Las Vegas Condos for Sale

Las Vegas has approximately 15+ active condo and condo-hotel high-rise buildings plus dozens of mid-rise and gated-community condo developments. The market splits into four distinct tiers — Strip high-rise (luxury, view, hotel-services-included), Summerlin tower (private luxury, residential-only), Henderson condo (lower-density, family-friendly), and gated mid-rise condo communities. Each tier serves a different buyer profile and carries different HOA structures, financing requirements, and resale dynamics. This hub covers every active option with price range, year built, and key positioning.

Las Vegas Condos by Type

Strip high-rise condos dominate the Las Vegas condo market visually and price-wise. These are the towers visible from the Strip — Waldorf Astoria, Veer, Turnberry, Trump, Vdara, Signature, Palms Place — built between 2001 and 2010 during the Strip-luxury construction boom. Summerlin and Queensridge towers (One Queensridge Place, Turnberry Place) sit off-Strip in the west valley with Strip and Spring Mountains views, private guard-gated entrances, and a residential-only character (no hotel attached). Henderson condos include lower-density mid-rise and townhouse-style condo product across Green Valley, Anthem, and Lake Las Vegas. Gated mid-rise condo communities are sprinkled throughout the master plans — Spanish Trail, Queensridge proper, parts of Summerlin — offering condominium ownership inside a single-family-style gated community structure.

Las Vegas High-Rise Condo Towers

Summerlin Condos & Towers

One Queensridge Place is the flagship Summerlin high-rise — two 18-story towers set within the guard-gated Queensridge community on the Badlands Golf Course, with panoramic views of the Strip, the Spring Mountains, and Red Rock Canyon. Built in 2008 with 219 residences, OQP runs $700K-$3M with full-service concierge, valet, and a $2,000+/month HOA package including 24-hour staffing. Turnberry Placesits east of Summerlin near the Strip — four 38-story towers built 2001-2007 with approximately 750 units total, residential-only with no hotel attached, $600K-$3M price band. Smaller Summerlin condo developments include gated mid-rise product across the master plan's established villages.

Henderson Condos & Townhomes

Henderson condo and townhome inventory is concentrated in Green Valley, Anthem, and the Lake Las Vegas resort community. Lake Las Vegas waterfront condo and mid-rise product runs $400K-$1.5M depending on lake-frontage exposure (Casa Palermo, The V at Lake Las Vegas, MonteLago Village). Green Valley and Anthem mid-rise condos run $300K-$700K with established walkability and CCSD school zones. Henderson townhomes typically run $350K-$900K depending on submarket and HOA package — typically lower carrying cost than Las Vegas Strip condos and more suited to long-term family residence.

HOA Fees for Las Vegas Condos

Las Vegas condo HOA fees vary dramatically by building services and tower tier. The range runs roughly $300/month at the lowest end (older mid-rise non-luxury buildings) to $3,000+/month at the trophy end (Waldorf Astoria Residences with full hotel services). The driver is what's bundled into the HOA: housekeeping, valet, concierge, in-room dining, fitness center, pools, security, and reserve contributions.

Per-square-foot HOA benchmarks for 2026: Sky Las Vegas $0.65-$0.95/sf/month (lowest in luxury tier), The Martin and Panorama Towers $0.75-$1.20/sf/month, Veer Towers and Turnberry Place $0.90-$1.80/sf/month, Vdara and Signature at MGM Grand $1.30-$1.80/sf/month (condo-hotel), Trump International and Palms Place $1.50-$2.00/sf/month, Waldorf Astoria Residences $2.00-$3.00/sf/month (full hotel services included). On a 1,500-square-foot two-bedroom, that range translates to $975/month at Sky Las Vegas vs $4,500/month at Waldorf — the $42,300 annual delta drives most of the long-term carrying-cost difference between tiers.

Condo vs Townhome vs Single-Family in Las Vegas

Choose a condo if you want minimal maintenance, prefer urban or view-driven living, value bundled amenities (pool, fitness, concierge), don't need a yard or garage, and accept the trade-off of higher HOA carrying cost. Best fit for second-home buyers, snowbirds, retirees, and downsizing professionals. Choose a townhome if you want some maintenance reduction without the urban high-rise lifestyle, prefer attached single-family-style living with a small private yard, and want HOA in the $150-$400/month range covering common areas only. Choose a single-family if you want maximum lot privacy, full control over exterior and landscaping, larger garage and storage, and the lowest long-term carrying cost per square foot — at the trade-off of full maintenance responsibility.

Buying a Condo in Las Vegas — Financing Considerations

Las Vegas condo financing is meaningfully different from single-family. Lenders evaluate the BUILDING in addition to the borrower: HOA budget health, reserve study results, percentage of investor-owned units, percentage of units delinquent on HOA dues, and any current or pending litigation against the HOA. Buildings that fail these reviews are classified as "non-warrantable" and require portfolio-lender financing (typically 25-30% down at higher rates) instead of conventional Fannie Mae / Freddie Mac financing. For FHA buyers, the building must be on the FHA-approved list per HUD before FHA-insured financing is possible. The condo-hotel buildings (Vdara, Trump, Signature, Palms Place) typically require 30%+ down at portfolio-lender rates because the rental-program structure changes the lender risk profile. For specific financing options on a target building, contact NREG's mortgage pre-approval team.

HOA Fees by Tower — What's Actually Included

Las Vegas condo HOA fees vary by what the building includes. The lowest-fee towers (Sky Las Vegas $0.65–$0.95/sf/month, The Martin $0.75–$1.10/sf/month, Panorama Towers $0.85–$1.20/sf/month) are residential-only — fees cover building maintenance, common-area pool/fitness, security gate, and reserve contributions, but housekeeping and valet are owner-arranged separately. The mid-tier condo-hotel buildings (Vdara $1.40–$1.80/sf/month, Signature at MGM Grand $1.30–$1.70/sf/month, Palms Place $1.40–$1.80/sf/month) include daily housekeeping, valet parking, full hotel front-desk services, and access to the casino-side pool and fitness amenities — services that would cost $1,500–$3,000/month if purchased separately at a residential building.

The highest-fee tier is the Waldorf Astoria Residences ($2.00–$3.00/sf/month) which includes a Forbes Travel Guide Five-Star hotel's full service complement: 24-hour in-room dining, full housekeeping with linen change, dry-cleaning to your closet, concierge for restaurant and event bookings, valet that handles your packages and grocery deliveries, and direct elevator access to the 23rd-floor sky-lobby. Trump International runs $1.50–$2.00/sf/month with similar full hotel services. The decision matrix for buyers: lower-fee residential towers preserve cash but require self-managed housekeeping/valet; higher-fee hotel towers bundle services that simplify second-home or snowbird ownership patterns.

Short-Term Rental Rules by Tower

Short-term rental policy varies by tower and condo association. Permissive (STR-friendly): Vdara, Trump International, Signature at MGM Grand, and Palms Place all operate as condo-hotels with built-in rental-program structures that owners can opt into. Owners receive a share of nightly rental revenue (typically 40–50% after the operator's management fee). Restrictive or minimum-stay: Residential-only towers like Turnberry Place, One Queensridge Place, Veer Towers, Sky Las Vegas, and The Martin enforce 30-day minimum stays in their CC&Rs — short-term Airbnb-style rentals are prohibited. Mid-tier: Allure Las Vegas and some Panorama units allow weekly minimums depending on the specific HOA section. Always verify on the Resale Package before purchase if STR income is part of your investment thesis — rules change as HOA boards revise CC&Rs in response to neighbor complaints and city regulations.

Gated Low-Rise Condos in Summerlin and Henderson

Beyond the high-rise market, Las Vegas has a substantial gated low-rise and mid-rise condominium inventory. In Summerlin, gated condo communities include One Las Vegas, Las Vegas Country Club condos, parts of Queensridge proper (separate from the One Queensridge Place high-rise), Mira Villa, and Mansion Park at Queensridge — typical price range $400K–$1.5M for 2–4 bedroom units with private garage parking. In Henderson, gated low-rise condo product concentrates around Lake Las Vegas (Casa Palermo, The V, MonteLago Village), Anthem Country Club's condo sections, and Green Valley Ranch — typical price range $350K–$900K. These properties offer the gated-community lifestyle and lower per-square-foot pricing than the Strip high-rises while keeping condominium ownership convenience (no yard maintenance, building reserves, shared amenity pools).

Primary Residence vs Second Home — Buyer Profiles

Las Vegas condo buyers split into three distinct profiles. Full-time primary residents (roughly 40–55% of buyers across the towers we track) typically pick residential-only buildings — Turnberry Place, One Queensridge Place, Veer Towers, The Martin — that offer privacy without the daily hotel-guest traffic of condo-hotel buildings. They prioritize low neighbor turnover, secure resident-only amenity access, and walkable lifestyle.

Second-home and snowbird buyers (roughly 25–40%) typically pick condo-hotel buildings — Vdara, Trump International, Signature at MGM Grand, Waldorf Astoria — where the bundled hotel services (housekeeping, valet, package handling) match an absentee-ownership pattern. The buildings stay maintained whether or not the owner is in town, and the rental-program option provides offset income during owner-absent months. Strip-corridor location supports walk-to-everything weekend lifestyle.

Investor buyers(roughly 15–25%) typically pick condo-hotel buildings with established rental-program performance — Vdara (the largest building, highest occupancy via MGM Resorts management) and Signature at MGM Grand are the dominant choices. Investors target 3.5–6.5% net rental yields after HOA, property tax, management fees, and operating expenses. Verify the building's actual rental statements (not pro-formas) when underwriting — typical actuals run 60–75% of pro-forma quotes.

Frequently Asked Questions

Related Las Vegas hubs and guides

For the broader Las Vegas market — single-family, townhome, and submarket data — see the Las Vegas housing market hub. For trophy-tier single-family inventory and Strip-corridor luxury high-rises like Waldorf Astoria and One Queensridge, see Las Vegas luxury homes. For condo HOA-fee comparisons and STR (short-term rental) rules per tower, the short-term rentals guide covers jurisdiction-by-jurisdiction policy. Relocating condo buyers should also see the 90-day moving checklist. Start the buyer conversation at the buyer hub; condo sellers at the seller hub.

About Chris Nevada

Chris Nevada leads Nevada Real Estate Group — Nevada's #1 real estate team with 150+ agents and 9,061+ verified five-star reviews. Licensed in Nevada (S.181401) and operating under LPT Realty, LLC, NREG has closed Strip-corridor luxury condo transactions across Waldorf Astoria, Turnberry Place, Veer Towers, Vdara, Trump International, The Signature, and Palms Place. For private tours and Resale Package review on any specific tower, call (702) 637-1759 or email info@nevadagroup.com. Nevada Real Estate Group · LPT Realty · 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.