Search high-rise condo listings in Las Vegas, result are below the search widget
High Rise For Sale
8,017 Sqft - 4525 Dean Martin Drive, Las Vegas, Nevada 89103
One-of-a-kind artistic masterpiece spanning 3-stories & 8,000+ sqft w/ exclusive “sky-deck”. Elegantly perched across from one of the most lively streets in the world, the choice is yours for a night on the town or an evening enjoying the views from your 1,500 sqft sky-deck. Best described as tastefully opulent ‘The Palace in the Sky’ boasts a $3M Onyx collection, “Starburst” chandeliers, crystal spiral staircase, private pneumatic elevator & wall-length 360+ wine bottle cellar built to impress any entertainer. Modern conveniences are fully automated w/ a Control4 system for security & environmental comfort. The star of the show is the main floor w/ 32 ft ceilings, sound-proof theater room, chef-appointed kitchen, WOLF appliances, hammered copper sinks, marble countertops & custom curved cabinetry. This offering includes a serene 3rd story primary suite & loft, attached guest unit, 4 terraces, & MORE. If you are looking for the crème de la crème of Las Vegas living, look no further.
How to pick the best Las Vegas high-rise condos for sale in your price range
Las Vegas high-rise condos for sale are offered in twenty-one towers. However, even the most discriminating buyers can find a suitable condo to buy from the existing units.
We have made it easy to search for Las Vegas high-rise condos for sale listings. You can search for condos in all towers in your price range or click the tower's name and see all listings in that building. Search results are shown under the search widget.
Buying a condo as an owner-occupier is different from investing in high-rise condos which we discuss separately. When discussing the best Las Vegas high-rise condos for sale, we aren't talking about the most luxurious units in high-priced towers. Instead, we discuss the best condominiums for your price range and how to find them.
Buyers should do the most comprehensive initial search and look at all listings in their price range. On more than one occasion, a client was initially interested in one building but purchased a unit in another after consulting with us.
Of course, it all depends on what is essential for the buyer. For example, if great amenities or the Strip's proximity are a consideration for relatively low-cost units, Sky Las Vegas is a good fit.
A: In a seller market, search for condos that are cheaper than your price, and in a buyer's market, look at listings that are a bit higher than your price range
B: Following factors affect high-rise condo pricing
1: Location. Strip condos have the highest price per square foot ratios; Strip adjacent and off-Strip units are cheaper.
2: Views: In our mind, the best views of any tower belong to an Off-Strip building, Metropolis. However, condominiums with the Strip views sell for more than those with the mountains and city views.
3: Elevation: Penthouse units are the priciest.
4: Upgrades: There are two types of resale condominiums. Those originally purchased in gray shell and finished by the buyer are usually more upgraded than units that failed to sell, were finished by the tower's new owners, and rented until the market improved. The majority of these have outdated flooring and countertops which need remodeling.
C: The listing agent can put any asking list price for their listing, which is immaterial. We calculate the correct price for condos according to comps that have sold in an appropriate period.
However, pricing condominiums isn't straightforward due to upgrades, elevations, or views. We have done extensive research about the subject and are an authority on calculating the correct price for high-rise condos.
Las Vegas high-rise condos for rent
Las Vegas high-rise condos for rent are offered short-term or long-term and furnished or unfurnished. However, short-term rentals are not available in all towers, and only The Ogden allows for monthly rentals without a business license. Sky Las Vegas allows three-month leases. And One Las Vegas allows three months leases for furnished condos and six months for unfurnished units, as discussed on each tower's page. So AIRBNB is not permitted in most residential buildings.
Las Vegas high-rise condos for rent listing inventory has shrunk since 2021. And demand has increased, resulting in significantly higher rental rates. Rents in some lower-priced towers have appreciated by about 20%, while more expensive high-rise condos are renting for about 10% more.
The easiest way to see all rental listings in a building is to click on the project's name, scroll to the bottom, and click on the for rent tab. The other way is to click search Las Vegas high-rise condos for rent listings. While searching, you must put the project's formal name in the subdivision field. The tower's name is the legal name in most instances, but some have had a name change.
Please put these names in the subdivision field while searching rentals: Waldorf Astoria: Resort Condo at Luxury Building, The Martin: Panorama Tower Phase III, and The Ogden: Streamline Tower.
Searching Las Vegas high-rise condos for rent listings
The easiest way to see all rental listings in a tower is to click on the project's name, scroll to the bottom, and click on the for rent tab. The other way is to search Las Vegas high-rise condos for rent listings for rentals. While searching, you must put the project's formal name in the subdivision field. The tower's name is the legal name in most instances, but some have had a name change.
Please put these names in the subdivision field: Waldorf Astoria: Resort Condo at Luxury Building, The Martin: Panorama Tower Phase III, and The Ogden: Streamline Tower.
Las Vegas high-rise condos for sale interactive map
Residential High-rise Condos on the Las Vegas Strip
High-rise condos for sale off-Strip
High-rise condos located within a long walk or short drive from the Las Vegas Blvd (Strip)
Downtown Las Vegas high-rise condos for sale
Condo-hotels for sale in Las Vegas
Las Vegas high-rise apartments for sale can be divided into residential and condo hotels. We discuss their differences in the Las Vegas residential high-rise and condo-hotels differences. One of the differences is the rental period and how the revenue is divided. Las Vegas condo hotels for sale have appreciated far less than residential towers, and COVID-19 has hit a few harder than any other real estate sector.
Investors can rent Las Vegas high-rise condo-hotels in two ways.
1: Owner can enroll their condo-hotel in the hotel's rental program. After a unit is rented, it goes back to the end of the queue and waits for its turn. At the same time, the rent is split between the owner and the hotel.
2: The owner lists his Las Vegas high-rise condo for rent on a site like VRBO or AIRBNB and takes responsibility for cleaning the unit.
Las Vegas high-rise foreclosures and short sales for sale
Ten years ago, one of four Las Vegas high-rise condos for sale was a foreclosure, but that time is long gone. Only five Las Vegas high-rise foreclosures sold in 2021, and we don't think you will see many banked-owned listings in the future. To search Las Vegas high-rise foreclosures or short sales for sale, please click on the more options tab in the search form above and click on the foreclosures or short sales.
The same goes for Las Vegas high-rise short sales. By January 2022, only three high-rise short sale listings were listed in the MLS, while 16 short sales were sold in 2021. As a result, short sales usually provide a better deal than foreclosures.
Las Vegas high-rise condo HOA fees, amenities and minimum rental cycles
Las Vegas High-rise condos HOA fees vary significantly among towers and floor plans, and you can find the HOA fee for each building on its page.
The minimum rental cycle for Las Vegas high-rise apartments for rent is from a one-year lease at Allure Condo to six months in most towers. However, some buildings like Sky Las Vegas, One Las Vegas, and The Ogden allow short-term rentals.
Las Vegas high-rise amenities at the minimum include a private pool and spa, gym, and in some instances, much more, like concierge, business meeting rooms, party rooms, outdoor barbeque, etc. But the amenities at some towers are smaller and less equipped than others discussed on each tower's page.
How does the Las Vegas high-rise market affect condo pricing?
In theory, Las Vegas high-rise apartments for sale are priced based on the market conditions. However, the Las Vegas high-rise condo market is unlike the housing market due to the lower sales and higher prices. Additionally, while regular residential units have appreciated continuously in the last few years, high-rises appreciate in fits and starts. For example, 2018 was an excellent year for verticals, but condo pricing was stagnant until the California invasion of fall 2020, which is ongoing.
We dedicate a lot of time researching the market and are an authority on the subject.
If you plan to buy Las Vegas high-rise condominiums or sell your unit, call us at 702-478-7800.