Living in a Las Vegas High-Rise Condo (2026): Costs, HOA & Towers

A Las Vegas high-rise gives you staffed lobbies, valet, resort-style pool decks, and Strip or mountain views without a yard to maintain. The trade-off is a monthly HOA that can run from several hundred to well over a thousand dollars (Nevada Real Estate Group, checked October 26, 2026), plus financing rules a house never makes you think about. On October 26, 2026, about 515 high-rise condos were listed for sale across 20 tracked towers (Tomes Realty, GLVAR MLS mirror, checked October 26, 2026).

Why buyers are looking at Las Vegas high-rises

• Lock-and-leave living. No lawn, no pool to clean, and no exterior paint. The association handles the building, and Nevada law requires it to keep adequate reserves for major components (NRS 116.3115).
• Resort-style amenities. Turnberry Towers, for example, lists gated entry, 24-hour staff, valet, a resort pool deck, a fitness center, tennis, and a pet park (Tomes).
• Views you can't get in a house. Two identical floor plans in the same building can differ by six figures on view alone (Tomes Realty).
• Plenty of choice. About 515 condos were listed across 20 tracked towers on October 26, 2026, from downtown lofts to Strip towers (Tomes Realty).
• Options if you want to rent. Condo-hotels like Vdara, Palms Place, and Trump International run on-site rental programs, while residential towers set minimum lease terms (Tomes Realty).

I'm Andrew Guiant, a REALTOR® with Simply Vegas. I list and tour high-rise condos here, including my current listing at Turnberry Towers. This guide covers how tower living differs from a house, what your dues actually pay for, how financing works (including condo-hotels), the Nevada resale package, and a tower-by-tower comparison table. Every number has a source and a date, and my Turnberry Towers video tour is at the end.

By Andrew Guiant, REALTOR®, Nevada License S.0183462, Simply Vegas · Updated October 26, 2026 · About a 12-minute read

Buying or selling a high-rise? Call or text me at 702-496-8216. I'll pull the HOA dues, rental rules, and recent closings for the exact tower and stack you're looking at. Sellers: I'll tell you what your unit's line has actually sold for. → www.andrewsellsvegas.com

High-Rise vs. House in Las Vegas: What Actually Changes

Before you compare towers, decide whether vertical living fits how you live. Here's what changes day to day.

You share a building, so you share decisions

In a house, you choose when to replace the roof. In a tower, the HOA board decides on elevators, the roof, the pool deck, and the façade, and every owner pays a share. Nevada law requires associations to keep "adequate reserves" for major components and to update a reserve study at least every five years (NRS 116.3115; NRS 116.31152, checked October 26, 2026).

Arrival looks different

Instead of a garage door, you'll usually pull up to a valet stand or gated garage, walk through a staffed lobby, and take an elevator. On my Turnberry Towers tour, that meant a valet desk, a front desk, a business center, the management office, and a fitness center, all off the lobby before you reach the elevators (per my tour).

Less maintenance, more rules

No lawn, no pool to clean, no exterior paint. But there are CC&Rs that set rules on things like pets and leasing. Turnberry Towers, for example, allows two pets up to 80 lb each (Las Vegas Homes and High-Rises, checked October 26, 2026). Every tower is different, so read the rules before you write an offer.

Your view is part of the price

Two identical floor plans in the same building can differ by six figures on view alone (Tomes Realty, checked October 26, 2026). In my Turnberry West tour, I pointed out that a lower floor can feel closer to the city lights, while units facing the other tower or the mountains see something completely different. Floor and direction are part of the price, not extras.

Building systems you'll want to know about

Water leaks between floors are a real high-rise issue, especially with absentee owners (as I explain on my tour). Turnberry Towers added building-wide water sensors that automatically shut off water to a unit when a leak is detected (per my tour). Ask any tower what it does about leaks.

Amenities: What You Get in a Las Vegas Tower

Amenities vary a lot. Here's what public building profiles list for a few towers (all checked October 26, 2026):

• Turnberry Towers: gated entry, 24-hour staff, valet, resort pool deck with waterfall, fitness center, tennis, pet park, storage (Tomes; Las Vegas Homes and High-Rises)
• Turnberry Place: four towers on a guard-gated 38-acre site with The Stirling Club, a private social, dining, and spa club (Tomes)
• Veer Towers: rooftop pool deck, fitness center, residents' lounge, and a walk to Aria and The Shops at Crystals (Tomes)
• The Ogden: rooftop Sky Deck, fitness center, resident lounge, steps from Fremont Street (Tomes)
• One Las Vegas: guard-gated, pool deck, fitness center, theater room, dog park (Tomes)

What You Actually Pay For

HOA dues: the big line item

High-rise dues pay for things a house owner buys separately: staff, elevators, the building's insurance, amenity decks, and often some utilities. Dues are set per unit and appear on each MLS listing (Tomes Realty, checked October 26, 2026).

A real example: the Turnberry West unit I'm listing has $943 a month in dues across two associations, about $200 for the Turnberry Towers master association and about $733 for the West Tower itself (per my tour). Some towers have more than one association, like this one, so add them together.

What's covered, using sourced examples (checked October 26, 2026): - Turnberry Towers: internet, grounds, sewer, security, trash, water (Homes.com). Homes.com lists the building's dues range as $215–$1,180 a month. - The Martin: about $730–$2,000 a month, covering concierge, security, building maintenance, water/sewer/trash, and valet (Nevada Real Estate Group) - Veer Towers: about $536–$1,898 a month, covering amenities, security, valet, water/sewer, and reserves (Nevada Real Estate Group)

Special assessments

If reserves fall short or a big repair comes up, the board can levy an assessment. In Nevada, the board may impose "necessary and reasonable assessments" to fund reserves without owner approval, as long as they're based on the reserve study (NRS 116.3115; Nevada RED Community Insights, Winter 2026). That's why I read the reserve summary in every resale package before my buyers go firm.

Insurance: two policies, not one

The association's master policy covers the building and common areas. You buy an HO-6 policy for your interior, upgrades, belongings, and liability. Ask whether the master policy is "bare walls" or "all-in," because that decides how much interior coverage you need. Also consider loss assessment coverage, which can help pay your share if a loss exceeds the master policy (Maryland Insurance Administration; Washington OIC, checked October 26, 2026).

Parking and storage

Parking is usually assigned, not a garage you own. My Turnberry West listing comes with one assigned space on the garage's 4th floor, guest parking, and a separate storage unit near the garage (per my tour). Confirm in writing how many spaces and storage units transfer with the unit you're buying.

Halfway check: Want the real monthly number for a specific unit, including dues, both HOAs, and any assessment? Text me at 702-496-8216 with the address and I'll send it back. Thinking of selling your high-rise? I'll run your stack's recent closings for free. → www.andrewsellsvegas.com · andrewguiant@gmail.com

Financing a High-Rise: FHA, VA, Conventional, and Condo-Hotels

This is where high-rise deals fall apart, so check it before you fall in love with a view.

FHA

For an FHA loan, the condo project must be FHA-approved, or the lender must get a single-unit approval. Single-unit approval requires a finished project with at least five units, and in projects with 10 or more units no more than 10% of units can carry FHA-insured loans (HUD FHA Connection help, checked October 26, 2026). You can look up a building on HUD's condo search. In my research, older approvals for some towers had expired or been rejected. For example, Regency Towers' approval expired January 18, 2026 (FHA-Approved.Condos record). Have your lender confirm status for the specific building.

VA

VA approval is also project-based. Check the VA Condo Report for the exact legal project name, since some towers are separate associations.

Conventional

Fannie Mae won't buy loans in projects that operate like hotels. Disqualifying features include rental pooling, hotel-type services such as registration desks and daily cleaning, rules limiting when owners can use their units, hotel management that runs short-term rentals, or a building that's mostly short-term rentals (Fannie Mae Selling Guide B4-2.1-03, checked October 26, 2026). Freddie Mac has a similar rule (Freddie Mac Bulletin 2020-43).

Condo-hotels

Vdara, Palms Place, Trump International, the Waldorf Astoria Residences, and The Signature at MGM Grand run on-site rental programs (Tomes Realty), and The Platinum is also listed as a condo-hotel (Nevada Real Estate Group). If owning a unit you can rent nightly is the goal, these are the buildings to look at. Because of those loan-program rules, talk to a lender about condo-hotel options before you write an offer. The residential towers set minimum lease terms instead. Turnberry Towers, for example, has a 6-month minimum and no short-term rentals (Las Vegas Realty Group, checked October 26, 2026).

The Nevada Resale Package (NRS 116.4109): Your 5-Day Window

When you buy a resale condo in Nevada, the seller must give you a resale package at the seller's expense. It includes (NRS 116.4109, checked October 26, 2026):

• The declaration (CC&Rs), bylaws, rules, and the state information statement
• The monthly assessment and anything the seller owes the association
• The current budget and year-to-date financials, including a reserve summary
• Any unsatisfied judgments or pending lawsuits against the association
• Transfer fees and every current or expected fee or charge for the unit

You can cancel in writing until midnight of the 5th calendar day after you receive the package, with no penalty and a prompt refund of your deposits (NRS 116.4109; Nevada Real Estate Division brochure). I go through every page with my buyers inside that window.

Sellers: the association has 10 calendar days to deliver its documents after your request, so I order the package as soon as we're under contract to keep the deal on schedule.

Las Vegas High-Rise Towers Compared (October 2026)

Listing counts and asking-price ranges are a live MLS snapshot from Tomes Realty building pages (GLVAR MLS data) checked October 26, 2026. They change daily. The Platinum and Metropolis aren't tracked there and come from Nevada Real Estate Group. Building facts come from the same two sources. "Condo-hotel" means an on-site rental program.

The Martin's residence count is left out because public sources disagree (250 vs. 372). Floor counts are left blank where no source states them.

My High-Rise Buying Checklist

1. Get the full monthly cost. Add up the dues for every association (master + tower), any current special assessment, HO-6 insurance, and parking or storage fees.
2. Read the reserve summary in the resale package, and ask when the last reserve study was done. Nevada requires one at least every five years.
3. Ask about pending lawsuits against the association. They're disclosed in the resale package.
4. Confirm financing on day one. Is the building FHA- or VA-approved? Is it conventional-eligible? Is it a condo-hotel?
5. Know the rental rules if you might rent later: minimum lease term, caps, and registration.
6. Check pet, move-in, and renovation rules in the CC&Rs.
7. Confirm parking and storage that transfer with the unit, in writing.
8. Visit at night and at the time of day you'll actually be home. Views, light, and noise change.
9. Compare within the building, not the ZIP code. Floor and exposure drive price.
10. Use your 5-day resale-package window. Read everything before it closes.

FAQ: Las Vegas High-Rise Condos

How much are HOA fees in Las Vegas high-rise condos?

They vary by tower and unit size. Published examples include roughly $536–$1,898 a month at Veer Towers and $730–$2,000 at The Martin (Nevada Real Estate Group, checked October 26, 2026). One Turnberry West unit I'm listing pays $943 a month across two associations. Always check the exact unit's MLS listing and resale package.

Can I Airbnb a Las Vegas high-rise condo?

Only certain buildings allow it. The condo-hotels (Palms Place, Trump, The Signature at MGM Grand, Vdara, Waldorf Astoria) run on-site nightly rental programs. Residential towers set minimum lease terms in their CC&Rs (Tomes Realty, checked October 26, 2026). Turnberry Towers, for example, requires a 6-month minimum.

Can I use an FHA or VA loan on a high-rise condo?

Only if the project is approved, or for FHA, if the unit gets single-unit approval (HUD). Older FHA approvals for several Las Vegas towers have expired or were rejected (FHAApprovedCondos.org, checked October 26, 2026), so have a lender check the specific building first.

Why are condo-hotels harder to finance?

Fannie Mae and Freddie Mac treat projects with hotel features such as rental pools, front-desk registration, and daily cleaning as ineligible (Fannie Mae B4-2.1-03). Talk to a lender about your options before you make an offer.

What is a resale package, and can I back out after I get it?

It's the HOA document set Nevada requires the seller to provide. You can cancel in writing until midnight of the 5th calendar day after you receive it, with no penalty (NRS 116.4109).

Can the HOA charge a special assessment without a vote?

In Nevada, yes, when it's necessary to fund reserves for major components and it's based on the reserve study (NRS 116.3115).

Watch My High-Rise Tours

Want to see tower living before you visit? Click the tour to watch it on YouTube.

▶ Turnberry Towers · Valet, lobby, a 6th-floor unit and its terrace views

More tower tours are coming. See them all on my YouTube channel.

Let's Find Your Tower, or Sell Yours

Buying: Tell me your budget, the view you want, and whether you'll ever rent the unit out. I'll narrow 20+ towers down to the few that fit and walk you through them in person.

Selling: High-rise buyers compare stacks, floors, and dues line by line. I'll price your unit against your own building's closings and film a tour that shows the views, the lobby, and the amenities buyers want to see.

📞 Call or text 702-496-8216
✉️ andrewguiant@gmail.com
🏠 www.andrewsellsvegas.com
▶️ Tower tours: YouTube @andrewsellsvegas

Listing counts, prices, HOA dues, and building rules change. Information is deemed reliable but not guaranteed. Verify financing eligibility with your lender.

Andrew Guiant, REALTOR®, Simply Vegas, NV license S.0183462.

Sources (all checked October 26, 2026)

• Tomes Realty building directory and pages (GLVAR MLS mirror): https://tomesrealty.com/buildings
• Nevada Real Estate Group high-rise directory and building pages: https://www.nevadarealestategroup.com/high-rise-condos/
• Andrew Guiant, Turnberry Towers tour: https://www.youtube.com/watch?v=SUy3nj54eJM
• Las Vegas Homes and High-Rises, Turnberry Towers: https://www.lasvegashomesandhighrises.com/turnberry-towers-condos-las-vegas
• Las Vegas Realty Group, Turnberry Towers: https://www.lvrealtygroup.com/high-rises/turnberry-towers/
• Homes.com, Turnberry Towers: https://www.homes.com/building/turnberry-towers-las-vegas-nv/b-h14tf3x59k7nb/
• NRS 116.4109: https://law.justia.com/codes/nevada/chapter-116/statute-116-4109/
• NRS 116.3115: https://nevada.public.law/statutes/nrs_116.3115
• NRS 116.31152: https://nv.elaws.us/NRS/116.31152
• Nevada RED, Before You Buy in an HOA: https://red.nv.gov/uploadedFiles/rednvgov/Content/CIC/Brochures/Before-You-Buy-in-an-HOA-Did-You-Know.pdf
• Nevada RED Community Insights, Winter 2026: http://epubs.nsla.nv.gov/statepubs/epubs/660495-2026-winter.pdf
• HUD FHA Connection condo help: https://entp.hud.gov/sfohlp/f17cndprhlpp.cfm and search https://entp.hud.gov/idapp/html/condlook.cfm
• FHA-Approved.Condos, Regency Towers: https://fha-approved.condos/s005402-001-regency-towers
• VA Condo Report: https://lgy.va.gov/lgyhub/condo-report
• Fannie Mae Selling Guide B4-2.1-03: https://selling-guide.fanniemae.com/sel/b4-2.1-03/ineligible-projects
• Freddie Mac Bulletin 2020-43: https://guide.freddiemac.com/ci/okcsFattach/get/1004032_7
• Maryland Insurance Administration, condo FAQs: https://insurance.maryland.gov/Consumer/Pages/condo/faqs.aspx
• Washington OIC, condo insurance: https://www.insurance.wa.gov/insurance-resources/condo-insurance/learn-how-condo-insurance-works