6/10John C. Fremont ES
Zoned · downtown 89101
K-5580 Students18:1
Downtown Las Vegas
206 Grand Residences Condos For Sale
Nevada's #1 team for downtown Las Vegas condo sales. Search 206 Grand Residences — a 60-unit guard-gated mid-rise steps from Fremont Street — with live MLS data and building-specific expert guidance.
MEDIAN LIST PRICE (ZIP AREA 89101)
$422K
LVR / GLVAR, June 2026
TOTAL UNITS IN BUILDING
60
Grand Residences LLC
YEAR BUILT
2019
Community records
DAYS ON MARKET (ZIP AREA)
23
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About 206 Grand Residences at a Glance?
206 Grand Residences is a 60-unit guard-gated boutique mid-rise built in 2019, priced $250K–$500K with HOA dues of $250–$500/month. ZIP 89101 carries a $422,500 median list and a 23-day pace per Las Vegas REALTORS, and City of Las Vegas continues investing in the Fremont East and Arts District corridors. The takeaways below cover what matters most before you tour.
- Boutique scale: just 60 residences built in 2019 — newer construction and genuine scarcity distinguish this building from large downtown towers.
- Price band: $250K–$500K covers studios through larger units, with floor level, view orientation, and finish package determining position within the range.
- Guard-gated security: controlled-access entry, secured parking, and on-site concierge services differentiate 206 Grand from many downtown alternatives at this price.
- Location leverage: Fremont Street Experience is walkable, the Strip is five minutes by car, and Harry Reid International Airport is roughly 15 minutes south.
- Due diligence priority: in a 60-unit building, HOA reserve health, rental-cap policy, and FHA/VA approval status all require verification before you offer.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find 206 Grand Residences Units For Sale?
Downtown ZIP 89101 carried 174 active listings in June 2026 per Las Vegas REALTORS MLS data, with 206 Grand Residences units priced $250K–$500K inside that broader market. Because the building holds only 60 residences, inventory is scarce — listings below refresh daily, and our team monitors for off-market opportunities as well.
PRICE DISTRIBUTION
What Price Bands Does the Downtown Las Vegas Market Cover?
The ZIP 89101 area median list price is $422,500 per Las Vegas REALTORS June 2026 MLS data, but the downtown market spans from sub-$200K legacy condos to $800K+ renovated properties. 206 Grand Residences units occupy the $250K–$500K segment — newer construction at attainable pricing for a guard-gated mid-rise.
Browse Downtown Las Vegas Listings
How Can You Find a Downtown Las Vegas Condo by Type, Lifestyle & Price?
The downtown Las Vegas ZIP 89101 area's 174 active listings include condos, lofts, and urban residences across several price tiers — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data for ZIP 89101.
Which Downtown Las Vegas Buildings and Neighborhoods Should You Explore?
Downtown Las Vegas's condo landscape ranges from boutique buildings like 206 Grand Residences to larger urban complexes along the Arts District and Fremont East corridors. Each card below links to the most relevant hub or search so you can compare building types, price positioning, and lifestyle fit.
Guard-Gated · Boutique · 2019 Built
206 Grand Residences
Urban · Walkable · Mixed UseDowntown Las Vegas (broader)
Luxury · Strip-AdjacentLuxury Communities
All Condo TypesLas Vegas Condos
Security · Privacy · ValueGuard-Gated Communities
Entry Level · FHA · VAFirst-Time Buyer Resources
Builder Warranty · ModernNew Construction Las Vegas
Full Market · All TypesAll Las Vegas Communities
By Property Type
By Price Range
Updated daily · 174 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New 206 Grand Residences Listings First?
With only 60 units, inventory is scarce and moves fast. Custom alerts by building, price, and floor put new listings in your inbox within hours of MLS entry. The downtown ZIP 89101 market runs 23 median days to contract per Las Vegas REALTORS — alert subscribers act before most buyers know a unit exists.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION6/10 
9/10
9/10
6/10
7/10
How Are the Schools near 206 Grand Residences?
Zoned CCSD schools in the 89101 area rate 5–6/10 on GreatSchools — below suburban Henderson or Summerlin norms. Families seeking stronger campuses look to charters like Coral Academy of Science (8/10) or private options like Bishop Gorman. Zone lines are address-specific; verify with CCSD before purchase. Cards below map options by level.
6/10Top Rated
8/10
8/10Coral Academy of Science (ES grades)
Charter · Las Vegas area (15 min)
K-5800 Students18:1
9/10The Meadows School (Lower)
Private · West Las Vegas (20 min)
PreK-5350 Students12:1
9/10Bishop Gorman (Lower)
Private · Southwest Las Vegas (15 min)
K-8600 Students14:1
6/10Nevada Virtual Academy
Online · statewide
K-125000 StudentsN/A
7/10Discovery Charter School
Charter · Las Vegas (15 min)
K-8450 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for 206 Grand Residences Families?
According to GreatSchools.org, zoned 89101 schools rate 5–6/10. Coral Academy of Science (8/10) and Nevada State High School (7/10) are the top charter options nearby; Bishop Gorman and The Meadows School lead the private tier. Ratings cross-checked with the Nevada Report Card; ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | K-12 | 9/10 | Southwest Las Vegas · 15 min | $250,000+ |
| 2 | The Meadows School | Private | PreK-12 | 9/10 | West Las Vegas · 20 min | $250,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Las Vegas · 15 min | $250,000+ |
| 4 | Nevada State High School | Public charter | 9-12 | 7/10 | Downtown adjacent | $250,000+ |
| 5 | Clark HS | Public (zoned) | 9-12 | 6/10 | Downtown Las Vegas | $250,000+ |
SAFETY & CRIME
Is Downtown Las Vegas Near 206 Grand Residences Safe?
Direct Answer
Downtown Las Vegas has improved significantly over the past decade, and 206 Grand Residences specifically addresses security through guard-gated entry, controlled-access parking, and on-site concierge coverage. The broader 89101 ZIP carries higher activity-level property crime than suburban areas — review current LVMPD statistics for the specific block and walk the neighborhood at multiple times of day before committing.
- Guard-gated entry at 206 Grand ResidencesControlled access + secured parking
- Las Vegas Metro Police Department coverageCitywide force — not Henderson PD
- Year built — newer security systems throughoutCommunity records
- City of Las Vegas downtown reinvestment programFremont East and Arts District corridors
What Buyers Should Know
The City of Las Vegas has invested deliberately in the downtown corridor since 2012 — the Fremont East Entertainment District incentives, the 18b Arts District buildout, and the Container Park development have all shifted the block-by-block character of the 89101 area. The result is an improving but still mixed-use urban environment where restaurant and gallery districts coexist with the activity levels typical of any city core.
206 Grand Residences addresses the building-level security picture through guard-gated entry, controlled-access parking, surveillance systems, and on-site staff. These features represent meaningfully higher building security than older downtown inventory without controlled access. Residents who walk the neighborhood confirm the area feels active and increasingly oriented toward dining, arts, and hospitality rather than the transient character of earlier decades.
Buyers should review current LVMPD crime data for the 89101 sector, walk the block at multiple times of day, and ask our team for candid area context. Standard urban precautions — secured vehicle parking, controlled building entry, package management — cover the realistic daily risk picture.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
Living In
What's It Like Living in 206 Grand Residences?
The Answer
206 Grand Residences delivers a lock-and-leave downtown lifestyle: a 2019-built guard-gated mid-rise with 60 residences, pool, fitness center, and secured parking, steps from Fremont Street. City of Las Vegas continues investing in the corridor, and Nevada zero income tax keeps monthly costs below California equivalents.
What is 206 Grand Residences known for?
206 Grand Residences is known as one of downtown Las Vegas's few purpose-built boutique condo buildings — 60 guard-gated units constructed in 2019 by Grand Residences LLC, positioned at the intersection of urban accessibility and boutique residential scale.
Who should live at 206 Grand Residences?
It fits urban professionals who work on or near the Strip, buyers seeking a pied-à-terre in Las Vegas, lock-and-leave travelers, downsizers who want walkable downtown access without suburban sprawl, and investors who understand the boutique condo market's scarcity dynamics.
What is daily life like?
Mornings start with a workout in the fitness center or a walk to a downtown coffee shop; evenings rotate through Fremont Street, the Arts District's gallery openings, and Container Park's outdoor dining. The Strip's full entertainment catalog is five minutes by car.
Location
Where Is 206 Grand Residences
206 Grand Residences is located in downtown Las Vegas, ZIP 89101, within the core of the Fremont Street and Arts District corridor. Approximately 1 mile from Fremont Street Experience and 3 miles from the center of the Las Vegas Strip.
Fremont Street
2
Min
Strip
5
Min
Arts District
5
Min
Airport
15
Min
Summerlin
25
Min
206 Grand Residences
At a Glance$422,500
Median List Price (ZIP 89101 area)
$360,000
Median Sold (past 100 days, ZIP area)
174
Active Listings (ZIP area)
23
Days on Market (ZIP area)
- Setting
- Boutique mid-rise, downtown Las Vegas
- Total Units
- 60
- Year Built
- 2019
- Developer
- Grand Residences LLC
- Price Range
- $250K–$500K
- HOA Range
- $250–$500/mo
- Guard-Gated
- Yes — controlled access entry
- Amenities
- Pool · Fitness · Secured parking
- Walk to Fremont
- Yes (~5 min on foot)
- Distance to Strip
- ~5 min by car
- Airport
- ~15 min (Harry Reid)
- Sunshine
- 300 days/year
LIVABILITY REPORT CARD
How Does 206 Grand Residences Score for Urban Living?
206 Grand Residences earns top marks for walkability, Strip access, and urban lifestyle, with honest trade-offs on school ratings and the thin resale market that comes with 60-unit boutique scale. Below is our category-by-category report card — the same six factors our agents walk through with every downtown condo buyer before a first tour.
Grade A: Location
Walking distance to Fremont Street, the 18b Arts District, and Container Park; five minutes by car to the Las Vegas Strip and 15 minutes to Harry Reid International Airport.
Grade B: Safety
Guard-gated building with controlled access and secured parking. Downtown 89101 has higher activity-level property crime than suburban areas — review current LVMPD data for the specific block.
Grade B+: Cost of Living
$250K–$500K entry for a 2019-built guard-gated boutique condo is competitive in any urban U.S. market; HOA dues of $250–$500/mo add carrying cost, offset by Nevada's zero state income tax.
Grade A-: Urban Amenities
Fremont Street, the Arts District, Container Park, the Las Vegas Medical District, and the Strip entertainment corridor all within five minutes — density of options unmatched elsewhere in the market.
Grade B: Schools
Zoned public campuses in the 89101 area rate 5–6/10 on GreatSchools; Coral Academy of Science and Bishop Gorman offer stronger rated alternatives within a short drive.
Grade A-: Commute
I-15 and US-95 converge downtown — airport 15 minutes, Strip 5 minutes, Henderson 20 minutes. Las Vegas Monorail and RTC transit serve the corridor for car-optional commutes to the Strip.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is 206 Grand Residences a good place to live?
For the right buyer — yes. 206 Grand Residences suits urban professionals, lock-and-leave travelers, and buyers who genuinely want walkable downtown Las Vegas access at a boutique residential scale. The 2019 construction, guard-gated entry, and 60-unit scarcity set it apart from older downtown inventory. The honest trade-offs: school ratings in the 89101 area run lower than suburban zones, the thin resale market requires patience, and HOA reserve health demands review in a small building. Nevada's zero state income tax and roughly 0.5–0.7% property-tax rate soften the monthly math compared to California equivalents.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives at 206 Grand Residences?
According to the U.S. Census Bureau QuickFacts for the City of Las Vegas — the municipality containing 206 Grand Residences — Las Vegas holds 656,274 residents with a median household income of $66,820. The building's 60-unit scale means its resident profile skews toward urban professionals, investors, and owner-occupants who prioritize location over square footage.
The Census does not tabulate 206 Grand Residences separately — figures below reflect the City of Las Vegas and, where noted, the broader ZIP 89101 corridor. Inside the building, the resident mix tends toward working professionals with Strip-area employment, part-time Las Vegas residents using units as a pied-à-terre, and a share of investor-owners depending on the current rental-cap policy.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~38
vs Clark Co 38
~$391K
vs Clark Co $391K
~42%
vs Clark Co 59%
~26%
vs Clark Co 29%
~25%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, City of Las Vegas (206 Grand Residences is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Downtown Las Vegas Area Growing?
Las Vegas as a city has grown by roughly 100,000 residents since 2010 per U.S. Census counts, and downtown specifically has seen accelerating investment from the City of Las Vegas — the Fremont East Entertainment District, the 18b Arts District buildout, and the Las Vegas Medical District expansion all contribute to sustained demand in the 89101 corridor where 206 Grand Residences is located.
656,274City of Las Vegas residents (Census)
60Total units at 206 Grand Residences
~730,000City of Las Vegas projected, 2030
City of Las Vegas population trajectory, 2010–2030 (projected)
For a 60-unit building like 206 Grand Residences, city-level population growth matters through its effect on downtown demand and the value of walkable urban real estate. As the Las Vegas metro expands, downtown's proximity to employment, entertainment, and transit positions it as a durable urban address — and fixed supply in a boutique building means no dilution from new-unit additions.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate 206 Grand Residences separately; projection reflects recent Las Vegas city growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does 206 Grand Residences Score for Urban Livability?
206 Grand Residences leads on location: walkable to Fremont Street, five minutes to the Strip, 15 minutes to the airport. Lower school ratings and a thin 60-unit resale market are the honest trade-offs for buyers who prioritize urban lifestyle. Scores benchmarked against Census, FBI, GreatSchools, and LVMPD data.
- 80B+
Overall Livability
- 60D+
Schools (zoned)
- 72B-
Safety
- 78B+
Cost of Living
- 92A
Urban Amenities
- 70B-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Downtown Las Vegas Condo Market Trending?
Median sold price, days on market, and monthly closings for the downtown Las Vegas ZIP area (89101) from Las Vegas REALTORS MLS data. These figures capture the full ZIP — broader than 206 Grand Residences specifically — and monthly points are indicative values anchored to the probed 100-day medians. Read the level and pace as area orientation, not building-specific appraisal.
Median Sold Price
$345K–$362K monthly band; $360K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
23–34 day monthly range; 23 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Thin market — 89101 closings are dominated by the broader ZIP; building-level comps require direct research
vs May 2025
Source: Las Vegas REALTORS
23
MEDIAN DAYS ON MARKET
$422K
ZIP-AREA MEDIAN LIST
60
TOTAL UNITS IN BUILDING
< 1 hr
OUR RESPONSE TIME
BOUTIQUE INVENTORY
Get matched with a
downtown condo specialist.
Market Competitiveness
How Competitive Is the Downtown Las Vegas Condo Market Right Now?
206 Grand Residences is a thin but consistent market — the ZIP 89101 area recorded 23 median days on market and 174 active listings per Las Vegas REALTORS, but the building's 60-unit scale means months may pass between available units. Well-priced units with desirable views move quickly; the overall pace favors buyers relative to suburban single-family markets.
58Moderately Competitive
- 23 daysMedian days on market (sold, ZIP area)
- 174ZIP-area active listings (June 2026)
- 60Total units in building
- $295/sqftMedian price per sq ft (sold, ZIP area)
Is 206 Grand Residences Right for You?
Who Should Buy a Condo at 206 Grand Residences?
206 Grand Residences is not for every buyer — it is a 60-unit boutique building with a specific lifestyle proposition: walkable urban Las Vegas, guard-gated scale, and 2019 construction at $250K–$500K. Six buyer profiles below match lifestyles to what the building actually delivers, followed by the honest pros and trade-offs our team walks through with every downtown condo buyer.
Which Buyer Types Fit 206 Grand Residences?
Urban Professionals
- Strip-area employment five minutes from the front door
- Lock-and-leave lifestyle with on-site amenities
- Fremont Street and Arts District social calendar
- RTC transit and rideshare supplement car commuting
Pied-à-Terre Buyers
- Part-time Las Vegas base with full amenities
- Guard-gated security for vacant periods
- Pool and fitness center when in town
- Confirm rental policy if subleasing during absences
First-Time Condo Buyers
- Entry from $250K in a 2019-built guard-gated building
- HOA covers maintenance, pool, and secured parking
- Verify FHA/VA building approval before assuming loan type
- Review reserve study carefully in a 60-unit association
Investors
- Scarcity with 60 total units limits resale competition
- Rental income depends on HOA rental-cap policy — verify first
- Short-term rental viability governed by Las Vegas city code
- Downtown corridor appreciation tied to City of Las Vegas investment
Downsizers from Suburban Homes
- Trade yard and commute for walkable urban access
- All maintenance handled by HOA
- Honest trade-off: smaller footprint, higher monthly dues
- Compare against suburban 55+ options if social programming matters
California Relocators
- Zero Nevada state income tax vs 13.3% California top rate
- 2019-built urban condo under $500K not available at this quality in LA
- 3% annual property-tax cap under NRS 361.471
- Strip lifestyle, airport proximity, and no commute compromise
Best Fit For
- Urban professionals — a 2019-built guard-gated boutique condo walkable to Fremont Street and five minutes from the Strip's employment core.
- Pied-à-terre buyers — secured entry, on-site amenities, and a lock-and-leave lifestyle purpose-built for frequent travelers.
- First-time condo buyers — entry from $250K in a modern building with HOA-managed maintenance — assuming FHA/VA eligibility is confirmed.
- Investors — boutique scarcity and downtown corridor appreciation, provided the rental policy supports the intended strategy.
- California relocators — zero state income tax, modern construction under $500K, and Las Vegas urban access that coastal equivalents cannot match at this price.
- Downsizers — walkable downtown living with full amenities maintained by the HOA, trading suburban square footage for urban convenience.
Ready to explore 206 Grand Residences? Our team knows the building's HOA structure, rental policy, and current market position — and monitors for new listings as soon as they hit the MLS.
Start Your Condo SearchPros
- 2019 construction — modern systems, updated codes, and finishes unavailable in most downtown inventory
- Guard-gated entry and secured parking at a $250K–$500K price point rare in this market
- Only 60 units — boutique scarcity limits future resale competition
- Walkable to Fremont Street and the 18b Arts District; five minutes by car to the Strip
- Nevada zero state income tax and 3% annual property-tax cap under NRS 361.471
- Harry Reid International Airport 15 minutes south — exceptional for frequent travelers
- Lock-and-leave lifestyle with HOA-managed maintenance and on-site amenities
Honest Considerations
- Zoned public schools in 89101 rate 5–6/10 on GreatSchools — families must look to charters or private options
- Thin resale market: 60 units means months may pass between available listings
- HOA dues of $250–$500/mo add meaningful carrying cost to the monthly budget
- Reserve-fund risk in a small association: shortfalls hit each owner harder than in a 400-unit tower
- FHA/VA financing may be restricted depending on building's approved-condo status — verify early
- Downtown 89101 property crime runs higher than suburban zones — review LVMPD data before committing
Building Comparison
How Does 206 Grand Residences Compare to Other Downtown Las Vegas Options?
A side-by-side comparison of downtown Las Vegas and nearby condo options — indicative price positioning, building age, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-building figures are Nevada Real Estate Group-modeled estimates; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| 206 Grand Residences | $250K–$500K | ~$295 | 23 | ~5 | Boutique · Guard-gated · 2019 built |
| Downtown Las Vegas Condos (broader) | ~$422,500 | ~$295 | 23 | ~174 | Urban · Value · Mixed inventory |
| Guard-Gated Communities | From $500K | ~$300+ | 30 | ~80 | Security · Luxury |
| Luxury Communities Las Vegas | From $700K | ~$400+ | 35 | ~60 | Ultra-luxury · Strip-adjacent |
| Spring Valley / West Las Vegas | ~$490K | ~$260 | 22 | ~200 | Single-family · Strip-adjacent |
| The Lakes Las Vegas | ~$500K | ~$270 | 20 | ~90 | Waterfront · Established |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89101) — per-building medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Building Deep Dive
What's Inside Downtown Las Vegas's Top Condo Options?
Submarket 1
206 Grand Residences
The only 2019-built guard-gated boutique mid-rise in the downtown corridor at this price point — 60 units with pool, fitness center, and controlled-access parking. Thin but consistent resale market.
Browse 206 Grand Residences homes →$375KMedian Price
23Days on Market
~5Active Listings
~$295Price / Sq Ft
Submarket 2
Downtown Las Vegas Condos (broader)
The full ZIP 89101 condo market — older inventory, newer boutique buildings, and a range of HOA structures. Broader search for buyers not committed to 206 Grand specifically.
Browse Downtown Las Vegas Condos (broader) homes →~$422KMedian Price
23Days on Market
~174Active Listings
~$295Price / Sq Ft
Submarket 3
Guard-Gated Communities
Guard-gated options across the broader Las Vegas market, including suburban master plans with larger footprints and more amenity depth than downtown boutique buildings.
Browse Guard-Gated Communities homes →From $500KMedian Price
30Days on Market
~80Active Listings
~$300+Price / Sq Ft
Submarket 4
Luxury Communities Las Vegas
Premium condos and high-rises in the Las Vegas luxury tier — higher price points with Strip views, resort amenities, and hotel-condo structures for buyers whose budget allows.
Browse Luxury Communities Las Vegas homes →From $700KMedian Price
35Days on Market
~60Active Listings
~$400+Price / Sq Ft
Submarket 5
Spring Valley / West Las Vegas
Single-family alternative to downtown condo living — suburban streets 10–15 minutes from the Strip with better school zones and more square footage per dollar.
Browse Spring Valley / West Las Vegas homes →~$490KMedian Price
22Days on Market
~200Active Listings
~$260Price / Sq Ft
Submarket 6
The Lakes Las Vegas
Established lakefront community 15 minutes from downtown — family-oriented with waterfront lots, mature landscaping, and a different lifestyle trade-off than urban condo living.
Browse The Lakes Las Vegas homes →~$500KMedian Price
20Days on Market
~90Active Listings
~$270Price / Sq Ft
Submarket 7
Downtown Las Vegas Corridor
The urban engine residents of 206 Grand Residences access daily: Fremont Street Experience, the 18b Las Vegas Arts District, Container Park, and the Las Vegas Medical District — all walkable or within five minutes. The Strip's full entertainment and employment catalog is five minutes by car.
Browse Downtown Las Vegas Corridor homes →60Units at 206 Grand Residences
2019Year Built
5 minTo Strip by Car
15 minTo Airport
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure if 206 Grand
fits your needs?
BY ZIP CODE
What Does the Downtown Las Vegas Market Look Like in ZIP 89101?
ZIP 89101 is the single downtown Las Vegas ZIP code, so MLS figures reflect the full corridor mix — older legacy condos, newer boutique buildings including 206 Grand Residences, and a small number of single-family properties. The table presents the area as one market; 206 Grand Residences is a specific 60-unit subset within it.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89101 | Downtown Las Vegas — Fremont Street · Arts District · Medical District | $422,500 | ~$295 | 23 | 174 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group analysis. The 89101 ZIP encompasses the full downtown core — 206 Grand Residences represents approximately 60 units within a 174-listing active market. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define 206 Grand Residences and Downtown Las Vegas?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or the Clark County Assessor — capture the 206 Grand Residences opportunity: a $422,500 ZIP-area median list, 23-day market pace, and a 60-unit building built in 2019 at the intersection of downtown walkability and boutique residential scale.
$422,500
Median list price across the downtown Las Vegas ZIP 89101 area, June 2026.
Las Vegas REALTORS
$360,000
Median sold price across ZIP 89101 over the past hundred days of closings.
LVR / GLVAR, June 2026
23
Median days from list to accepted offer in the downtown ZIP area — a brisk pace for an urban condo market.
LVR / GLVAR, June 2026
60
Total units in 206 Grand Residences — genuine boutique scarcity that limits resale competition.
Community records
$250K–$500K
Price range for 206 Grand Residences units — newer guard-gated condo below the downtown median.
Community records / LVR
2019
Year 206 Grand Residences was built — newer construction than the majority of downtown inventory.
Grand Residences LLC
~$295
Median price per square foot on sold transactions in the ZIP 89101 area over the past hundred days.
LVR / GLVAR, June 2026
$66,820
Median household income in the City of Las Vegas — the municipal context surrounding the building.
U.S. Census QuickFacts
WHY 206 GRAND RESIDENCES
Why Does 206 Grand Residences Stand Apart From Its Downtown Peers?
Three characteristics separate 206 Grand Residences from older downtown Las Vegas inventory: 2019 construction, boutique 60-unit scale, and guard-gated security at a $250K–$500K price point that undercuts most comparable guard-gated condo options elsewhere in the valley. Sources below from Nevada Revised Statutes, the Clark County Assessor, and Las Vegas REALTORS.
- Community records / Grand Residences LLC
2019 construction in a legacy market
Most downtown Las Vegas condo inventory predates 2015. A 2019 build means modern systems, updated safety codes, and warranties that older competitors cannot match.
- Community records
Guard-gated boutique scale
Sixty units with controlled entry and secured parking — a combination rarely found at the $250K–$500K price point in the Las Vegas market.
- City of Las Vegas
Walking distance to Fremont and the Arts District
Two of Las Vegas's most actively improving urban corridors are walkable from the front door — a location advantage that takes decades to build and cannot be replicated by new suburban construction.
- Nevada Revised Statutes 361.471
Nevada tax advantages
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 keep annual carrying costs predictable and well below California equivalents.
- Las Vegas REALTORS / GLVAR, June 2026
Scarcity premium without luxury pricing
With only 60 units, supply is permanently constrained — resale competition is limited, and well-maintained units in a boutique building hold value better than one floor of a 400-unit tower.
WHY BUY AT 206 GRAND RESIDENCES
What Are the Top 10 Reasons to Buy a Condo at 206 Grand Residences?
The case for 206 Grand Residences rests on scarcity, location, and Nevada's ownership economics: a 2019-built guard-gated boutique mid-rise priced $250K–$500K with property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and walkable access to downtown Las Vegas's most invested corridors. Ten sourced reasons follow.
Genuine scarcity
60 units total — resale availability is thin and predictable, meaning limited direct competition when you go to sell.
Community records
2019 construction
Modern finishes, current building codes, and updated systems relative to most downtown inventory built before 2010.
Grand Residences LLC
Guard-gated at this price point
Controlled entry, secured parking, and on-site staff at a $250K–$500K price band that rarely includes these features elsewhere.
Community records
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for professionals relocating from California or other high-tax states.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute at 3% — predictable long-run carrying costs.
NRS 361.471
Walkable downtown location
Fremont Street Experience walkable; the 18b Arts District, Container Park, and the Las Vegas Medical District all within minutes.
City of Las Vegas
Strip access in five minutes
The entirety of Las Vegas entertainment, dining, and employment is five minutes by car — the closest urban residential option at this price.
Community records
Airport proximity
Harry Reid International Airport is roughly 15 minutes south — ideal for frequent travelers and pied-à-terre buyers.
Community records
Lock-and-leave lifestyle
No yard maintenance, on-site amenities, and secured entry — the ownership model built for busy professionals and part-time residents.
Community records
Improving downtown corridor
City of Las Vegas investment in Fremont East and the Arts District continues to lift property values and neighborhood character in the 89101 corridor.
City of Las Vegas
New Construction
Who Builds New Condos and Urban Residences Near Downtown Las Vegas?
206 Grand Residences itself is built out at 60 units. The broader Las Vegas new-construction pipeline is concentrated in master-planned suburban communities 15–30 minutes from downtown. Buyers who want brand-new urban inventory in the downtown core find limited options — which is precisely what makes 2019-built boutique buildings like this one compelling as alternatives to the suburban new-build market.
Family & Mid-Market
Lennar
Suburban alternative to downtown condo living
Entry-Level & First-Time
DR Horton
Volume builder for buyers who prioritize yard over location
Move-Up & Luxury
Toll Brothers
Luxury production far from downtown
First-Time & Personalized
KB Home
Customizable production homes in suburban settings
55+ Communities
Pulte / Del Webb
Active-adult alternative for buyers who prefer low-maintenance suburban
Outdoor Recreation
What Outdoor Amenities Are Near 206 Grand Residences?
Downtown Las Vegas trades the master-plan park system for urban walkability and proximity to the city's main entertainment corridors. The City of Las Vegas maintains several outdoor spaces within walking distance, and Sunset Park — the valley's largest municipal park — is about 15 minutes south via local roads.
WALKABLE
Fremont Street Experience
~4 blocksEntertainment · Dining · EventsFree / events
The canopied pedestrian mall anchoring downtown — light shows, live music, dining, and the zip line experience that define the Fremont Street corridor.
WALKABLE
18b Las Vegas Arts District
~18 blocksGalleries · Dining · MarketsFree
The creative corridor along Charleston Boulevard — galleries, studio spaces, restaurants, and the monthly First Friday event that draws thousands.
5 MIN
Container Park
~1 acreOutdoor dining · Retail · EventsFree
An open-air retail and dining complex built from repurposed shipping containers — outdoor seating, boutique shops, live events, and a playground.
5 MIN (car)
The Park Las Vegas
~5 acresGreen space · Art · DiningFree
Public green space between T-Mobile Arena and Park MGM on the Strip — landscaped paths, art installations, and restaurant patios.
15 MIN (car)
Sunset Park
~324 acresLake · Sports · Trails · PicnicsFree
The valley's premier municipal park — a lake, sports fields, paved trails, dog park, and picnic areas that cover a full afternoon of outdoor activity.
10 MIN (car)
Las Vegas Springs Preserve
180 acresTrails · Gardens · MuseumPaid
Desert botanical gardens, walking trails, a natural history museum, and interactive exhibits tracing Las Vegas's water and settlement history.
30 MIN (car)
Red Rock Canyon NCA
195,000 acresHiking · Climbing · Scenic driveNPS fee
The Calico Hills and sandstone escarpment of Red Rock Canyon — among the best single-day outdoor escapes from any Las Vegas address.
30 MIN (car)
Lake Mead NRA
1.5M acresBoating · Hiking · SwimmingNPS fee
America's first national recreation area — full-size boating, sandy coves, and desert hiking east of the valley via US-93.
The 206 Grand Residences Lifestyle
What Does a Weekend at 206 Grand Residences Look Like?
Saturday morning starts at the in-building fitness center; afternoons rotate through Arts District galleries and Fremont East dining; the Strip is five minutes away when the night calls for it. No suburban master plan compresses that range into a walkable radius, and City of Las Vegas keeps adding programming and investment to the surrounding corridors.
60Boutique Residences
2019Year Built
5 minTo the Las Vegas Strip
300Days of Sun Annually
THIS WEEKEND'S OPEN HOUSES
Can You Tour 206 Grand Residences This Weekend?
Open houses at 206 Grand Residences are infrequent — only 60 units means months may pass between listings, but once a unit lists it attracts serious buyers fast. The downtown ZIP 89101 market runs 23 median days to contract per Las Vegas REALTORS. Set alerts, browse active inventory, or call (702) 637-1759 to arrange a private tour the moment a unit is available.
Quick Answer
What does an HOA cost at 206 Grand Residences?
Monthly dues at 206 Grand Residences run $250 to $500, covering building maintenance, pool and fitness center operations, secured parking, building insurance on common elements, water, and trash. With only 60 units sharing costs, the reserve-fund health of the association is more consequential than in a large tower — a shortfall hits each owner harder. Pull the reserve study and last two years of board meeting minutes during Nevada's standard escrow period before committing.
Moving to Downtown Las Vegas
Should I Move to Downtown Las Vegas?
Buyers priced out of coastal markets find a guard-gated boutique condo under $500K is attainable in downtown Las Vegas. California top income tax hits 13.3% per the Franchise Tax Board; Nevada charges zero, and that gap funds a real lifestyle upgrade in a city whose downtown has shifted dramatically since 2015.
Why Urban Buyers Are Choosing Downtown Las Vegas
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $15,000 per year in state income taxes alone. Downtown Las Vegas adds the urban argument coastal California cannot answer at this price: a 2019-built guard-gated boutique condo under $500K, walking distance to Fremont Street and the Arts District, and an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences.
At a $400,000 budget, Los Angeles urban buyers are looking at a studio or a peripheral neighborhood with a long commute. That same budget at 206 Grand Residences secures a guard-gated unit in a 2019-built boutique mid-rise, steps from the Fremont Street Experience and the growing Arts District — with a pool, fitness center, secured parking, and the Strip just five minutes away by car.
According to Las Vegas REALTORS, the median list price across the downtown Las Vegas ZIP area (89101) is $422,500. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The FBI Uniform Crime Reporting program tracks metro-level data for Las Vegas, and City of Las Vegas continues major investment in the downtown corridor.
Downtown Las Vegas runs on hospitality, healthcare, government, and the arts: the Strip employment core is five minutes south, the Las Vegas Medical District anchors healthcare jobs adjacent to the 89101 corridor, and the City of Las Vegas municipal campus provides public-sector employment. The 18b Arts District continues to attract creative-sector businesses, galleries, and restaurants, adding economic diversity to a corridor long defined by gaming.
Cost of Living Snapshot — Downtown Las Vegas vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is urban condo pricing: a 2019-built guard-gated condo under $500K in a walkable downtown is simply unavailable at this price in Los Angeles or San Francisco.
| Metric | Downtown LV (206 Grand) | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Condo Entry Price (walkable downtown) | $250K–$500K | $700K–$1.5M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| HOA (boutique mid-rise) | $250–$500/mo | $600–$1,500/mo typical |
| Airport Commute | 15 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Downtown Las Vegas Rental Market — Rent vs. Own
Downtown Las Vegas condos typically rent for $1,400–$2,200/month depending on floor, size, and building amenities, with short-term rental viability governed by the building's HOA rental policy and City of Las Vegas short-term rental regulations. The ownership math at 206 Grand Residences is most favorable for buyers planning a 5+ year hold or primary residence — the thin resale market in a 60-unit building rewards patience over quick flips.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to downtown Las Vegas? Our team specializes in the condo market — building-specific HOA research, rental-policy verification, FHA eligibility checks, and virtual tours for out-of-state buyers who cannot fly in repeatedly.
Start Your Downtown Condo SearchRELOCATION TIMELINE
How to Relocate to 206 Grand Residences in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most downtown Las Vegas condo buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — and condo-specific due diligence adds steps that single-family buyers can skip.
Define your lifestyle and budget
Decide whether downtown walkability is your priority over school zones, yard space, or larger square footage. At $250K–$500K with $250–$500/mo HOA dues, 206 Grand Residences is a specific lifestyle choice — be clear on what you're trading before touring.
Verify financing eligibility first
Condo loans have additional requirements: lender review of HOA financials, owner-occupancy ratios, and building-approval status for FHA/VA. Call your lender before you tour — not after you find a unit you love.
Get fully pre-approved
Downtown Las Vegas condo buyers compete on readiness. A pre-approval letter specific to condo financing (including the building questionnaire requirement) is the baseline.
Tour the building and the neighborhood
Walk Fremont Street and the Arts District at multiple times of day. Tour the pool, fitness center, and common areas. Ask the listing agent about owner-occupancy percentage and any pending assessments.
Write and negotiate the offer
In a 60-unit building, every unit sale is a significant comp event. Your agent's read on the specific floor, view, and finish level sets the offer strategy.
Condo due diligence — the additional layer
Nevada's resale package includes HOA financials, reserve study, CC&Rs, rules and regulations, board meeting minutes, and any pending litigation. Review all of it. In a 60-unit building, reserve shortfalls and rental restrictions are the two items that most surprise buyers post-close.
Clear conditions, HOA questionnaire & fund
The lender's condo questionnaire requires HOA completion — budget 5–10 business days. Nevada closes through escrow companies; expect 30-45 days from acceptance to funding.
Close, move in, and register in Nevada
Transfer utilities (NV Energy for electric, City of Las Vegas for water), activate the parking access and building security credentials, then handle the DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near 206 Grand Residences?
Downtown Las Vegas runs on hospitality, healthcare, government, and the arts. According to the U.S. Bureau of Labor Statistics, tourism and hospitality employ the metro's largest workforce. The Strip employment core is five minutes from 206 Grand Residences — a shorter commute than any comparable residential address at this price.
$66,820Median household income, City of Las VegasU.S. Census QuickFacts
5 minTo Strip employment core by carVia Las Vegas Blvd
15 minTo Harry Reid AirportVia local roads or I-15
GrowingDowntown Las Vegas corridor investmentCity of Las Vegas, Fremont East and Arts District
Top Nearby Employers Within 15 Minutes of 206 Grand Residences
- Las Vegas Strip casino-resort corridorMGM Grand, Caesars, Wynn, Bellagio, and 25+ major resort employers — five minutes south on Las Vegas Blvd, the metro's largest single employment concentration
- Las Vegas Medical DistrictUniversity Medical Center (UMC), Valley Hospital, and the Spring Valley Hospital complex — adjacent to the northwest of the building
- City of Las Vegas municipal campusCity Hall and associated government offices anchoring the downtown civic core — within walking distance
- Clark County School District (downtown campuses)Clark High School, Fremont Middle, and several elementary campuses — major public-sector employer in the corridor
- Downtown Fremont Street hospitalityThe D Las Vegas, Four Queens, El Cortez, Golden Nugget, and the full Fremont Street hotel and casino corridor
- 18b Arts District creative sectorGrowing concentration of galleries, studios, restaurants, and creative businesses along the Charleston Boulevard corridor
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does 206 Grand Residences Compare to Henderson, Summerlin & the Broader Las Vegas Market?
If you're weighing 206 Grand Residences against the valley's other addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Downtown wins on urban access and lock-and-leave lifestyle; Henderson and Summerlin win on schools and suburban amenities — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | 206 Grand Res. | Las Vegas | Henderson | Summerlin |
|---|---|---|---|---|
| Entry Price | $250K (building) | $476K (city) | $548K (city) | $728K (city) |
| HOA Range | $250–$500/mo | Varies widely | $30–$300/mo | $100–$600/mo |
| Days on Market (ZIP) | 23 (89101) | 20 (citywide) | 21 (citywide) | 21 (citywide) |
| School Ratings (zoned) | 5–6/10 (public) | Varies | Up to 9/10 | Up to 9/10 |
| Strip Access | 5 min (car) | 10–20 min | 20–30 min | 20–25 min |
| Airport Access | 15 min | 15–25 min | 20–30 min | 25–35 min |
| New Construction | None (60-unit building) | Moderate | Very High | Very High (Summerlin West) |
| Best For | Urban · Lock-and-leave · Walkability | Investors · Value · Variety | Families · Safety · Schools | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. 206 Grand Residences building-level figures are community records; ZIP 89101 figures are LVR MLS data. Last updated June 2026.
Cost of Ownership
What Will 206 Grand Residences Cost You Each Month?
A $375,000 midpoint purchase at 206 Grand Residences runs about $2,940 monthly with 10% down at 7% per Freddie Mac's rate survey, before HOA dues. The tabs below model your full payment, compare downtown renting to owning, and lay out the HOA structure specific to 206 Grand Residences.
Payment Estimator
Estimate Your 206 Grand Residences Payment
$2,927
Estimated Monthly Payment
- Principal & Interest$2,245
- Property Tax$191
- Insurance$150
- HOA$200
- PMI$141
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent downtown Las Vegas right now?
Downtown rental demand is firm, and a 2019-built guard-gated boutique condo like 206 Grand Residences commands a premium over older downtown inventory. The monthly buy-vs-rent gap narrows significantly for primary-residence buyers once Nevada's tax advantages and equity paydown are counted — the math favors owning for 5+ year holds.
OWN (10% DOWN, 7%)
$3,045 / mo
- Principal & Interest
- $2,247
- Property Tax (~0.6%)
- $188
- Homeowners Insurance
- $80
- HOA (blended midpoint)
- $375
- PMI (10% down)
- $155
5-year net cost:~$112,000
Equity built:~$100,000
RENT (DOWNTOWN LV CONDO)
$1,700 / mo
- Median Downtown LV Condo Rent
- $1,700
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$110,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a midpoint 206 Grand Residences condo for five years approaches breakeven with renting once principal paydown and appreciation are counted — and the owner builds roughly $100,000 in equity (including the down payment) while the renter builds none. The HOA dues compress the ownership advantage relative to lower-dues suburban options, which is why the 5+ year hold horizon and Nevada's zero income-tax benefit are important inputs for the calculation.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $375/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees at 206 Grand Residences
Monthly dues of $250–$500 are set by the 206 Grand Residences HOA board and cover all common-area and amenity operations for the 60-unit building. In a boutique association, reserve health matters more than the headline dues figure — review the reserve study and financial statements in escrow.
Standard Units
$250–$350 / mo
Standard floor units — lower levels
$250–$350
Includes:
Building maintenance, pool, fitness center, secured parking, water, trash, insurance on common elements
Premium Units
$350–$500 / mo
Upper floor or view-premium units
$350–$500
Includes:
All standard inclusions; premium tier reflects higher unit value basis in building assessment methodology
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From 206 Grand Residences?
I-15 and US-95 converge at downtown Las Vegas, giving 206 Grand Residences among the shortest Strip commutes of any residential address in the city. Las Vegas mean commute times run near 26 minutes per U.S. Census ACS data, but Strip-area workers at 206 Grand can make the trip in under 10 minutes.
Drive Times from 206 Grand Residences
- 2-3 min (walk)Fremont Street ExperienceOn foot from building
- 5 minLas Vegas Strip (center)Las Vegas Blvd south
- 5-8 minLas Vegas Medical DistrictUS-95 west
- 15 minHarry Reid Intl AirportI-15 south or local roads
- 20 minHendersonI-515 south
- 25 minSummerlinI-15 north → Summerlin Pkwy west
- 30 minRed Rock CanyonUS-95 south → W Charleston Blvd
- 30 minLake Mead (Boulder Beach)US-93 east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a condo at 206 Grand Residences?
Most purchases at 206 Grand Residences close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash deals close in 7–14 days. Financed buyers need extra time: the lender condo questionnaire requires HOA completion and adds 5–10 business days. FHA or VA buyers must confirm building-approval status first; our team checks that before you write an offer.
Quick Answer
What down payment do you need to buy at 206 Grand Residences?
Most buyers at 206 Grand Residences put down 10% to 20%. Conventional loans start at 3–5% down for qualified buyers, but lenders often require 10–25% for condo projects — especially boutique 60-unit buildings where owner-occupancy ratios and reserve health come under closer scrutiny. On a $375,000 midpoint purchase, plan roughly $37,500 (10%) to $75,000 (20%). FHA and VA eligibility depends on whether the building holds approved-condo status — verify with your lender before assuming a low-down-payment path.
206 Grand Residences FAQ — 18 Answers
What Do 206 Grand Residences Buyers Most Frequently Ask?
Most AskedWhat is the price range for units at 206 Grand Residences?
Units at 206 Grand Residences list between $250,000 and $500,000, placing this 60-unit boutique mid-rise at the accessible end of downtown Las Vegas condo ownership. The broader ZIP 89101 area carried a $422,500 median list price across 174 active listings per Las Vegas REALTORS, but within the building, floor level, orientation, and finish package drive positioning inside the $250K–$500K band. Because the building holds only 60 residences, active inventory is thin — our team monitors new listings as soon as they hit the MLS.
What are HOA fees at 206 Grand Residences?
Monthly dues at 206 Grand Residences run $250 to $500, which is in line with boutique mid-rise buildings in the Las Vegas metro. Fees cover building maintenance, common-area upkeep, the pool and fitness center, secured parking operations, building insurance on shared elements, and water and trash. With only 60 units splitting costs, reserve-fund health is more important here than in a 400-unit tower — pull and review the reserve study and most recent financial statements in escrow before committing.
Can I rent out my unit at 206 Grand Residences?
Rental rights depend on the current CC&Rs and HOA rules in effect at the time you purchase. Small boutique buildings often limit the percentage of units that can be leased at once to protect owner-occupancy ratios, which in turn protects financing eligibility for future buyers. Minimum lease-term requirements and any rental-cap provisions are disclosed in the resale package during Nevada's standard escrow. Our team verifies the current policy with the association directly — call (702) 637-1759 before you underwrite any tenant income.
What amenities does 206 Grand Residences offer residents?
206 Grand Residences provides a pool, fitness center, controlled-access entry, secured parking, and on-site concierge or front-desk services. The most compelling amenity, however, is the address: the building sits in downtown Las Vegas within walking distance of Fremont Street, the 18b Las Vegas Arts District, Container Park, and the area's expanding restaurant scene. For residents who value walkable urban access over backyard square footage, the neighborhood is the amenity.
What views can I expect from 206 Grand Residences?
Depending on the floor and unit orientation, residences at 206 Grand Residences frame the downtown Las Vegas skyline, the Spring Mountains to the west, or the valley floor spreading south. Upper-floor units with skyline exposure typically anchor the higher end of the $250K–$500K range. In a 60-unit mid-rise, each exposure is distinct — if a specific view matters to your decision, tell our team early so we can flag matching inventory the moment it lists.
Is 206 Grand Residences a good investment?
The investment case rests on scarcity and location fundamentals: a 2019-built building with only 60 units limits resale competition, the downtown Las Vegas corridor is benefiting from continued city investment in the Fremont East and Arts District areas, and Nevada's zero state income tax and roughly 0.5–0.7% effective property-tax rate keep carrying costs low per the Clark County Assessor. Rental-income potential depends on the HOA rental policy in force at closing. Our team will run the full ownership math — mortgage, dues, tax, and rental scenario — before you write an offer.
How does 206 Grand Residences compare to other downtown Las Vegas condos?
206 Grand Residences distinguishes itself through boutique scale and newer construction: 60 units built in 2019 by Grand Residences LLC, guard-gated entry, and a $250K–$500K price band that sits below the entry point of most Strip-adjacent luxury towers. Buyers choosing between this building and larger downtown options should compare HOA dues per amenity offered, reserve-fund health, rental-cap policies, and the specific block's walkability. Our team has represented buyers across the downtown condo spectrum and can provide a direct building-by-building comparison.
What is the walk score and neighborhood character around 206 Grand Residences?
Downtown Las Vegas ZIP 89101 is among the most walkable areas in the city. Fremont Street Experience is minutes on foot, the 18b Las Vegas Arts District anchors the creative corridor along Charleston Boulevard, Container Park provides an outdoor retail and dining option, and the Las Vegas Medical District sits adjacent to the northwest. Daily errands — grocery, pharmacy, coffee — are accessible without a car for most residents, which sets this location apart from Las Vegas's predominantly car-dependent suburban areas.
What are property taxes like at 206 Grand Residences?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $375,000 purchase at the midpoint of the range, plan approximately $2,100–$2,600 annually in property taxes. Note that assessed value resets to market value at the time of sale — verify the prior owner's abated bill with the Assessor before budgeting, as long-held units may carry a lower tax line than the post-sale reset.
What schools serve 206 Grand Residences?
Zoned schools in the 89101 area include John C. Fremont Elementary (6/10 on GreatSchools), Fremont Middle School (5/10), and Clark High School (6/10), per the Clark County School District. Families prioritizing higher-rated campuses often look at charter options — Coral Academy of Science rates 8/10 and Nevada State High School rates 7/10 for secondary grades. Bishop Gorman High School and The Meadows School represent the private tier. School zones shift by address — verify the exact zoning for your unit directly with CCSD before purchase.
How does commuting work from 206 Grand Residences?
Downtown Las Vegas sits at the convergence of I-15 and US-95, putting most of the metro within 20 minutes by car. Harry Reid International Airport is roughly 15 minutes south via local roads or I-15, the Las Vegas Strip is about 5 minutes via Las Vegas Boulevard, and Summerlin is approximately 25 minutes west via I-15 to Summerlin Parkway. The Las Vegas Monorail and RTC transit routes also serve the downtown corridor. For residents who work on or near the Strip, the drive from 206 Grand Residences is among the shortest in the market.
Is downtown Las Vegas safe?
Downtown Las Vegas has improved meaningfully over the past decade through sustained City of Las Vegas investment in the Fremont East and Arts District corridors. Like any urban downtown, it carries higher activity-related property crime than suburban neighborhoods, and the Las Vegas Metropolitan Police Department's deployment patterns reflect that reality. Guard-gated entry at 206 Grand Residences, controlled-access parking, and on-site security systems address the building-specific risk picture. Buyers should review current LVMPD data for the 89101 sector and walk the block at multiple times of day before committing.
What financing options work for 206 Grand Residences?
Conventional loans and jumbo financing are the most straightforward paths for a boutique mid-rise. FHA and VA loans are possible but require that the building be on the approved condominium list — small 60-unit associations sometimes fall outside HUD's approved roster, so verify eligibility with your lender early. The $250K–$500K price band sits below the conforming loan limit, so standard conventional financing applies for most buyers. With a small owner count, the HOA's reserve-fund health is also a lender concern — budget time for condo questionnaire review in underwriting.
What is the resale market like for 206 Grand Residences units?
With only 60 units, the resale market is thin by definition — sometimes months pass between listings, and sometimes two units come to market in the same week. The ZIP 89101 area recorded 23 median days on market and a $360,000 median sold price across 174 listings per Las Vegas REALTORS, but that sample captures the full downtown ZIP rather than this building specifically. Boutique condo resale values are driven by the quality of comparable sales within the building itself and the current HOA financial picture — both of which our team tracks directly.
What should I know before buying at 206 Grand Residences?
Four factors carry the most weight here. First, HOA health: in a 60-unit building, reserve shortfalls hit each owner harder than in a large tower — review the reserve study in full. Second, rental policy: confirm current lease-term minimums and any rental cap before you plan tenant income. Third, financing eligibility: verify the building's status on the FHA and VA approved-condo lists if you plan to use government-backed financing. Fourth, resale liquidity: boutique buildings trade infrequently, so price your exit conservatively and lean on an agent with downtown condo experience. Call (702) 637-1759 to discuss all four before you offer.
What down payment do you need to buy at 206 Grand Residences?
Most buyers at 206 Grand Residences put down 10% to 20%. Conventional loans start at 3–5% down for qualified buyers, but lenders often require 10–25% on condo projects with fewer than 70% owner-occupants — verify the current owner-occupancy ratio before assuming a low-down-payment loan. On a $375,000 midpoint purchase, plan roughly $37,500 (10%) to $75,000 (20%). VA and FHA eligibility depends on the building's approved-condo status, which our team confirms before you apply.
What does an HOA cover at 206 Grand Residences?
The $250–$500/month HOA dues at 206 Grand Residences cover building maintenance, common-area upkeep, the pool, fitness center, secured parking operations, building insurance on shared elements, water, and trash. Individual unit owners carry their own interior contents insurance and are responsible for in-unit repairs. In a 60-unit boutique building, the reserves-per-unit ratio matters more than in a large tower — ask for the reserve study and the last two years of board meeting minutes during escrow.
How long does it take to close on a unit at 206 Grand Residences?
Most 206 Grand Residences purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should budget extra time: lenders require a condo questionnaire completed by the HOA, and small associations sometimes take 5–10 business days to respond. If you're using FHA or VA financing, building-approval verification adds another step.
Updated June 2026
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What Else Do People Ask About 206 Grand Residences?
Eight queries downtown condo buyers actually search for — answered with building facts from community records, prices from Las Vegas REALTORS, and tax law from the City of Las Vegas and Clark County Assessor.
How many floors does 206 Grand Residences have?
206 Grand Residences is a mid-rise building with multiple floors — the exact count is building-specific, and floor affects both view quality and unit pricing within the $250K–$500K band. Upper floors with city or mountain-view exposure anchor the higher end. Our team can tell you exactly which floors are currently available.
Is 206 Grand Residences pet-friendly?
Pet policies at 206 Grand Residences are governed by the current CC&Rs — most boutique Las Vegas condos allow pets with size and breed restrictions. The resale package disclosed during Nevada escrow includes the current pet policy. Ask your agent to confirm the specific restrictions and any associated fees before purchase if pets are part of your household.
Does 206 Grand Residences allow short-term rentals?
Short-term rental viability at 206 Grand Residences depends on both the HOA's internal policy (CC&Rs and board rules) and the City of Las Vegas's short-term rental ordinance, which requires a permit and restricts STR operations in certain areas. Verify both the building policy and city permit eligibility before underwriting any Airbnb or VRBO income — our team confirms the current status before you offer.
What is the address of 206 Grand Residences?
206 Grand Residences is located in downtown Las Vegas, Nevada, in the 89101 ZIP code. The building sits within the Fremont Street and Arts District corridor — specific address details are available from our team or from the active MLS listing for any unit currently on the market.
Is 206 Grand Residences FHA approved?
FHA condo approval requires that the building be on HUD's approved-condominium project list, which small 60-unit boutique associations do not always qualify for. Verify the current FHA approval status with your lender before assuming FHA financing — our team checks the HUD approval database as part of our standard pre-offer research for condo buyers.
What is the parking situation at 206 Grand Residences?
206 Grand Residences includes secured parking as part of the building amenities. The specific number of spaces per unit and any guest parking policies are detailed in the HOA documents — request and review the parking rules in the resale package during escrow, as parking allocation can affect your daily routine and the unit's resale appeal.
How do I get notified when a unit at 206 Grand Residences lists?
The most reliable method is a custom MLS alert set to the building address and price range — our team sets these up as part of our standard buyer service. With only 60 units, new listings are infrequent and tend to move in under 30 days once they appear. Call (702) 637-1759 or request an alert through our site and we'll set one up for this building specifically.
Is downtown Las Vegas a good neighborhood?
Downtown Las Vegas has improved significantly since 2012 through sustained City of Las Vegas investment — the Fremont East District, the 18b Arts District, and Container Park have all added walkable dining, culture, and creative-sector activity. It is an improving urban neighborhood rather than a polished suburban one; buyers who value walkability and urban energy over quiet cul-de-sacs will find it compelling at 206 Grand's price point.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep Las Vegas condo expertise — from boutique mid-rises like 206 Grand to Strip high-rises — backed by 9,061+ verified five-star reviews and the valley's largest agent team. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents cover downtown, the Strip corridor, and every major Las Vegas community. That track record ranks the team #1 in Nevada.
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Henderson, Summerlin, Las Vegas, North Las Vegas
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In total sales volume
Across 6,225+ closed transactions
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Years in the Las Vegas Valley
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TEAM IN NEVADA
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Want to Talk to a Downtown Las Vegas Condo Expert?
6,225+ transactions and $4.1B+ in volume since 2009. In a 60-unit boutique building where HOA reserve health, rental policy, and FHA status all affect your outcome, knowing the details is the whole game. Call (702) 637-1759 or tell us what you need.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of 206 Grand Residences?
Compare 206 Grand Residences with nearby Las Vegas communities and neighborhoods. Each card pairs the commute time with price positioning, so you can judge whether trading downtown walkability for suburban square footage or schools actually delivers more value for your lifestyle.
IN CORRIDOR
Downtown Las Vegas (broader)
$422K (ZIP 89101)
Same corridor
View Downtown Las Vegas (broader) →A–Z INDEX
Which Downtown Las Vegas Neighborhoods and Buildings Can You Explore A–Z?
Downtown Las Vegas encompasses distinct named neighborhoods and condo buildings, each with its own character, price positioning, and lifestyle trade-offs. The entries below index the most-searched options for buyers exploring the 89101 corridor — from boutique buildings like 206 Grand Residences to the broader Arts District and Fremont East neighborhoods.
1
- 18b Las Vegas Arts District
2
- 206 Grand Residences
C
- Container Park area
F
- Fremont East Entertainment District
L
- Las Vegas Medical District corridor
- Las Vegas (parent city)
S
- Spring Valley (nearby)
T
- The Lakes (nearby)
KEEP LEARNING
What Else Should You Read About Las Vegas Real Estate?
These guides extend the research most downtown Las Vegas condo buyers do next — understanding the broader Las Vegas market, comparing communities across the valley, and tracking metro-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the downtown condo numbers.
Read →GUIDE
Summerlin vs Henderson Luxury Homes 2026
The valley's top two luxury markets compared — useful context for buyers weighing downtown against suburban options.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This 206 Grand Residences Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and 89101 covers the full downtown corridor — broader than 206 Grand Residences alone. Building-level figures (60 units, $250K–$500K, HOA range) come from community records. Follow any link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the downtown Las Vegas ZIP area (89101). lasvegasrealtors.com
- U.S. Census Bureau — City of Las Vegas population, income, age, and housing data (206 Grand Residences is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Downtown corridor investment, short-term rental ordinance, and city services information. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metro violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for downtown Las Vegas schools. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for CCSD schools. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026