Every conversation about the Waldorf Astoria Las Vegas starts with the purchase price. It is the wrong number to start with.
Across the eight residences listed at 3750 Las Vegas Boulevard South today, the homeowners' dues run a median of $3,276 a month — with a low of $2,671 and a high of $5,508. On the median, that is $39,312 a year, every year, before a dollar of mortgage, property tax or insurance.
Owning at the Waldorf Astoria Las Vegas costs a median $3,276 a month in dues — $39,312 a year — on top of the purchase. Thirty-five residences closed there in the past 24 months at a median of $2,850,000, or roughly $1,320 per square foot, ranging from $1,100,000 to $11,800,000. Eight are listed now between $2,390,000 and $12,000,000. The dues, not the price, are what most buyers underestimate.
- Dues run a median $3,276/month, from $2,671 to $5,508 depending on the residence.
- 35 closed sales in 24 months at a $2,850,000 median and about $1,320 per square foot.
- Closings ranged from $1,100,000 to $11,800,000 — this is not one price band.
- Branded residences are often non-warrantable, so conventional financing frequently does not apply.
- These are private homes with hotel services, not a nightly-rental condo-hotel pool.
Nevada Real Estate Group has closed more than 9,600 transactions across this valley, and the branded-residence conversation is the one where the gap between the advertised number and the carried number is widest. Every figure below comes from the closed and active record at that address, pulled August 26, 2026.
What Exactly Is the Waldorf Astoria Las Vegas?
A 47-story non-gaming tower at CityCenter on the Strip, opened in 2009 as the Mandarin Oriental and rebranded to Waldorf Astoria in 2018.
A hotel occupies the lower floors. Above the 23rd-floor sky lobby sit 225 private residences. The architect was Kohn Pedersen Fox; the developer was the MGM Mirage and Dubai World partnership behind CityCenter.
The building is non-gaming, which is unusual on the Strip and is a substantial part of why buyers choose it. There is no casino floor to walk through, and the lobby is a residential-scale arrival rather than a resort concourse. Our full Waldorf Astoria residences building profile carries the architecture, amenity and floor-plan detail; this article is about what it costs to hold.
What Do Residences Actually Sell For?
Thirty-five residences closed in the trailing 24 months. The median was $2,850,000.
The range is the more useful number: $1,100,000 to $11,800,000. That is more than a tenfold spread inside one building, which means a "Waldorf Astoria price" does not exist as a single figure. What you are buying — floor, exposure, square footage, whether it has been renovated — moves the number more than the address does.
Median price per square foot across those sales came to about $1,320.
| Measure | Figure |
|---|---|
| Closed sales | 35 |
| Median closed price | $2,850,000 |
| Lowest close | $1,100,000 |
| Highest close | $11,800,000 |
| Median price per square foot | About $1,320 |
| Active listings today | 8 |
For comparison, Las Vegas as a whole ran a $439,430 median closed price over the trailing 180 days at roughly $251 per square foot. The Waldorf trades at about five times the metro price per foot. That premium is what the rest of this article is really about.
What Are the Monthly Dues, and Why Are They So High?
This is the number that changes decisions, and it is the number hardest to find published anywhere.
Across the currently listed residences, dues run:
| Measure | Monthly | Annual |
|---|---|---|
| Lowest listed | $2,671 | $32,052 |
| Median | $3,276 | $39,312 |
| Highest listed | $5,508 | $66,096 |
According to the U.S. Census Bureau, median household income in Las Vegas sits well below the annual dues figure at the top of that table. The dues alone on a high-floor residence exceed what many valley households spend on housing in total.
They are high for a specific reason rather than an arbitrary one. The dues fund Waldorf Astoria–grade building operations: concierge, 24-hour security, valet, access to hotel housekeeping, the sky-lobby spa and fitness floor, and the staffing model that makes a branded residence feel like a hotel. A conventional Las Vegas high-rise does not carry that service load, and its dues reflect that.
The practical consequence is that dues scale roughly with the residence, not evenly across the building. A 1,583-square-foot one-bedroom and a 3,980-square-foot residence do not pay the same, which is why the range spans more than twofold.
How Should a Buyer Actually Model the Carrying Cost?
By adding four numbers, not one.
The purchase price is the first. The dues are the second, and at a $3,276 median they are the equivalent of servicing roughly another half-million dollars of mortgage at prevailing rates — before the mortgage itself.
Third is property tax. According to the Clark County Assessor, Nevada assesses at 35% of taxable value with rates applied per district, and the Nevada Department of Taxation publishes the statutory framework including the partial abatement that caps annual increases. That abatement is materially different for an owner-occupied primary residence than for a second home, which matters here because many Waldorf residences are second homes.
Fourth is insurance. A high-rise unit owner's policy sits inside a master association policy, and what the master covers versus what you insure personally is a document question, not an assumption.
Why Is Financing Harder Here Than on a $3 Million House?
Because branded residences integrated with an operating hotel are frequently non-warrantable.
A warrantable condo meets the eligibility rules that let a lender sell the loan to Fannie Mae or Freddie Mac. Projects with substantial commercial or hotel components, high single-entity ownership concentration, or short-term rental operations commonly fail those tests. When a project is non-warrantable, conventional financing is off the table and the buyer moves to a jumbo portfolio loan the lender keeps on its own books, or to cash.
That changes three things at once: the rate is typically higher, the down payment requirement is typically larger, and the pool of lenders who will write the loan is dramatically smaller. According to the Consumer Financial Protection Bureau, comparing offers line by line on the Loan Estimate is the only reliable way to evaluate them — and with portfolio product the spread between two lenders can be wide.
The practical move is to identify your lender before you identify your residence. A buyer who finds the home first and the financing second, in this building, often discovers the timeline does not work.
Is This a Condo-Hotel You Can Rent Nightly?
No, and the distinction is frequently misunderstood.
The Waldorf Astoria residences are private, individually owned homes with access to hotel services. They are not enrolled in a nightly-rental pool the way a true condo-hotel unit is. Longer-term leasing is governed by the association, and the rules are specific enough that they should be read rather than summarized.
That matters for anyone modeling this as an income property. If the plan depends on nightly rental revenue, this building is not the vehicle, and a genuine condo-hotel product is a different purchase with a different economic profile. Our guide to Las Vegas Strip high-rise condo buildings covers where those distinctions fall across the corridor.
Who Actually Buys Here?
Three profiles, in our experience, and they want different things from the same building.
The second-home buyer, often from California or the Pacific Northwest, who wants a lock-and-leave residence with hotel services and no yard, no pool service, and no vendor calls. Nevada's tax treatment is frequently part of that decision — our California to Nevada tax comparison sets out what does and does not transfer with a move.
The relocating executive or entertainer who wants Strip proximity without a gaming floor between the elevator and the front door. Non-gaming is a genuine differentiator here.
And the buyer trading down from a large guard-gated estate who wants the same service level with none of the maintenance. That buyer is usually the most surprised by the dues, because they are comparing against a $600-a-month HOA on a custom home and not against what a staffed building costs to run.
How Does It Compare to Other Strip-Corridor High-Rises?
It sits at the top of the corridor on price per foot, and it is not the only option.
At roughly $1,320 per square foot on closed sales, the Waldorf trades well above the general Strip-corridor condo market. Buildings along the corridor span an enormous range in both price and service model, and the dues differ as much as the prices do. Our Allure Las Vegas Strip-corridor buyer's guide walks a different point on that spectrum, and Las Vegas luxury communities covers the ground-level alternatives for buyers weighing a high-rise against an estate.
The honest framing is that price per foot is not the comparison that matters most. Two buildings at similar prices per foot can carry wildly different dues, and over a ten-year hold the dues difference can exceed the purchase difference.
How Do the Dues Compare to the Rest of the Market?
This is where the number stops being abstract.
We pulled the association fee on every active listing in the Strip corridor and across Las Vegas condominiums generally, and compared it against the Waldorf:
| Market | Listings sampled | Median dues | Annual | Versus Waldorf |
|---|---|---|---|---|
| Waldorf Astoria (3750 LV Blvd S) | 7 | $3,276 | $39,312 | — |
| Strip corridor, 89158 | 47 | $1,170 | $14,040 | 2.8× lower |
| Strip corridor, 89109 | 100 | $988 | $11,856 | 3.3× lower |
| Las Vegas condominiums overall | 100 | $290 | $3,480 | 11.3× lower |
The Waldorf carries dues about eleven times the Las Vegas condominium median, and roughly three times the surrounding Strip corridor. That gap is not a pricing error and it is not negotiable — it is the cost of the service model, and it is what a buyer is actually signing up for.
Run it over a hold period and the scale becomes clear. Over ten years at the median and with no increases at all, dues total $393,120. Against a corridor condo at $1,170 a month, the difference over that decade is roughly $252,000 — more than the entire purchase price of a median Las Vegas home. Dues do rise, so the real figure is higher.
We've seen buyers evaluate two residences a few hundred thousand dollars apart on price while overlooking a $2,000-a-month difference in dues, which over a ten-year hold is the larger number by a wide margin. That comparison is the one worth running first.
What Has Happened to Values Here Recently?
Thirty-five closings over 24 months gives a real read, and the honest answer is that this is a thin, specific market rather than a trending one.
At roughly 1.5 sales a month across 225 residences, the building turns over about 7.8% of its inventory a year. That is enough transaction volume to price a residence with real comparables, but not enough for month-to-month movement to mean anything. Anyone quoting a monthly trend line on 1.5 sales is reading noise.
The more useful framing is the spread. A range of $1,100,000 to $11,800,000 inside one building tells you that comparable selection matters more here than in almost any other Las Vegas property type. Two residences in the same tower, on different floors with different exposures, are not comparables for one another in any meaningful sense.
According to Las Vegas REALTORS, the luxury segment across the valley has consistently behaved differently from the broader market through every phase since 2020, moving on its own supply and its own buyer pool. A 225-residence branded tower is the extreme version of that: its market is not the Las Vegas market, it is the market of people who want this specific building.
How Does Nevada Tax Treatment Factor Into the Decision?
For a meaningful share of buyers here, it is not a footnote — it is the reason the purchase is being considered at all.
Nevada levies no state personal income tax. According to the Nevada Department of Taxation, the state funds itself through sales, gaming and property taxes instead, and that structure is what draws buyers from higher-tax states. For someone relocating from California, the annual difference can exceed the annual dues on a Waldorf residence several times over, which reframes what those dues actually cost in net terms.
The distinction that matters is residency versus ownership. Owning property in Nevada does not by itself make you a Nevada resident for tax purposes, and states with an income tax apply their own residency tests — days present, domicile, where your affairs are centered. Buying a second home here and continuing to live primarily elsewhere does not change your tax picture. Our California to Nevada tax comparison sets out what transfers with an actual move and what does not, and this is a question for a tax professional rather than an agent.
There is also a property-tax wrinkle specific to Nevada. According to the Clark County Assessor, the partial abatement that caps annual property-tax increases applies at a materially lower cap for an owner-occupied primary residence than for other property. A Waldorf residence held as a second home is generally in the higher-cap category, which is worth modeling before purchase rather than discovering on the first tax bill.
In our experience the buyers who are happiest here did the tax work before the property search rather than after, because the answer sometimes changes which state they buy in at all.
What Are the Real Risks of Owning Here?
Four worth naming plainly.
Dues rise. A staffed building's operating costs rise with labor costs, and $39,312 a year today is not a fixed figure for the length of your ownership. Ask for the budget history, not just the current figure.
Reserves. According to the Nevada Real Estate Division, Nevada common-interest communities operate under NRS Chapter 116, which sets requirements for budgets, reserve studies and disclosure. A tower approaching two decades of age has real capital cycles ahead — elevators, mechanical systems, facade. The reserve study tells you whether they are funded or whether a special assessment is waiting.
Resale liquidity. Thirty-five sales in 24 months is roughly 1.5 a month across 225 residences. That is a functioning market, not a fast one. Selling here is a matter of finding the specific buyer, not fielding twelve offers.
Financing narrows the buyer pool. The same non-warrantable status that complicates your purchase will complicate your buyer's, which is a resale consideration and not only an acquisition one.
Should You Buy Here or in a Guard-Gated Estate Instead?
It is the comparison most Waldorf buyers are actually running, and the two options solve different problems.
A guard-gated estate in Summerlin or Henderson gives you land, privacy, a garage you can walk into, and control over your own exterior. Association dues in Las Vegas guard-gated communities typically run a fraction of what a staffed tower costs, because the association is maintaining streets and a gatehouse rather than employing a concierge desk and housekeeping access.
What it does not give you is lock-and-leave. An estate left empty for two months needs someone watching it, servicing the pool, running the irrigation and collecting the mail. For an owner who is here six weeks a year, that is a job they have to hire for, and the cost of hiring for it narrows the dues gap considerably.
The clarifying question is how many nights a year you will actually be in the residence. Below roughly a third of the year, the tower's service model does work the estate would otherwise generate. Above that, the estate usually delivers more house and more control for the money, and the dues difference starts to look like an expense rather than a service.
There is also the question of what you want the property to be at the end. An estate is a house that can be renovated, expanded and repositioned. A branded residence is largely what it is — you can renovate the interior, but the building, the service model and the brand are fixed. That is a feature for the buyer who wants no decisions and a limitation for the buyer who wants a project.
What Does Selling Here Look Like Later?
Worth thinking about at purchase, because the exit is narrower than the entrance.
Thirty-five sales across 24 months on 225 residences means the building turns roughly 7.8% of its inventory annually. A seller here is not fielding competing offers in a weekend; they are waiting for the buyer who wants this specific building, at this floor, at this exposure, and who can finance a non-warrantable purchase or pay cash.
That has three practical consequences. Pricing has to be right at listing rather than discovered through reductions, because the buyer pool is too small to generate the traffic that corrects an overpriced listing. Time on market runs longer than valley norms and that is normal here rather than a signal of a problem. And the same financing friction that shaped your purchase will shape theirs, which is an argument for keeping the lender relationship you used.
None of that makes it a poor purchase. It makes it a hold rather than a trade. Buyers who plan a three-year horizon in this building are frequently disappointed; buyers who plan a decade rarely are. If you are weighing the exit before the entrance, what selling looks like across this valley is worth reading first, and a live search of current inventory shows what the competing residences look like today.
What Should a Buyer Ask For Before Writing an Offer?
The documents, before the emotion.
Ask for the current budget and the most recent reserve study. Ask for the dues history over the last five years rather than the current figure alone. Ask for the master insurance policy and what it leaves to the unit owner. Ask for the leasing rules in writing if leasing is any part of your plan. Ask whether any special assessment has been discussed, approved or is under study.
And get a lender who has closed in this building specifically, before you fall for a residence. In a non-warrantable project the financing determines the timeline, and the timeline determines whether your offer is competitive.
If you would like the current dues on a specific residence, the recent comparable sales at your floor and exposure, or an introduction to a lender who writes in this building, call or text (702) 637-1759. We represent buyers here and the seller's agent does not.
Frequently Asked Questions
How much are the HOA dues at the Waldorf Astoria Las Vegas?
Across the eight residences listed as of August 26, 2026, dues run a median of $3,276 a month, from $2,671 to $5,508 depending on the residence. On the median that is $39,312 a year. Dues scale with the size and configuration of the residence rather than being uniform across the building, and they fund the hotel-grade service model.
What do Waldorf Astoria residences sell for?
Thirty-five closed in the trailing 24 months at a median of $2,850,000, ranging from $1,100,000 to $11,800,000, at roughly $1,320 per square foot. Eight are listed now between $2,390,000 and $12,000,000. There is no single "Waldorf price" — the tenfold spread reflects floor, exposure, size and condition.
Can I get a conventional mortgage on a Waldorf Astoria residence?
Usually not. Branded residences attached to an operating hotel are commonly non-warrantable, meaning they fail the project eligibility rules for conventional loans. Most buyers use a jumbo portfolio loan or cash. Identify the lender before the residence — in a non-warrantable project the financing sets the timeline.
Can I rent my Waldorf Astoria residence nightly?
No. These are private homes with hotel services, not units in a nightly-rental condo-hotel pool. Longer-term leasing is governed by the association and the rules should be read in full before you buy if leasing matters to your plan.
Is the Waldorf Astoria Las Vegas a casino?
No. It is a non-gaming tower at CityCenter, which is a substantial part of its appeal to residents. There is no casino floor between the entrance and the residential elevators.
Was it always called the Waldorf Astoria?
No. The tower opened in 2009 as the Mandarin Oriental, Las Vegas and was rebranded to Waldorf Astoria in 2018. Older listings, tax records and comparable sales may still reference the Mandarin Oriental name, which matters when researching sale history.
How liquid is resale in this building?
Thirty-five sales across 24 months on 225 residences is about 1.5 closings a month. It is an active market but a specific one — resale is about finding the right buyer rather than generating volume, and the non-warrantable financing narrows that pool further.
Which Sources Inform This Waldorf Astoria Cost Guide?
Pricing, dues, closed-sale and inventory figures come from Nevada Real Estate Group's analysis of Repliers MLS data for 3750 Las Vegas Boulevard South, Las Vegas, NV 89158, pulled August 26, 2026 — 35 closed sales across the trailing 24 months and the 8 residences listed on that date, with dues read from the association fee field on each active listing. Las Vegas metro comparison figures come from all 8,334 closed sales in the trailing 180 days. Dues, availability and building rules change; confirm current figures for a specific residence before relying on them.
- U.S. Census Bureau — Las Vegas income and housing data
- Clark County Assessor — assessment and parcel records
- Nevada Department of Taxation — property tax framework and abatement
- Nevada Revised Statutes Chapter 116 — common-interest communities
- Nevada Real Estate Division — HOA regulation and reserve requirements
- Fannie Mae — condo project eligibility standards
- Consumer Financial Protection Bureau — Loan Estimate comparison
- Las Vegas REALTORS — valley market statistics
- Clark County Department of Building and Fire Prevention — high-rise code and permitting
- Nevada State Contractors Board — contractor licensing for renovations
- U.S. Bureau of Labor Statistics — Las Vegas labor and cost data
