Aria Sky Suites Homes For Sale

KEY TAKEAWAYS

What Should You Know About Aria Sky Suites at a Glance?

Aria Sky Suites is a 200-unit ultra-luxury hotel-condo at CityCenter, opened in 2009 by MGM Resorts International, where each deeded residence carries City of Las Vegas-regulated ownership rights alongside full five-star hotel operations. The 89158 ZIP area shows an $874,888 median list price per Las Vegas REALTORS. The takeaways below unpack the details every buyer needs before touring.

• The format: hotel-condo — individually deeded real property with MGM managing the building and rental program; you own, they operate.
• The price ladder: $500,000 entry units through $3M+ penthouses, with view orientation and floor height as the primary pricing levers.
• The carry: HOA dues run $500 to $2,000 monthly — the highest of any community on this site, reflecting genuine five-star operational costs.
• The offset: MGM hotel rental program lets owners generate revenue during non-residency periods — model it carefully against dues before committing.
• The tax edge: Nevada's zero state income tax and ~0.5–0.7% effective property rate make Strip ownership more compelling than coastal luxury alternatives.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas

PRICE DISTRIBUTION

How Many Aria Sky Suites Units Sell in Each Price Range?

Median list price across the 89158 ZIP area sits at $874,888 per Las Vegas REALTORS June 2026 MLS data, but Aria Sky Suites spans a wide range: entry mid-floor units from $500,000 to full-floor penthouse positions near $3M. The bands below show our modeled split of the corridor's 47 active listings.

Counts are NREG-modeled allocations of the 47 active 89158 ZIP-area listings, consistent with the $874,888 median · June 2026 · Links open the Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is Aria Sky Suites Safe?

• Guard-GatedControlled access, 24-hr concierge, and hotel-grade surveillanceCommunity records / MGM Resorts International
• LVMPDLas Vegas Metropolitan Police Department — fast Strip-corridor responseCity of Las Vegas
• 2009Hotel-grade security systems since original constructionCommunity records
• IsolatedResidential floors separated from public hotel trafficBuilding design / access protocols

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Aria Sky Suites Score?

Aria Sky Suites earns top marks for amenities, security, and location, with honest trade-offs on school proximity, neighborhood walkability beyond the Strip, and the highest HOA dues of any Las Vegas residential community. Below is our category-by-category report card — the six factors our agents cover with every buyer before a first tour of the CityCenter corridor.

• A+

  Grade A+: Amenities

  Five-star concierge, valet, spa, pool, fitness center, and room service — the most complete amenity package of any Las Vegas residential building.

• A

  Grade A: Location

  Center-Strip access: Bellagio 3 minutes on foot, airport 15 minutes by car, T-Mobile Arena adjacent, world-class dining within the building.

• A

  Grade A: Safety

  Guard-gated, controlled-access building with 24-hour concierge and hotel-grade surveillance; LVMPD Strip-corridor fast response times.

• C+

  Grade C+: Schools

  Not a school-driven address — zoned public options rate 5–6 on GreatSchools; Bishop Gorman and The Meadows are the relevant private options 10–15 minutes away.

• B

  Grade B: Cost of Living

  Zero Nevada state income tax and sub-0.7% property tax are genuine advantages, but $500–$2,000 monthly HOA is the highest in the Las Vegas residential market.

• B+

  Grade B+: Investment

  MGM rental program offsets carry; Strip location supports long-term appreciation; thin market (47 active in ZIP) means buyer-specific underwriting is essential.

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.

POPULATION & GROWTH

How Fast Is the Las Vegas Strip Area Growing?

The residential base of Aria Sky Suites itself is stable at 200 units, while the parent city of Las Vegas compounds: Las Vegas has grown from roughly 584,000 residents in 2010 to 656,274 per U.S. Census counts, and that sustained population growth keeps demand pressure on premium Strip corridor residential inventory.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Aria Sky Suites separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Aria Sky Suites Score for Livability?

Aria Sky Suites pairs an A+ amenity suite and A-grade Strip location with honest trade-offs: schools are not a strength, HOA dues are the market's highest, and the specialized condo-hotel format demands a buyer who understands both real estate and hospitality investment. The rings break the composite into the six categories buyers ask about most.

• 82B+

  Overall Livability

• 55C+

  Schools (zoned)

• 90A

  Safety

• 68B

  Cost of Living

• 96A+

  Amenities

• 80B+

  Location / Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Aria Sky Suites Area Market Trending?

Median sold price, days on market, and monthly closings for the 89158 Strip-corridor ZIP area per Las Vegas REALTORS data. This ZIP covers all of CityCenter and the southern Strip — broader than Aria Sky Suites alone. Monthly points are anchored to the probed medians; the 102-day median DOM reflects the specialized ultra-luxury buyer pool.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Aria Sky Suites market right now?

The 89158 corridor is a thin, buyer-patient market — 102 median days on market across 47 active listings per Las Vegas REALTORS data. Buyers take time to evaluate rental program terms, HOA reserves, and hotel-condo financing options. Well-priced units with premium views and solid rental history do move; outlier pricing can sit for a year or more.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP-area scope (89158) — broader than Aria Sky Suites itself; treat figures as corridor-level orientation.

Building Comparison

How Does Aria Sky Suites Compare to Other Las Vegas Luxury Residences?

A side-by-side of Aria Sky Suites against the Strip corridor's other notable residential options — indicative price, HOA, type, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Figures are corridor-level and NREG-modeled; use them as orientation, not appraisal.

Source: Las Vegas REALTORS MLS data plus NREG analysis, June 2026. Building-level pricing is modeled from active-listing review in the 89158 and adjacent Strip corridor ZIPs. Listing counts updated daily via Repliers IDX.

Building Deep Dive

What's Inside the Strip Corridor's Top Luxury Residences?

BY ZIP CODE

What Does the Aria Sky Suites Market Look Like in ZIP 89158?

Aria Sky Suites sits in ZIP 89158 — the southern Strip and CityCenter corridor. The MLS reports at ZIP level, so the table presents the corridor as a whole: a thin, specialized market of 47 active listings with an $874,888 median list and 102-day median DOM, reflecting the ultra-luxury hotel-condo product mix.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. The MLS reports 89158 as the southern Strip/CityCenter corridor — figures include all hotel-condo and high-rise residential inventory in the ZIP, not Aria Sky Suites exclusively. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.

WHY ARIA SKY SUITES

Why Does Aria Sky Suites Stand Apart From Other Las Vegas Residences?

Aria Sky Suites occupies ground no conventional condominium can claim: deeded real property paired with world-class hotel operations. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, Clark County Assessor records, Las Vegas REALTORS data, or community facts — so every claim is checkable.

1. 1

   MGM hotel operations inside your home

   Five-star concierge, valet, spa, pool, and room service are not amenities you share — they are services delivered to your specific residence, funded by the building's hotel-grade HOA structure.

   Community records / MGM Resorts International
2. 2

   Rental income potential through the hotel program

   Owners not in residence can place their unit in the MGM rental program, generating revenue from Strip hospitality demand — a structural advantage no suburban rental property offers.

   Community records
3. 3

   Nevada's zero state income tax and low property rates

   No personal income tax and roughly 0.5–0.7% effective property-tax rate under the Clark County Assessor — the largest financial distinction between Nevada and California ownership.

   Clark County Assessor / Nevada Revised Statutes
4. 4

   Center-Strip location — unmatched access

   Bellagio Fountains three minutes on foot, T-Mobile Arena adjacent, ARIA's own restaurant collection downstairs, and Harry Reid International Airport fifteen minutes by car.

   Community records
5. 5

   Supply-constrained ultra-luxury

   200 units, opened 2009, no expansion planned — every new high-net-worth Las Vegas arrival adds demand to a fixed inventory that will never grow.

   Community records / Las Vegas REALTORS, June 2026

WHY BUY AT ARIA SKY SUITES

What Are the Top 10 Reasons to Buy a Unit at Aria Sky Suites?

The case for Aria Sky Suites rests on three convergent factors: MGM hotel infrastructure delivering five-star service inside your own deeded unit, Nevada's zero income tax and 3% primary-residence property-tax cap under Nevada Revised Statutes 361.471, and a 200-unit supply cap that can never expand. Ten sourced reasons follow.

1. 1

   Five-star hotel operations inside your residence

   Concierge, valet, spa, pool, and room service — funded and managed by MGM Resorts International.

   Community records

2. 2

   Zero Nevada state income tax

   Nevada levies no personal income tax — five-to-six-figure annual savings for most relocating California residents.

   Nevada Department of Taxation

3. 3

   3% property-tax cap for primary residences

   Annual increases on a primary residence are capped by statute — NRS 361.471 is one of the most protective tax caps in the nation.

   NRS 361.471

4. 4

   Rental income through the MGM hotel program

   Place your unit in the hotel inventory when not in residence and generate Strip-hospitality revenue.

   Community records

5. 5

   Center-Strip location

   Bellagio 3 minutes on foot, T-Mobile Arena adjacent, airport 15 minutes — unmatched in the Las Vegas residential market.

   Community records

6. 6

   Supply permanently capped at 200 units

   No expansion is planned or possible — demand from a growing Las Vegas presses on a fixed asset.

   Community records / Las Vegas REALTORS

7. 7

   Guard-gated, controlled-access security

   Hotel-grade surveillance, 24-hour concierge, and biometric access — security exceeding any suburban gate.

   Community records

8. 8

   Panoramic views money can't replicate elsewhere

   Full-Strip, mountain, and skyline panoramas from upper floors — a visual asset built into the unit's price ceiling.

   Community records

9. 9

   Ultra-luxury finishes throughout

   Italian marble, custom cabinetry, smart home systems, and premium appliances standard in every residence.

   Community records

10. 10

    Deeded real property with full ownership rights

    Despite the hotel operation, owners hold fee-simple title — sell, bequeath, finance, or 1031-exchange like any Nevada real estate.

    Nevada Revised Statutes

THIS WEEKEND'S OPEN HOUSES

Can You Tour Aria Sky Suites Units This Weekend?

Aria Sky Suites tours are by appointment — controlled-access hotel operations mean open-house walk-ins are not typical. Our team arranges private tours including amenity-floor access and rental-program briefings. With 47 active listings and a 102-day median pace in the corridor, there is time to be thorough. Call (702) 637-1759 to schedule.

PURCHASE TIMELINE

How to Buy an Aria Sky Suites Unit in 8 Steps

From first research to keys-in-hand, here is the 8–12 week timeline most Aria Sky Suites buyers follow. Two Nevada residency deadlines are statutory if establishing primary residence: driver's license within 30 days and vehicle registration within 60 days per the Nevada DMV — miss them and penalties stack.

1. 01

   Define your use case and budget

   Decide whether this is a primary residence, second home, or investment property — the decision drives tax classification, financing options, and how to weight the rental program in your model. Budget $500K–$3M depending on floor and view tier.

2. 02

   Source hotel-condo financing early

   Hotel-condo properties require specialized lenders and typically 20–30% down. Start the pre-approval process early, naming the specific building — approval is building-specific, not just buyer-specific.

3. 03

   Hire a Strip high-rise specialist

   Hotel-condo transactions involve rental program agreements, MGM operator terms, and HOA review layers beyond standard condo transactions. Work with an agent who has closed in the building or the corridor.

4. 04

   Tour units and amenity floors

   Request a private building tour — our team arranges access to amenity floors, pool levels, and occupied-unit walk-throughs by appointment. View orientation is a major pricing lever; see it in person.

5. 05

   Write and negotiate the offer

   Ultra-luxury units with premium views and rental-program history have leverage; units with dated finishes or less desirable orientations reward patience and inspection-based negotiation.

6. 06

   Review HOA docs, rental program, and resale package

   Pull the full resale package: HOA financials, reserve study, meeting minutes, pending assessments, and the rental program agreement. The program's split and terms are as important as the unit price.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys. Cash closings: 14–21 days. Financed: 45–60 days. Budget extra time for hotel-condo lender review and MGM's rental program transfer process.

8. 08

   Close, move in, and establish residency

   Transfer utilities through building management (most are bundled in HOA). If establishing Nevada primary residence, handle the DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Las Vegas Strip Economy Near Aria Sky Suites?

The Strip corridor anchors one of the most concentrated hospitality economies in the world. According to the U.S. Bureau of Labor Statistics, Las Vegas metro employment is historically strong, with gaming, hospitality, and conventions driving demand. MGM Resorts International is Nevada's largest private employer — the institutional backbone that keeps Aria Sky Suites hotel-program occupancy rates high.

Top Aria Sky Suites-Area Employers

• MGM Resorts InternationalNevada's largest private employer — operator of ARIA Resort, Bellagio, Vdara, and 12+ additional Strip properties
• Las Vegas Sands / Venetian ResortMajor Strip gaming and convention employer adjacent to the CityCenter corridor
• Las Vegas Convention CenterWorld's largest convention facility drives $10B+ in annual visitor spending
• Caesars EntertainmentParis, Bally's, and Horseshoe properties within walking distance of CityCenter
• Clark County School DistrictLargest employer in Nevada by headcount — district offices and administrative facilities citywide
• University Medical Center / Valley HealthClark County's public hospital system and regional healthcare network

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Aria Sky Suites Compare to Summerlin, Henderson & Las Vegas?

If you're weighing Aria Sky Suites against the valley's other established addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Aria Sky Suites wins on amenities, service, and Strip access; Summerlin on schools and trail access; Henderson on safety and master-plan depth — sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Aria Sky Suites income and crime figures are Las Vegas citywide — the Census and FBI do not tabulate the building separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Aria Sky Suites?

Aria Sky Suites sits at the center of Las Vegas's entertainment and convention infrastructure — airport 15 minutes, downtown 10, most Strip venues walkable. Mean Las Vegas commutes run near 26 minutes per U.S. Census ACS data; Strip residents with nearby offices routinely walk or use the building valet and rideshare for most movement.

Drive Times from Aria Sky Suites

• 3 min walkBellagio / Caesars PalaceLas Vegas Blvd
• 3 min walkT-Mobile ArenaCityCenter campus
• 15 minHarry Reid International AirportLocal roads south
• 10 minDowntown Las Vegas (Fremont St)I-15 north or Las Vegas Blvd
• 10 minLas Vegas Convention CenterLas Vegas Blvd north
• 25 minSummerlinI-15 north → Summerlin Pkwy
• 20 minHendersonI-15 south → I-215
• 40 minSpring Mountains / Mount CharlestonUS-95 north

Transportation Options

• Valet & Rideshare

  The dominant mode for Aria Sky Suites residents: building valet handles your vehicle while Uber and Lyft provide fast, inexpensive pickups in the high-demand Strip corridor. Airport runs typically cost $15–$25.

• Walking

  Uniquely viable by Las Vegas standards: Bellagio, T-Mobile Arena, ARIA's own restaurant collection, and The Park are all walkable from your front door — a genuine urban-living experience.

• Las Vegas Monorail / LVMPD Express

  The Las Vegas Monorail serves the Strip corridor, connecting CityCenter to the Convention Center and Sahara stations. Practical for Strip-to-convention movement without car use.

• Driving

  Necessary for off-Strip errands, suburban destinations, and airport runs — the building's valet makes car ownership practical despite limited parking in the corridor. The I-15 and US-95 provide fast access to the metro.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy at Aria Sky Suites?

Hotel-condo financing at Aria Sky Suites typically requires 20 to 30 percent down — most conventional lenders apply stricter guidelines to condo-hotel properties, and some require portfolio or non-QM loan products not available through standard retail lenders. On the ZIP-area median of $874,888, plan $175,000 to $262,000 down; on a $1.5M upper-floor unit, $300,000 to $450,000 is realistic. Cash purchases avoid the financing complexity entirely. Call (702) 637-1759 early in the process to confirm which lenders are approved for this specific building.

PEOPLE ALSO ASK

What Else Do People Ask About Aria Sky Suites?

These are the eight questions Aria Sky Suites buyers actually search — answered with verifiable specifics: building facts from the City of Las Vegas, current prices from Las Vegas REALTORS, tax figures from the Clark County Assessor, and financing details from our hotel-condo closing experience.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Specialized hotel-condo expertise, the largest agent team in the valley, and 9,061+ verified five-star reviews. In 6,225+ closed transactions totaling $4.1B+ in volume, our agents have represented buyers and sellers across the Strip corridor — including high-rise and hotel-condo properties at CityCenter. That depth is why Nevada Real Estate Group ranks #1 in Nevada.

NEARBY COMMUNITIES

Which Las Vegas Communities Are Within 30 Minutes of Aria Sky Suites?

Compare Aria Sky Suites with neighboring Las Vegas communities and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Strip vertical living for master-plan depth, school zones, or new construction actually buys you more of what you need.

A–Z INDEX

Which Las Vegas Strip Residences Can You Explore A–Z?

The CityCenter and Strip corridor includes several notable residential buildings beyond Aria Sky Suites. The entries below are indexed for orientation — our team can pull current listings, HOA structures, and rental program details for any building on request. Call (702) 637-1759.

Sources & Methodology

Where Does This Aria Sky Suites Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89158 covers the full southern Strip corridor — broader than Aria Sky Suites alone — so area statistics are labeled as such. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Aria Sky Suites area (ZIP 89158 Strip corridor). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Aria Sky Suites is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — Municipal services, zoning, short-term rental rules, and city infrastructure information. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas metro violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for schools near Aria Sky Suites. greatschools.org
9. Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
10. 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