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Sky Las Vegas Strip High Rise Condo Buyers Guide 2026
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Live MLS Feed · The Palms · West of the Strip
Palms Place Condos for Sale
Palms Place is a 47-story condo-hotel at the Palms, just west of the Strip, opened in 2008 by George Maloof and designed by the Jerde Partnership. Its 599 individually owned units range from studios to penthouses on the top floors, with Drift Spa, a resort pool, on-site dining, valet, and 24/7 security. Owners may live in, lease, or place a unit in a rental program, with hotel services billed à la carte.
No Palms Place condos are active in the current MLS window — see recent sales below or ask us to set a building alert.
- Condo-hotel (hotel-operated)
- 24/7 secured access
- 47 stories, opened 2008
- 599 condo-hotel units
- Designed by the Jerde Partnership
- Drift Spa & resort pool
- Connected to the Palms resort
- Studios to top-floor penthouses
No active Palms Place listings in the current MLS window. New units come and go quickly in a single building — set an alert and we'll notify you the moment one lists.
Set a Palms Place listing alert →Palms Place building facts
Verified, non-volatile building details from public records. Pricing and unit sizes are shown live above from the MLS, because they change constantly — we never publish a stale price sheet.
| Address | 4381 W Flamingo Rd, Las Vegas, NV 89103 |
|---|---|
| Year built | 2008 |
| Stories | 47 |
| Residences | 599 |
| Developer | Maloof Development (George Maloof) |
| Architect | Jerde Partnership |
| Views | Strip skyline and valley views from a 47-story tower at the Palms, west of the Strip; the top floors hold large penthouses. |
| Parking | Valet and self-parking at the Palms. |
| Fees & rental program | Condo-hotel fee structure (operating assessment + resort/rental-program terms) — see "How owning at Palms Place works" below. Fees vary by unit and change over time; contact us for the current figures on a specific residence. |
| Active listings | None currently — check back soon |
Amenities
Drift Spa & hammam
Resort pool
Fitness center
On-site dining
Valet
24/7 security
Connected to the Palms resort
How owning at Palms Place works
Palms Place is a condo-hotel: the residences are individually owned and bought and sold like any condo, but the building is run as a hotel. That changes three things every buyer needs to understand before making an offer — the rental program, the fee structure, and financing.
Rental program
Optional. Owners may use the unit, lease it, or place it in a rental program — roughly 100 units have been operated by a vacation-rental manager. Revenue-split terms vary; confirm current terms before buying.
Fees & assessments
Resort-style monthly dues vary widely by unit size, and hotel services such as housekeeping and room service are billed à la carte rather than bundled into a flat HOA. Confirm the current monthly figure on a specific residence.
Financing
As a condo-hotel, Palms Place is typically non-warrantable for conventional loans; buyers commonly use cash or a specialty/portfolio lender. We connect buyers with lenders familiar with the building.
Condo-hotel terms — rental splits, resort fees, and use rules — are set by the building's current management agreement and CC&Rs and change over time. Confirm the exact current terms on a specific residence with your NREG agent before you offer. Call (702) 637-1759.
About Palms Place
Palms Place is a 47-story condo-hotel at the Palms, just west of the Strip on Flamingo Road, opened in 2008 by George Maloof and designed by the Jerde Partnership. It is connected to the Palms resort, giving owners access to the resort’s dining and entertainment while keeping a separate, residential-feeling tower.
The building holds 599 individually owned units, from studios around 1,200 square feet to penthouses of 2,000–7,000 square feet on the top floors. As a condo-hotel, owners can live in a unit, lease it, or place it in a rental program; about 100 units have been operated by a vacation-rental manager. Amenities include Drift Spa and hammam, a resort pool, fitness center, on-site dining, valet, and 24/7 security.
Hotel services like housekeeping and room service are billed à la carte rather than bundled into a flat HOA. Current pricing, square footage, and inventory are pulled live from the MLS above.
Looking at other Las Vegas high-rises? Compare Palms Place with the rest of the valley's towers on our high-rise condos hub, or explore luxury condos across Las Vegas.
Frequently asked questions about Palms Place
Is Palms Place a condo-hotel?
Yes. Its 599 units are individually owned, and owners can live in a unit, lease it, or place it in a rental program — roughly 100 units have been run by a vacation-rental manager. The building is connected to the Palms resort but functions as a separate residential tower.
How many units does Palms Place have, and how big are they?
Palms Place has 599 units, ranging from studios around 1,200 square feet up to penthouses of 2,000–7,000 square feet on the top floors. That spread makes it one of the more flexible condo-hotels on the west side of the Strip.
How does the rental program work at Palms Place?
It’s optional. Owners can self-manage, lease long-term, or use a rental program — about 100 units have been operated by a vacation-rental manager. Revenue-split terms vary by arrangement, so confirm the current terms before buying for investment.
How are fees structured at Palms Place?
Resort-style monthly dues vary widely by unit size, and hotel services like housekeeping and room service are billed à la carte rather than bundled into a flat HOA. We pull the current monthly figure on the specific unit you’re considering. Call (702) 637-1759.
Can I finance a Palms Place unit with a normal mortgage?
Usually not. Palms Place is typically non-warrantable for conventional loans, so buyers commonly use cash or a specialty/portfolio lender. We connect buyers with lenders familiar with the building.
What amenities does Palms Place offer?
Palms Place has Drift Spa and hammam, a resort pool, fitness center, on-site dining, valet, and 24/7 security, plus access to the connected Palms resort’s dining and entertainment. It’s a full resort-amenity package west of the Strip.
What views does Palms Place offer?
The 47-story tower captures Strip skyline and valley views, with the largest exposures from the top-floor penthouses. The live listings above note floor and exposure where the MLS provides it.
Is Palms Place a good investment in 2026?
Its appeal is flexibility — a resort-connected condo-hotel with a wide range of unit sizes and rental options. Whether a specific unit pencils depends on price, the à-la-carte fee model, and how you intend to use it; the recent closed-sale trends above are the best read on real values.
How far is Palms Place from the Strip and the airport?
Palms Place is just west of the Strip on Flamingo Road, so the central Strip is a few minutes east and Harry Reid International Airport is roughly a 10–12 minute drive southeast.
What does it take to buy at Palms Place?
Because financing is specialized and the fee model is à la carte, buyers benefit from an agent who knows the building and the condo-hotel lender landscape. We track Palms Place inventory and can set an alert for the floor and layout you want.
Tour Palms Place with a high-rise specialist.
High-rise buildings have their own rules — HOA structures, lease/rental restrictions, view tiers, and assessment history. Our NREG agents know Palms Placeand the valley's towers; we'll line up access, pull the building's sold history, and tell you which floors and lines actually fit what you want.
Call (702) 637-1759
