Las Vegas, Nevada
High-Rise Condominiums
The Strip, Downtown and Beyond
Condo-hotel or pure residential is the first question, not the last.
It decides your rental rights, your HOA, your lender options and your buyer pool at resale.
From the five-star residences of the Waldorf Astoria on the Strip to the suburban luxury of One Queensridge Place beside Summerlin, from the urban lofts of the downtown arts district to the ultra-private towers of the Hughes Center corridor, Las Vegas offers a high-rise lifestyle with no comparable in the American West. Buyers weighing a tower against a single-family estate can also compare Summerlin homes above $1 million.
The Question That Comes Before the View
High-rise living here is not a single category. The most important distinction in the market is condo-hotel versus pure residential ownership, and understanding it before you write is not optional. It determines your rental rights, your lender options, your HOA structure, how the building is managed day to day, and who your buyer is at resale.
High-rise transactions carry distinctions a single-family agent routinely misses: condo-hotel versus residential ownership, short-term rental restrictions, HOA reserve fund health, rental program terms, parking allocations, and building-specific resale liquidity. Which buildings permit short-term rental, which carry pending special assessments, and which floor plans hold the strongest resale premiums are building-level questions, not market-level ones.
Building-level sales figures on this page are 2025 closings and average sale prices. Source: GLVAR MLS. They move every year, so confirm current numbers before you rely on them. Buildings under construction carry developer-announced timelines that are worth re-confirming directly.
Ultra-Luxury, $1M and Above
The pinnacle of Las Vegas vertical living. Full five-star service, private residential access, and price points that rival the finest addresses in any American city. Each building has a distinct ownership structure and buyer profile.
Waldorf Astoria Residences, The Strip, $1.5M to $12M+
Formerly the Mandarin Oriental, the only true five-star residential address directly on the Strip. A 47-story tower with 225 private residences on floors 25 through 47, above a non-gaming, non-smoking hotel. Floor plans run from 1,062 sq ft one-bedrooms to three-bedroom penthouses approaching 4,000 sq ft. A private residential entrance, private elevators and concierge operate entirely separately from the hotel. The building set a Las Vegas high-rise sales record in April 2026 at $11.8M.
One Queensridge Place, West Las Vegas, $1M to $11M+
The only suburban luxury high-rise in the valley. Two 18-story Art Nouveau-inspired towers beside Summerlin with 219 residences from 2,100 to over 16,000 sq ft, private subterranean garages and direct-access private elevators on larger units. Daily continental breakfast, indoor and outdoor pools, a 5,000 sq ft gym and a wine cellar deliver a hotel lifestyle in a purely residential, off-Strip setting. Views span Red Rock Canyon west and the Strip east.
Park Towers at Hughes Center, $1.5M to $6M+
Two 20-story towers holding just 84 residences in a guard-gated campus in the Hughes Center financial district, one block from the Strip. Built in 2001 and still the benchmark for discreet, full-service high-rise living. Every floor plan is expansive and the resident-to-amenity ratio is unmatched in the valley.
Four Seasons Private Residences, Henderson, $2M to $31.5M+
Under construction within MacDonald Highlands, the only Four Seasons-branded residential address in Nevada. 171 residences across two towers from 2,279 to 8,349 sq ft, with expansive terraces and private pools on select units, resort-style pools, a wellness center and membership at DragonRidge Country Club. Completion and pricing are developer-announced and worth confirming directly.
Turnberry Place, Paradise Road, $500K to $5M+
Four 38-story Art Deco-inspired towers with 720 residences from 1,550 to over 9,000 sq ft, built around the private 80,000 sq ft Stirling Club. Purely residential with no condo-hotel component and no short-term rentals, which is why it draws full-time residents and relocating coastal buyers. 49 closings in 2025 at an average of $1.19M.
Veer Towers, CityCenter, $400K to $3M+
Two towers each tilted five degrees in opposite directions, one of the most recognizable residential silhouettes in the valley. Purely residential with no hotel component, units from 500 to 3,300 sq ft, with walking access to Aria, Crystals and the Park MGM corridor. 42 closings in 2025 at an average of approximately $604K.
Strip and Near-Strip, $180K to $2.5M
The valley's largest concentration of high-rise inventory, and where the condo-hotel distinction matters most. Several of these buildings permit short-term rental through a hotel program. Several expressly do not.
Panorama Towers, Residential Only, $350K to $2.5M+
A purely residential community just off the Strip and consistently one of the most active resale buildings in the valley. Two towers with Strip and mountain views, floor-to-ceiling windows, resort-style pools and a strong owner-occupant community. 42 closings in 2025 at an average of approximately $664K.
The Martin, Residential Only, $350K to $1.5M+
A purely residential tower immediately south of the Strip corridor, from studios to three-bedroom penthouses with Strip and city views, a resort-style pool and a well-managed HOA. No short-term rentals. One of the more liquid buildings in the off-Strip residential tier.
Turnberry Towers, Residential Only, $345K to $1.1M+
Two 45-story towers with 636 residences on 10 landscaped acres, one block from the Strip. Floor plans from 814 to 1,657 sq ft with Italian marble baths and European cabinetry, at a lower entry point than its sister towers. 50 closings in 2025 at an average of $639K.
MGM Signature, Condo-Hotel, $250K to $900K
Three 38-story towers with over 1,500 units, the most actively traded high-rise in the valley by sales volume for several consecutive years. Owners may place units in the MGM hotel rental program or occupy them personally, with resort access by underground walkway. 97 closings in 2025 at an average of approximately $387K.
Trump International, Condo-Hotel, $245K to $1.5M+
A 64-story tower on the Strip beside Fashion Show Mall, with 1,282 fully furnished studios and suites. A condo-hotel with an owner rental program. 38 closings in 2025 at an average of approximately $423K. Units trade at lower per-square-foot prices than purely residential buildings, which is a function of the ownership structure rather than the finish level.
Palms Place, Condo-Hotel, $180K to $900K
Connected to the Palms Casino Resort, with units eligible for the hotel rental program. 45 closings in 2025 at an average of $404K. Entry-level units in the low $200s, and west-facing exposures above the third floor carry some of the best mountain sunset views in any Las Vegas high-rise.
SKY Las Vegas, Residential Only, $290K to $900K+
A purely residential tower at the north end of the Strip corridor, one of the few buildings to record a year-over-year sales increase in 2024 with 28 closings. Studios and one-bedrooms offer some of the most accessible pure-residential Strip-corridor entry points. No short-term rentals.
Allure, Residential Only, $300K to $1.5M+
A north Strip residential high-rise from studios through three-bedroom residences with Strip and mountain views. No condo-hotel structure, which means every buyer is an owner rather than a hotel guest. Frequently compared against SKY Las Vegas by buyers shopping this tier.
The Platinum, Condo-Hotel, $250K to $900K
A non-gaming, non-smoking condo-hotel one block off the Strip near the Cosmopolitan and Bellagio, with spacious floor plans relative to its price tier, full kitchens, resort pools and a spa. A boutique hotel experience for buyers who want rental income potential in a quieter, non-casino setting.
Regency Towers, Las Vegas Country Club, $200K to $1.5M+
A 27-story residential tower built in 1974 inside the guard-gated Las Vegas Country Club. 222 residences overlooking the private course with direct access to club amenities. One of the few Las Vegas high-rises where the golf course view is the defining amenity.
Cello Tower, Symphony Park, $780K to $9M Pre-Sale
The newest luxury high-rise under construction, a 240-unit building in Symphony Park downtown, within walking distance of the Sphere, Fremont Street and the Arts District. Completion and pre-sale figures are developer-announced and worth confirming directly.
One Las Vegas, Residential Only, $250K to $700K+
A twin-tower residential mid-rise on the south Strip corridor and one of the most accessible entry points into high-rise ownership. No condo-hotel component, resort-style amenities, and a stable owner-occupant community. Often the right first building for buyers new to this market.
Downtown Lofts and Suburban Mid-Rise, $150K to $700K
Vertical living outside the Strip corridor: revitalized downtown loft communities, suburban mid-rise in Summerlin and Henderson, and niche lifestyle buildings. The most accessible price points in the market and the most varied buildings.
Juhl, Downtown Arts District, $175K to $600K+
An urban loft community developed in 2008 as a centerpiece of downtown revitalization. Six interconnected buildings including a 15-story glass tower, a 9-story mid-rise, townhomes, flats, warehouse lofts and live-work units, 341 residences across more than 150 distinct floor plans from 600 to 2,500 sq ft. One of the most architecturally diverse residential communities in the valley.
The Ogden, Downtown, $200K to $600K+
An anchor community of the Fremont Street revitalization, with 20 sales in 2024 against 15 in 2023, one of the fastest-growing resale markets in the downtown segment. Modern floor plans, a rooftop deck with downtown and Strip views, pool and fitness center.
Newport Lofts and Soho Lofts, Downtown, $200K to $700K+
Two loft communities within walking distance of Fremont Street and the 18b Arts District. Newport recorded seven sales in 2024 against two in 2023, Soho eight against six, both reflecting growing downtown demand. Open plans, high ceilings and an arts-oriented community identity.
C2 and C3 Lofts, Summerlin, $280K to $700K+
Loft-style communities by Christopher Homes inside the Summerlin master plan, with panoramic Red Rock Canyon and cityscape views. A different proposition from the Strip corridor entirely: mountain views instead of Strip lights, and full Summerlin infrastructure at the doorstep.
Affinity at Summerlin, Summerlin West, $335K to $700K+
A gated condominium and townhome community by Taylor Morrison within walking distance of Downtown Summerlin, Red Rock Casino, Las Vegas Ballpark and City National Arena. Five building types with floor plans from 874 to over 2,000 sq ft. One of the most accessible entry points into Summerlin ownership.
The Metropolis, Loft 5, Boca Raton, Park House and Life Time Living
Five further buildings rounding out the market: The Metropolis in Spring Valley, Loft 5 and Boca Raton on the south Strip, Park House just south of the Strip with five customizable loft configurations, and Life Time Living in Henderson, where full access to the Life Time athletic and spa facility comes with ownership.
Why Work With Tom and Serena
Transaction history is the only measure of experience a third party can check, and in Greater Las Vegas it is verifiable on Zillow against MLS records. Nearly 1,000 closings across 27 years in this valley is the basis for the building-level judgment this market requires.
For Buyers
Serena will read the HOA packet and the reserve study with you, confirm the rental rules in writing rather than from a sales office, and tell you which floor plans in a given building actually resell. Ownership structure first, view second.
For Sellers
Pricing a high-rise means pricing against the stack in your own building, not the market. Tom has listed and sold nearly 350 homes, 99% of them within the original listing agreement.
Guard-Gated Communities
Comparing vertical living against a guard-gated home? Thirty-eight communities across the valley, tiered by price, with links to each one's own page.
Buying or selling a Las Vegas high-rise?
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