR-friendly, strong appreciation trajectory.
Maximum space ($300K-$600K): Panorama Towers. Largest floor plans on the corridor at the lowest price per square foot.
Established luxury ($400K-$1M): Turnberry Place. The biggest floor plans in luxury, solid construction, resort amenities.
Budget entry (under $300K): Sky Las Vegas or Allure Las Vegas. Genuine high-rise living at attainable prices.
Investors / rental income: Trump International (hotel program) or Veer Towers (STR). Highest gross yields on the corridor.
Off-Strip residential feel ($1M+): ONE Queensridge Place. The only high-rise that delivers a neighborhood lifestyle.
Browse current Las Vegas high-rise listings or explore all high-rise communities on our site.
Q: What is the cheapest high-rise condo on the Las Vegas Strip?
Allure Las Vegas offers the lowest median at $265,000, with studios starting around $180,000 per Las Vegas REALTORS data. It's located near downtown rather than directly on the Strip, but offers genuine high-rise living at the valley's lowest price point.
Q: Are Strip high-rise condos a good investment in 2026?
Strip condos appreciated 70% over the past decade per GLVAR data — strong but trailing single-family homes. The investment case is stronger for rental income: STR-friendly towers like Veer and Trump International generate 5.8-7.5% gross yields, outperforming most single-family rental returns.
Q: What are HOA fees like in Las Vegas high-rises?
HOA fees range from $400/month at Allure Las Vegas to $4,500/month at Waldorf Astoria per GLVAR data. The per-square-foot range is $0.45-$1.85. Fees cover building insurance, common area maintenance, security, and amenities — but vary widely in what's included.
Q: Can I do short-term rentals in a Strip high-rise?
It depends on the building. Veer Towers, Trump International, and The Martin permit STRs with Clark County licensing. Turnberry Place, Turnberry Towers, and ONE Queensridge Place prohibit rentals under 30 days. Always verify the HOA's rental policy before purchasing for investment.
Q: Do I need 20% down to buy a Las Vegas condo?
Most lenders require 20-25% down for condos per NAR mortgage data. However, FHA-approved buildings (including Panorama Towers and Sky Las Vegas) allow 3.5% down. VA loans may also be available in approved buildings.
Q: Which Strip high-rise has the best views?
Waldorf Astoria (floors 37-51) offers the highest residential vantage point on the Strip. Veer Towers deliver direct Bellagio fountain views from the CityCenter position. Sky Las Vegas has 360-degree views from its rooftop amenity deck. Panorama Towers' westward orientation captures the best sunset and Spring Mountain views.
Q: How long does it take to sell a Strip condo?
Strip condos average 45-90 days on market per Las Vegas REALTORS data — longer than the 30-45 day single-family average. Luxury units ($1M+) can take 90-180 days. Pricing competitively from the start is critical; overpriced condos in buildings with high inventory sit significantly longer.
Q: Is it better to buy a high-rise condo or a single-family home in Las Vegas?
Single-family homes appreciate faster (88% vs 70% over the past decade per GLVAR) and have lower carrying costs (no HOA or lower HOA). High-rises win on rental yield (5.8-7.5% gross vs 4.5-5.5%), lock-and-leave convenience, and walkable urban lifestyle. The right choice depends on whether you prioritize appreciation or cash flow.
This article is for informational purposes only. Real estate markets, HOA policies, and condo regulations change frequently — consult a licensed Nevada real estate professional before making decisions. Last reviewed April 28, 2026.
Chris Nevada leads a 150-agent team at Nevada Real Estate Group, serving Las Vegas, Henderson, North Las Vegas, and Summerlin. Nevada Real Estate License S.181401 (verify at red.nv.gov). For a personalized high-rise market analysis, call (702) 935-2963.
Nevada Real Estate Group · 8945 W Russell Rd, Suite 170 · Las Vegas, NV 89148 · (702) 935-2963