buying tips
Condo vs House in Las Vegas: Costs, Maintenance and Loans
Las Vegas condos closed at a $225,000 median and detached houses at $485,000 in the 12 months ending September 30, 2026.…
Condo-Hotels
Las Vegas Condo Hotels
A condo-hotel is a building whose units are individually owned while a hotel operation runs alongside them, and Nevada’s Condominium Hotel Act says a transient rental program may be offered to the owners. You hold the deed and can often use the unit yourself, but the recorded declaration sets what you may do. Six towers on or near the Strip make up this segment, and they follow different rules from residential condos on financing, fees and income.
6 communities
Which Condo-Hotels Can You Explore by City?
Expert Guide
What Defines Condo-Hotels in Las Vegas?
Six towers make up the segment, all opened between 2006 and 2009. The Signature at MGM Grand has three 38-story towers and 1,728 units beside MGM Grand. Vdara at CityCenter has 57 stories and 1,495 suites, but only about 150 are individually owned; the rest were converted to hotel rooms. Trump International has 64 stories and 1,282 units on Fashion Show Drive, with no casino. Palms Place has 47 stories and 599 units next to the Palms. The Platinum has 17 stories and 255 suites on Flamingo Road, east of the Strip. Waldorf Astoria at CityCenter has 225 private residences on its upper floors, and our tower page treats them as private homes above a hotel rather than a nightly-rental pool.
Prices vary more than the label suggests. In the 12 months ending September 30, 2026, GLVAR MLS closing records show The Signature at 94 closings and a $305,000 median, Trump International at 30 and $300,425, Palms Place at 44 and $207,000, The Platinum at 5 and $215,000, Vdara at 8 and $952,500, and Waldorf Astoria at 16 and $2,906,000. Across closed and active listings, median labeled dues ran $661 at Trump, $827 at Palms Place, $900 at Vdara and $992 at The Signature, and the five Platinum closings ran $828 to $1,037. If a unit sits in a rental program, the management agreement sets the split between operator and owner. We found no current public split for any of these towers, so ask for the agreement and the unit’s recent owner statements. Treat a condo-hotel as personal use with a possible offset to carrying costs; we can’t show that any program covers them.
Financing is the trap that catches first-time condo-hotel buyers. Fannie Mae’s Selling Guide makes projects operated as hotels ineligible, including those offering daily or short-term rentals or marketed as a hotel or investment, so a standard Fannie Mae loan is generally unavailable. Among the 181 closings in these six towers with a financing entry in that 12-month period, 115 were cash and 48 were labeled conventional, a field that can include loans a lender keeps rather than sells. If you need a loan, get a written quote from a lender that handles condo-hotels before you write an offer, and compare its down payment and rate with a residential tower.
Rental rules are where condo-hotels differ most from residential towers, but they aren’t automatic. Nevada’s Condominium Hotel Act defines a condominium hotel as a development in which a transient rental program may be offered to unit owners, and Clark County’s Title 30 treats condominium hotels and resort condominiums as a form of hotel use. A hotel-run program is different from running your own nightly rental. Listing remarks at The Platinum and Palms Place describe owner-managed stays, but those are sellers’ claims, so confirm the declaration, the program terms and any license with the association and Clark County. Our short-term rental guide covers the wider rules, and the full tower directory covers residential buildings such as Veer, The Martin, Turnberry, Panorama and One Queensridge.
Common Questions
Frequently Asked Questions About Condo-Hotels
What is a condo hotel in Las Vegas?
A condo-hotel is a building whose units are individually owned while a hotel operates alongside them. Nevada’s Condominium Hotel Act, NRS Chapter 116B, says a transient rental program may be offered to the owners. Las Vegas examples include Vdara, The Signature at MGM Grand, Palms Place, Trump International and The Platinum, and Waldorf Astoria has hotel-serviced private residences. Unlike a timeshare, you hold a deed to a specific unit, recorded with Clark County.
Can you live full-time in a Las Vegas condo hotel?
Sometimes, and the recorded declaration decides, not a general rule. Nevada’s Condominium Hotel Act requires a declaration to state any restrictions on use and occupancy (NRS 116B.330), but the Act doesn’t reach a condo-hotel created before January 1, 2008 unless its declaration opts in (NRS 116B.290), so older towers may fall outside it. Clark County’s Title 30, effective September 17, 2026, says its Hotel or Motel use may include condominium hotels and resort condominiums, mapped as commercial condominiums, that may be used for continuous or unlimited residency, so that definition doesn’t by itself bar full-time use in unincorporated areas. By building, active MLS remarks on November 1, 2026 market units at Palms Place, Trump International and The Signature as full-time or primary residences. The Platinum is unresolved: three active listings describe a home or primary residence, while two other brokers’ pages say it can’t be a permanent residence, though each of those pages also has a line pointing the other way. We have not read its CC&Rs, so we can’t say either way. We found no governing document or listing remark on full-time use at Vdara, so treat it as unknown. Remarks are marketing, so get the current declaration and rules before you buy, and ask your lender and insurer about full-time occupancy. Kitchens vary too: remarks describe kitchenettes in many Trump and smaller Signature suites and some Palms Place units, and full kitchens at The Platinum and in many larger Signature suites.
How does financing work for a condo hotel?
Fannie Mae makes projects operated as hotels ineligible, so a standard Fannie Mae mortgage is generally unavailable. Among 181 closings in these six towers with a financing entry in the 12 months ending September 30, 2026, 115 were cash and 48 were labeled conventional, which can include loans a lender keeps. If you need a loan, get a written quote from a lender that handles condo-hotels, and budget for the terms when you compare one with a residential condo.
How much rental income does a Las Vegas condo hotel unit make?
We can’t give you a dependable number. Revenue depends on the tower, floor, view, calendar and operator, and the management agreement sets the split. We found no current public split or owner-income dataset for these towers. Your share must then cover dues, property taxes and insurance. Ask for the agreement and the unit’s recent owner statements before you rely on any projection, and treat the program as a possible carrying-cost offset, not a yield.
Are condo hotels legal for short-term rental in Las Vegas?
A hotel-run rental program is built into how a condo-hotel works: Nevada’s Condominium Hotel Act contemplates a transient rental program, and Clark County’s Title 30 treats condominium hotels as a form of hotel use. Running your own nightly rental is a separate question. Some listings describe it, but you need the building’s declaration and program terms to allow it, and you should confirm any license with Clark County. Don’t assume it from a listing.
What is the difference between a condo hotel and a timeshare?
Ownership. A condo-hotel unit is real property: a deed recorded with Clark County, for a specific physical unit, that you can sell or finance if a lender will. A timeshare sells intervals of use. Condo-hotel units also trade on the MLS, so an agent can pull actual sale prices.
Which Las Vegas condo hotel is the best buy in 2026?
No building is best for every goal. In the 12 months ending September 30, 2026, Palms Place had a $207,000 median, The Platinum $215,000 on just five sales, Trump International $300,425, The Signature $305,000, Vdara $952,500 with only about 150 owned suites, and Waldorf Astoria $2,906,000. Compare dues, rental program terms and use limits in the declaration before you compare prices. Our high-rise team can pull current inventory and recent closings for the exact units you’re considering.
Ready to Find Your Condo-Hotels Home?
Nevada Real Estate Group specializes in condo-hotels across the Las Vegas metro. Let us help you find the right fit.
Call (702) 637-1759
