5/10Westley Elementary
Zoned · ZIP 89109 area
K-5480 Students20:1
Las Vegas, Nevada
La Palazza Mansion Condos For Sale
Nevada's #1 team for La Palazza Mansion real estate. Search Las Vegas condos in ZIP 89109 — units from $300K to $700K, community pool, fitness area, and covered parking with easy Strip access — with live MLS data.
MEDIAN LIST PRICE (ZIP 89109)
$365K
LVR / GLVAR, June 2026
HOA MONTHLY RANGE
$200–$500
Community records
PRICE RANGE
$300K–$700K
Community records
DAYS ON MARKET
50
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 La Palazza Mansion at a Glance?
La Palazza Mansion is a Las Vegas condo community in ZIP 89109 with units from $300K to $700K, pool and fitness amenities, and HOA fees of $200–$500 monthly. The ZIP-area median list is $365,000 with a 50-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this Strip-adjacent condo address.
- The community: a condominium development in Las Vegas ZIP 89109, built in the 2000s with units from $300K to $700K and standard condo amenities: pool, fitness area, covered parking, and secured entry.
- The HOA: $200–$500 per month covering building maintenance, common elements, pool, fitness, and parking — pull the full resale package to verify dues, reserves, and any pending assessments before closing.
- Location: 5 to 15 minutes to the Strip, 10 to 15 minutes to Harry Reid International Airport, 20 minutes to Henderson — one of the most centrally located condo addresses in Las Vegas.
- Market pace: 50-day median from list to accepted offer across ZIP 89109 — a balanced-to-buyers market at the Strip-adjacent condo tier, giving buyers more negotiating room than the valley average.
- Investment angle: Nevada's zero income tax and 0.5–0.75% effective property tax rate make the carrying-cost math favorable, but rental-cap and short-term-rental policies must be verified in the HOA documents.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find La Palazza Mansion Condos for Sale?
ZIP 89109 carried 314 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning the Strip-adjacent condo and high-rise corridor; La Palazza Mansion units in the $300K–$700K range represent the accessible mid-market tier within that ZIP. The newest listings appear below, refreshed daily from the GLVAR MLS, and every active unit is searchable in our live portal.
PRICE DISTRIBUTION
How Many La Palazza Mansion Units Sell in Each Price Range?
La Palazza Mansion pricing spans $300,000 to $700,000, with the surrounding ZIP 89109 showing a $365,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below show the modeled split of the ZIP area's 314 active listings, with La Palazza Mansion units concentrated in the middle tiers.
Browse La Palazza Mansion Listings
How Can You Find a La Palazza Mansion Condo by Price, Type & Lifestyle?
ZIP 89109's 314 active listings span the Strip-adjacent condo and high-rise corridor. Each filter link opens our live Las Vegas MLS search with counts updated daily from Las Vegas REALTORS GLVAR data. Use the price, type, and lifestyle filters below to narrow to your La Palazza Mansion criteria before requesting a showing.
Which Las Vegas Condo and Urban Communities Should You Explore?
La Palazza Mansion sits within the broader Strip-adjacent condo corridor. Each card below links to the most relevant hub or live search so you can compare communities and find the right urban fit.
Condos · Pool · Strip Access
La Palazza Mansion
All Las Vegas CommunitiesLas Vegas (City Hub)
Urban · Creative · Mixed-UseLas Vegas Arts District
Master Plan · 20+ VillagesSummerlin
Family · Established · ValueHenderson
Northwest · New BuildsSkye Canyon
Established · Value · CentralSpring Valley
Lakefront · Established · FamilyThe Lakes
By Property Type
By Price Range
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New La Palazza Mansion Listings First?
Custom alerts by price, floor plan, and bedroom count — no spam, unsubscribe anytime. With 314 active listings across ZIP 89109 and a 50-day median pace, you have reasonable time to evaluate options — but well-priced units at La Palazza Mansion move faster than the ZIP average. Alert subscribers see new listings within hours of hitting the MLS.
- 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
EDUCATION5/10 
10/10
9/10
7/10
10/10
How Are the Schools Near La Palazza Mansion?
La Palazza Mansion zones into Valley High School (6/10, GreatSchools) within Clark County School District. Bishop Gorman High School (A+) and The Meadows School (A+) are the private alternatives families in ZIP 89109 rely on most. Explore Knowledge Academy adds a charter option. Confirm CCSD zone assignments before making an offer.
5/10Top Rated
10/10
10/10Bishop Gorman (Lower)
Private · Southwest Las Vegas (15 min)
K-5300 Students13:1
10/10The Meadows School (Lower)
Private · Summerlin (20 min)
K-5400 Students12:1
9/10Faith Lutheran (Lower)
Private · Southwest Las Vegas (15 min)
K-5450 Students15:1
7/10Explore Knowledge Academy (Lower)
Charter · Las Vegas (10 min)
K-8600 Students18:1
10/10Alexander Dawson School
Charter · Summerlin (25 min)
K-8500 Students14:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for La Palazza Mansion Families?
According to GreatSchools.org, La Palazza Mansion zones into Valley High School (6/10) for public education. Private standouts within 15 minutes include Bishop Gorman (A+) and Faith Lutheran (A) for high school, and The Meadows School (A+) for PreK-12. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 10/10 | Southwest Las Vegas · 15 min | $300,000+ |
| 2 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 20 min | $300,000+ |
| 3 | Nevada State High School | Public charter | 10-12 | 9/10 | Las Vegas · 10 min | $300,000+ |
| 4 | Faith Lutheran HS | Private | 9-12 | 9/10 | Southwest Las Vegas · 15 min | $300,000+ |
| 5 | Valley HS | Public (zoned) | 9-12 | 6/10 | ZIP 89109 · zoned | $300,000+ |
SAFETY & CRIME
Is La Palazza Mansion Safe?
Direct Answer
La Palazza Mansion offers secured building entry and covered parking as baseline protections. ZIP 89109 is busier than suburban addresses — foot traffic around the clock is part of the urban appeal. The Las Vegas metro tracks at or below national averages in FBI Uniform Crime Reporting data. Tour the surroundings at different times of day before committing to a unit.
- Entry controlled access for residentsCommunity security infrastructure
- Parking included — reduced vehicle-break riskCommunity amenities
- Strip-adjacent corridor with regular city presenceCity of Las Vegas
- Las Vegas tracks at or below national violent-crime averagesFBI Uniform Crime Reporting
What Buyers Should Know
Secured entry is La Palazza Mansion's primary safety feature: controlled building access means residents and pre-approved guests pass through managed entry points, reducing the opportunistic foot traffic that drives property crime in open-access urban buildings. Covered parking adds a further layer by keeping vehicles out of open surface lots.
ZIP 89109 is an active corridor — restaurants, hotels, and entertainment venues generate foot traffic around the clock, which is part of the urban appeal but also means the street environment is busier than a suburban residential address. Buyers should tour the immediate surroundings at different times of day before committing.
For additional data, the Las Vegas Metropolitan Police Department publishes precinct-level crime statistics covering the ZIP 89109 area. The Clark County Sheriff supplements city reporting. Our team recommends reviewing both before purchase; Nevada Real Estate Group can walk through the data in context during your due-diligence period.
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 La Palazza Mansion, Las Vegas?
The Answer
La Palazza Mansion is lock-and-leave condo living in ZIP 89109 — units from $300K, pool, fitness, and covered parking, 5 to 15 minutes from the Strip. City of Las Vegas handles municipal services. Nevada levies zero state income tax, and a 50-day market pace gives buyers real negotiating room in 2026.
What is La Palazza Mansion known for?
La Palazza Mansion is known as an accessible mid-market condominium community in Las Vegas ZIP 89109 — a 2000s development offering pool, fitness, and covered parking with a low-maintenance lifestyle and easy access to the Strip, airport, and major employment centers across the valley.
Who should live in La Palazza Mansion?
It fits urban-lifestyle buyers who want condo convenience over single-family maintenance, California and Pacific-Northwest relocators trading state income tax for affordable urban living, investors targeting the Strip-adjacent condo rental market, and professionals commuting to hospitality and convention employers in the ZIP 89109 corridor.
What is daily life like?
Mornings use the community fitness area, afternoons are a short drive to the Strip's dining and entertainment corridor, evenings return to a secured-entry building with covered parking and pool access — an urban lifestyle without the single-family maintenance overhead that suburban Las Vegas living requires.
Location
Where Is La Palazza Mansion
La Palazza Mansion is located in Las Vegas, Nevada (ZIP 89109), in the Strip-adjacent corridor along Paradise Road and Flamingo Road. Approximately 5 to 15 minutes from the Las Vegas Strip and 10 to 15 minutes from Harry Reid International Airport.
Las Vegas Strip
5–15
Min
Harry Reid Airport
10–15
Min
Henderson
20
Min
Summerlin
25
Min
Downtown Las Vegas
15
Min
La Palazza Mansion
At a Glance$365,000
Median List Price (ZIP 89109)
$315,000
Median Sold (past 100 days)
314
Active Listings (ZIP 89109)
50
Days on Market
- Setting
- Mid-market condo, Strip-adjacent
- Type
- Condominiums
- Price Range
- $300K–$700K
- Established
- 2000s
- Developer
- Various
- HOA Range
- $200–$500/mo
- Parking
- Covered parking included
- Security
- Secured entry, managed access
- Pool
- Community pool + fitness area
- To Strip
- 5–15 min
- To Airport
- 10–15 min
- ZIP Code
- 89109
LIVABILITY REPORT CARD
How Does La Palazza Mansion Score for Livability?
La Palazza Mansion earns top marks for location and urban access, with honest trade-offs on school zone ratings and the community amenity depth relative to larger suburban developments. Below is our category-by-category report card — the same six factors our agents walk through with every condo buyer before a first La Palazza Mansion tour.
Grade A+: Location
ZIP 89109 positions residents 5–15 minutes from the Strip, 10–15 minutes from Harry Reid Airport, and within 25 minutes of Summerlin and Henderson — unmatched central access in the Las Vegas Valley.
Grade B: Schools
Valley High School rates 6/10 on GreatSchools — acceptable for urban addresses. Bishop Gorman (A+) and The Meadows School (A+) provide strong private alternatives nearby for families who prioritize school quality.
Grade B+: Cost of Living
Units from $300K with $200–$500 monthly HOA — a competitive entry point for the Strip-adjacent corridor. Nevada's zero income tax offsets carrying costs meaningfully versus California comparables.
Grade A: Amenities
Community pool, fitness area, covered parking, and secured entry cover the condo lifestyle essentials. The Strip's dining, entertainment, and fitness venues extend the amenity footprint a short drive away.
Grade A-: Urban Access
Paradise Road and Flamingo Road put restaurants, entertainment, grocery, and employment within easy reach. Las Vegas is ultimately a driving city but ZIP 89109 is among the most walkable corridors in the valley.
Grade A+: Commute
10–15 minutes to Harry Reid Airport and 5–15 minutes to Strip employers — the best commute position of any price-accessible Las Vegas address for hospitality, convention, and professional-services workers.
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 La Palazza Mansion a good place to live in Las Vegas?
Yes — for buyers prioritizing urban access and lock-and-leave convenience over suburban space. La Palazza Mansion pairs a community pool, fitness area, and covered parking with a ZIP 89109 address 5 to 15 minutes from the Strip and 10 to 15 minutes from Harry Reid Airport. The honest trade-offs: $200–$500 monthly HOA dues, a 6/10-rated zoned public high school, and unit sizes smaller than suburban single-family homes. Nevada's zero state income tax and a 50-day median market pace that favors buyers round out the ownership argument.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in La Palazza Mansion?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing La Palazza Mansion — the parent city holds 656,274 residents with a median household income of $66,820. The community itself attracts a mix of owner-occupants and investors drawn by the Strip-adjacent location, with a homeownership rate near 45% consistent with the urban condo tier.
The Census does not break La Palazza Mansion out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the community, our closing data shows a mix of California relocators trading state income tax for affordable urban condo living, hospitality and convention professionals seeking short commutes to Strip employment, investors targeting the condo rental market, and retirees seeking a low-maintenance lock-and-leave second home near entertainment.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~40
vs Clark Co 38
~$391K
vs Clark Co $391K
~45%
vs Clark Co 59%
~27%
vs Clark Co 29%
~22%
vs Clark Co 27%
2.3
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (La Palazza Mansion is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the La Palazza Mansion Area Growing?
La Palazza Mansion itself is a built-out condo community in ZIP 89109, while the surrounding Las Vegas metro continues adding residents at a steady pace. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, with the Strip corridor attracting hospitality workers, convention professionals, and urban-lifestyle relocators who keep condo demand in ZIP 89109 consistently active.
656,274Las Vegas city residents (Census)
314Active listings in ZIP 89109 (June 2026)
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside La Palazza Mansion, growth means turnover and rental demand, not expansion: the condo community is built out, and every new Strip-area professional or relocator seeking affordable urban living adds to the demand pool. The 50-day median days on market across ZIP 89109 reflects a balanced market — buyers have reasonable selection and negotiating room that faster suburban corridors do not offer.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate La Palazza Mansion separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does La Palazza Mansion Score for Livability?
La Palazza Mansion pairs an A+ location grade with honest trade-offs: a 6/10-rated zoned public high school, $200–$500 monthly HOA dues, and unit sizes smaller than suburban single-family homes. The rings below break the composite into the six categories condo buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 82B+
Overall Livability
- 68C+
Schools (zoned)
- 75B
Safety
- 80B+
Cost of Living
- 88A-
Amenities
- 96A+
Location / Commute
MARKET TRENDS · LAST 12 MONTHS
How Is the La Palazza Mansion Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89109 from Las Vegas REALTORS MLS data. Scope honesty first: ZIP 89109 is broader than La Palazza Mansion's condo community alone — it encompasses the Strip-adjacent condo and high-rise corridor. Read the level and pace as area orientation, not building-specific appraisal.
Median Sold Price
$300K–$322K monthly band; $315,000 median over the last 100 days across ZIP 89109
vs May 2025
Source: Las Vegas REALTORS
Days on Market
46–62 day monthly range; 50-day median — a balanced market pace that gives buyers negotiating room relative to faster suburban corridors
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Active ZIP with 314 listings; individual building volume varies — La Palazza Mansion units transact within the broader Strip-adjacent condo pool
vs May 2025
Source: Las Vegas REALTORS
50
MEDIAN DAYS ON MARKET
$365K
ZIP-AREA MEDIAN LIST
314
ACTIVE LISTINGS (ZIP 89109)
< 1 hr
OUR RESPONSE TIME
ACTIVE CONDO MARKET
Get matched with a Las
Vegas condo specialist.
Market Competitiveness
How competitive is La Palazza Mansion right now?
ZIP 89109 shows a 50-day median days on market per Las Vegas REALTORS — a balanced-to-buyers pace that is considerably slower than suburban single-family corridors in the valley. The 314 active listings across the ZIP give buyers selection and negotiating leverage. Well-priced units still attract attention, but the urgency level is lower than guard-gated or new-construction corridors.
55Balanced Market
- 50 daysMedian days on market (sold, 100d)
- $315KMedian sold price (ZIP 89109, June 2026)
- 314Active listings (ZIP 89109, June 2026)
- $484/sqftMedian sold price per sq ft
Is La Palazza Mansion Right for You?
Who Should Buy a Condo at La Palazza Mansion?
La Palazza Mansion suits urban-lifestyle buyers who want Strip access, lock-and-leave convenience, and a $300K–$700K price point — not suburban square footage. Six buyer profiles below match lifestyles to the condo, followed by the honest pros and trade-offs our team covers before every showing.
Which Buyer Types Fit La Palazza Mansion?
Urban Professionals
- 5–15 min Strip commute for hospitality and convention workers
- Lock-and-leave convenience eliminates exterior maintenance
- Pool and fitness on-site without gym membership
- Secured entry for frequent travelers between trips
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Mid-market condo from $300K — fraction of coastal price
- Strip-adjacent lifestyle with airport 10–15 min away
- Nevada DMV within 30 days; registration within 60
Investors
- Strip-adjacent rental demand from hospitality professionals
- Balanced market with 50-day DOM gives acquisition flexibility
- Nevada 0.5–0.75% property tax minimizes carrying costs
- Verify HOA rental-cap policy before underwriting income
Retirees & Second-Home Buyers
- Lock-and-leave security while traveling
- Community pool and fitness without outdoor upkeep
- Strip dining and entertainment a short drive away
- Compare against 55+ condo options across the valley
First-Time Condo Buyers
- $300K entry accessible to first-time buyers in Las Vegas
- FHA financing possible if building has project approval
- HOA handles exterior maintenance — simpler ownership
- Nevada Real Estate Group guides condo-specific escrow steps
Frequent Travelers
- Harry Reid Airport 10–15 min from the building
- Lock-and-leave secured entry while traveling
- Covered parking protects vehicle during extended absences
- Community management handles exterior during travel periods
Best Fit For
- Urban professionals — a Strip-adjacent commute under 15 minutes, lock-and-leave convenience, and pool and fitness on-site without single-family maintenance overhead.
- California relocators — mid-market condo pricing at a fraction of coastal equivalents, zero state income tax, and an airport 10 to 15 minutes away for frequent West Coast travel.
- Investors — Nevada's tax-efficient ownership structure and Strip-adjacent rental demand — subject to verifying the HOA rental-cap policy in writing.
- Retirees and second-home buyers — a secured, maintained building with pool and fitness amenities and Strip dining and entertainment within easy reach.
- First-time buyers — an accessible $300K entry point, HOA-managed exterior, and a balanced market that gives first-timers time to evaluate without bidding-war pressure.
- Frequent travelers — proximity to Harry Reid Airport, secured building entry, and covered parking that makes extended travel logistically simple.
Ready to explore units at La Palazza Mansion? Our team knows the ZIP 89109 condo market and handles HOA document review for every buyer.
Start Your Condo SearchPros
- ZIP 89109 location — 5 to 15 minutes from the Strip and 10 to 15 minutes from Harry Reid International Airport
- Entry price from $300K — accessible mid-market condo tier well below coastal urban equivalents
- Pool, fitness area, covered parking, and secured entry included in HOA dues
- Lock-and-leave lifestyle — no exterior maintenance, no seasonal yard work, no outdoor upkeep
- Zero Nevada state income tax — meaningful annual savings for California and Pacific-Northwest relocators
- 3% property-tax cap under NRS 361.471 — predictable carrying costs over the ownership horizon
- Balanced 50-day market in ZIP 89109 — buyers have selection and negotiating leverage in 2026
Honest Considerations
- HOA dues of $200–$500 per month add meaningfully to monthly carrying costs; verify reserves and any pending special assessments
- Valley High School rates 6/10 on GreatSchools — families prioritizing school quality need a private alternative budget
- ZIP 89109 is an active urban corridor — busier street environment than suburban residential addresses
- Short-term rental restrictions are likely; verify HOA policy before purchasing with Airbnb income in mind
- Unit sizes smaller than suburban single-family homes — the trade-off for lock-and-leave convenience
- Parking typically limited to the assigned covered spot; guest parking and additional vehicles may be restricted by HOA rules
Unit Type Comparison
How Do La Palazza Mansion Unit Types Compare?
A comparison of the unit tiers at La Palazza Mansion — indicative price, price per square foot, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-unit-type figures are Nevada Real Estate Group-modeled slices of the ZIP 89109 market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Entry-Tier Units ($300K–$450K) | ~$365,000 | ~$484 | 50 | ~120 | First-Time Buyers · Investors |
| Mid-Market Units ($450K–$600K) | ~$525,000 | ~$500 | 50 | ~80 | Urban Professionals · Move-Up |
| Upper-Tier Units ($600K–$700K) | ~$650,000 | ~$520 | 55 | ~20 | Luxury Urban · Larger Floor Plans |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89109); per-unit-type figures are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Unit Type Deep Dive
What Are the Unit Options at La Palazza Mansion?
Submarket 1
Entry-Tier Units ($300K–$450K)
The most accessible units in La Palazza Mansion — one- and two-bedroom floor plans with community pool, fitness, and covered parking. These units attract first-time buyers and investors targeting the Strip-adjacent rental market at a price point well below coastal urban equivalents.
Browse Entry-Tier Units ($300K–$450K) homes →~$365KMedian Price
50Days on Market
~120Active Listings
~$484Price / Sq Ft
Submarket 2
Mid-Market Units ($450K–$600K)
Larger floor plans with updated finishes in the mid-market tier — two- and three-bedroom units for professionals and urban-lifestyle buyers who want more space without leaving the Strip-adjacent corridor.
Browse Mid-Market Units ($450K–$600K) homes →~$525KMedian Price
50Days on Market
~80Active Listings
~$500Price / Sq Ft
Submarket 3
Upper-Tier Units ($600K–$700K)
The upper end of La Palazza Mansion pricing — larger, premium-finished units that compete with the lower tiers of Strip-adjacent high-rise towers. Buyers at this level should cross-shop high-rise options in ZIP 89109 to ensure they are getting maximum amenity depth for the price.
Browse Upper-Tier Units ($600K–$700K) homes →~$650KMedian Price
55Days on Market
~20Active Listings
~$520Price / Sq Ft
Submarket 4
ZIP 89109 Condo & High-Rise Corridor
La Palazza Mansion sits within the broader Strip-adjacent condo and high-rise corridor — one of Las Vegas's most actively traded residential ZIP codes, with 314 active listings and a balanced market that gives buyers real choice. The corridor spans affordable condos to ultra-luxury Strip-view towers.
Browse ZIP 89109 Condo & High-Rise Corridor homes →314Active Listings (ZIP 89109)
$365KZIP-Area Median List
50 daysMedian Days on Market
$484/sqftMedian Sold Per Sq Ft
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which La Palazza
unit fits your lifestyle?
BY ZIP CODE
What Does the La Palazza Mansion Market Look Like Across ZIP 89109?
La Palazza Mansion sits within ZIP 89109, the Strip-adjacent corridor that encompasses condos, high-rises, and hotel-condo towers across central Las Vegas. The table below presents the ZIP as a single corridor, with an honest note that La Palazza Mansion units occupy the mid-market tier within a range that runs from entry-level condos to luxury high-rises.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Strip-adjacent corridor — condos, high-rises, hotel-condo towers · central Las Vegas | $365,000 | ~$484 | 50 | 314 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $365,000 ZIP median blends La Palazza Mansion's mid-market units with a full spectrum of Strip-adjacent condo and high-rise inventory. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define La Palazza Mansion Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture La Palazza Mansion faster than any brochure: a $365,000 ZIP-area median, 50 median days on market, a $300K entry price, and Strip access in 5 to 15 minutes from ZIP 89109.
$365,000
Median list price across ZIP 89109, June 2026 — the Strip-adjacent condo corridor.
Las Vegas REALTORS
$315,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
50
Median days from list to accepted offer — a balanced market pace that favors buyers in 2026.
LVR / GLVAR, June 2026
314
Active listings in ZIP 89109 — one of the most active condo corridors in the Las Vegas Valley.
LVR / GLVAR, June 2026
$300K
Entry price for La Palazza Mansion condos — accessible mid-market tier in the Strip-adjacent corridor.
Community records
$484/sqft
Median sold price per square foot across ZIP 89109 — reflects the high-rise premium in this corridor.
LVR / GLVAR, June 2026
10–15 min
Drive to Harry Reid International Airport via Paradise Road and I-15 — best airport access in the valley.
Community records
$66,820
Median household income in Las Vegas city, the parent municipality, per U.S. Census QuickFacts.
U.S. Census QuickFacts
WHY LA PALAZZA MANSION
Why Does La Palazza Mansion Stand Apart From Its Peers?
From the Strip-adjacent location to the accessible price point, La Palazza Mansion occupies a practical condo niche in the Las Vegas market. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, GreatSchools, and Las Vegas REALTORS — so every claim can be checked.
- Community records / LVR
Strip-adjacent location from $300K
ZIP 89109 puts residents 5 to 15 minutes from the Strip at a price point well below comparable urban condos in coastal markets — the core value proposition.
- Nevada Department of Taxation
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for residents relocating from California, Washington, or Oregon.
- NRS 361.471
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs that compound favorably for long-term owners.
- Community records
Airport proximity for frequent travelers
Harry Reid International Airport is 10 to 15 minutes away — the best airport commute of any price-accessible Las Vegas address.
- Las Vegas REALTORS / GLVAR, June 2026
Balanced market with buyer leverage
A 50-day median days on market gives buyers time and negotiating room that faster suburban corridors do not — a structural advantage at the Strip-adjacent condo tier in 2026.
WHY BUY AT LA PALAZZA MANSION
What Are the Top 10 Reasons to Buy a Condo at La Palazza Mansion?
La Palazza Mansion's case rests on location and carrying-cost efficiency: Strip-adjacent urban access from $300K, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, and a 50-day balanced market that gives buyers negotiating leverage. Ten sourced reasons follow.
Strip-adjacent access from $300K
Entry price well below coastal urban condo markets, 5 to 15 minutes from the Las Vegas Strip — the clearest value argument.
Community records
Zero state income tax
Nevada levies no personal income tax — thousands in annual savings for residents from California, Washington, or Oregon.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence capped by Nevada statute — carrying costs stay predictable at the condo price tier.
NRS 361.471
Airport 10–15 minutes away
Harry Reid International Airport is closer from ZIP 89109 than from virtually any other price-accessible Las Vegas address.
Community records
Pool and fitness included in HOA
Community amenities — pool, fitness area, covered parking, secured entry — without the single-family maintenance overhead.
Community records
Lock-and-leave convenience
No lawn, no exterior maintenance, no seasonal upkeep — the correct lifestyle match for professionals and frequent travelers.
Community records
Balanced market — buyer leverage
A 50-day median DOM across ZIP 89109 gives buyers time, selection, and negotiating room that tighter corridors deny.
LVR / GLVAR, June 2026
Private school options nearby
Bishop Gorman (A+) and The Meadows School (A+) within 15 to 20 minutes for families prioritizing school quality over the public-school zone.
GreatSchools.org
Urban walkability in Las Vegas
ZIP 89109 is among the most walkable corridors in the city — restaurants, fitness, and daily services within easy reach.
City of Las Vegas
Investment flexibility
Nevada's tax fundamentals and the Strip-adjacent rental market create a credible long-term investment case — subject to HOA rental-cap verification.
U.S. Census / NRS 361.471
New Construction
Who Builds New Homes Near La Palazza Mansion?
La Palazza Mansion is a built-out condo community; new condominium construction in ZIP 89109 is limited. Buyers wanting new construction near the Strip corridor can explore active master-plan communities in Summerlin, Henderson, and northwest Las Vegas, where national builders are delivering new homes.
Family & Mid-Market
Lennar
Volume builder with active Las Vegas metro communities
Value & First-Time Buyers
DR Horton
Accessible new construction in growing Las Vegas corridors
First-Time & Move-Up
KB Home
Budget-to-mid-market new builds across the valley
Luxury Move-Up
Toll Brothers
Luxury production builder in premier Las Vegas communities
Family
Richmond American
Established builder across the Las Vegas Valley
Outdoor Recreation
What Outdoor Amenities Are Near La Palazza Mansion?
Community pool and fitness area anchor indoor recreation at La Palazza Mansion, while nearby parks and the Strip-adjacent entertainment corridor extend outdoor options across the valley. The City of Las Vegas maintains a system of regional parks within reasonable drive of ZIP 89109, with Sunset Park the closest major option at about 15 minutes southeast.
ON-SITE
Community Pool
Community poolSwimming · Lounging · SocialResidents only
The on-site pool is La Palazza Mansion's primary outdoor amenity — covered parking and secured entry complete the lock-and-leave package for residents who want community amenities without single-family outdoor maintenance.
~15 MIN SE
Sunset Park
324 acresWalking trails · Lakes · Disc golf · SportsFree
Las Vegas's largest municipal park, 15 minutes southeast of ZIP 89109 — walking paths around the lake, disc golf, sports fields, and picnic areas make it the primary recreational park for east-central Las Vegas residents.
5–15 MIN
Las Vegas Strip (Entertainment Corridor)
4.2 milesWalking · Dining · Entertainment · ShowsFree to walk
The Strip's 4.2-mile entertainment corridor is walkable or a very short drive — restaurants, venues, gardens at the Bellagio, and the Vegas Loop all within easy reach for La Palazza Mansion residents.
~25 MIN NW
Floyd Lamb Park at Tule Springs
680 acresWalking · Birding · Historic site · PicnicCity fee
A 680-acre historic ranch and nature preserve in northwest Las Vegas — walking paths, duck ponds, and birding, providing a quiet natural contrast to the Strip corridor.
~20 MIN N
Craig Ranch Regional Park
170 acresSkate park · Water play · Sports · Dog parkFree
Family-focused regional park in North Las Vegas with skate park, water play area, sports fields, amphitheater, and dog park — a full-amenity outdoor destination within the metro area.
~30 MIN W
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
Nevada's signature outdoor destination — the 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing about 30 minutes west via Summerlin Parkway for residents willing to make the drive.
The La Palazza Mansion Lifestyle
What Does a Weekend at La Palazza Mansion Look Like?
Three everyday moods within easy reach: a morning lap in the community pool, an afternoon on the Strip, and an evening back in a secured-entry building with covered parking — with the City of Las Vegas's parks network and the valley's entertainment corridor available as needed.
$300KEntry Price
2000sDecade Established
5–15 minTo the Strip
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour La Palazza Mansion Units This Weekend?
La Palazza Mansion units are shown by appointment with a licensed agent. ZIP 89109 carries 314 active listings at a 50-day median pace — reasonable time to evaluate — but well-priced units move faster. Call (702) 637-1759 or set up listing alerts and our team will schedule your showing.
Quick Answer
What does an HOA cost at La Palazza Mansion?
HOA fees at La Palazza Mansion typically run $200 to $500 per month, covering building maintenance, insurance on common elements, the community pool and fitness area, covered parking, and professionally managed common spaces. Pull the full resale package — current dues, reserve fund status, and any pending special assessments — during escrow before your inspection contingency expires.
Moving to La Palazza Mansion
Should I Move to La Palazza Mansion in Las Vegas?
California and Pacific-Northwest transplants find that urban condo living priced beyond reach on the coast is attainable at La Palazza Mansion. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and a Strip-adjacent lock-and-leave condo from $300K checks the urban-lifestyle box that most coastal relocators are seeking.
Why Urban Condo Buyers Are Choosing Las Vegas
The tax math is clear at every price point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $150,000 saves over $12,000 per year in state income taxes alone. La Palazza Mansion adds the urban-lifestyle argument: pool, fitness, covered parking, and secured entry within easy reach of the Strip's dining, entertainment, and employment corridor, at a price point well below comparable condo living in Los Angeles, San Francisco, or Seattle.
At a $400,000 budget, West Coast buyers are looking at a studio or a heavily compromised one-bedroom in a competitive urban core. That same budget in La Palazza Mansion secures a full condominium with pool access, fitness area, and covered parking in one of Las Vegas's most accessible locations near the Strip — with Nevada's zero income tax stretching every dollar further and a property-tax cap that keeps carrying costs predictable long-term.
According to Las Vegas REALTORS, the median list price across ZIP 89109 is $365,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value. FBI Uniform Crime Reporting data provides the regional crime baseline for the Las Vegas metro, and GreatSchools rates nearby private options like Bishop Gorman at A+ for families with school-age children.
La Palazza Mansion runs on the Strip and convention economy: Las Vegas hosts over 40 million visitors annually, feeding hospitality, food and beverage, healthcare, financial services, and technology employers who concentrate in the ZIP 89109 corridor. Residents benefit from walkable access to the jobs and entertainment engine that drives the entire Las Vegas Valley.
Cost of Living Snapshot — La Palazza Mansion, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every major category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The housing category flips most dramatically: a Strip-adjacent two-bedroom condo from $400,000 in Las Vegas compares to $900,000 or more for a comparable unit in central Los Angeles.
| Metric | La Palazza Mansion, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Condo Entry Point (mid-market) | $300K (La Palazza Mansion) | $700K+ typical |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1% on new purchases |
| Monthly HOA Range | $200–$500/mo | $400–$1,000+/mo |
| Airport Commute | 10–15 min (Harry Reid via Paradise Rd) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
La Palazza Mansion Rental Market — Rent vs. Own
Condos in ZIP 89109 near the Strip typically rent for $1,500–$2,500 per month for one- and two-bedroom units. At La Palazza Mansion's $300K–$700K price range and $200–$500 HOA dues, the buy-versus-rent math is closer than most buyers expect when carrying costs are tallied honestly. Short-term rentals are regulated by the City of Las Vegas and subject to HOA restrictions — verify both before underwriting any nightly income on a La Palazza Mansion unit.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Planning an urban relocation to Las Vegas? Our team specializes in the Las Vegas condo corridor — virtual tours, HOA document review, financing referrals for condo project approval, and closing support without requiring multiple cross-country trips.
Start Your Las Vegas Condo SearchRELOCATION TIMELINE
How to relocate to La Palazza Mansion in 8 steps
From first research to keys-in-hand, here is the 8-to-12-week timeline most La Palazza Mansion 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 — miss them and registration penalties stack.
Define your use case and budget
Clarify upfront: owner-occupant, investor, or second home. This drives financing strategy, HOA rental-cap due diligence, and the relevant price tier within La Palazza Mansion's $300K–$700K range.
Get pre-approved — condo-aware lender
Condo financing adds a project-review step that single-family lenders often skip. Use a lender experienced with condo project approval in Nevada — FHA and VA eligibility require it, and conventional lenders need it too.
Hire a Las Vegas condo specialist
HOA document review, rental-cap verification, building reserve-fund analysis, and ZIP 89109 comparable sales all require a condo-fluent agent. Nevada Real Estate Group handles these steps for every La Palazza Mansion buyer.
Tour units and compare floor plans
With 50-day median DOM and 314 active ZIP listings, you have real selection. Tour multiple units — different floor levels and orientations affect noise exposure and natural light meaningfully in a condo setting.
Write and negotiate the offer
A 50-day market gives buyers room to negotiate price, seller concessions, and closing cost contributions. Come in informed with comparable sales from the same building; our team prepares those before every offer.
Request HOA resale package immediately
Nevada law requires the HOA to deliver the resale package within 10 days of request. Start the clock the day your offer is accepted. Review dues, reserves, CC&Rs, rental-cap rules, and any pending assessments before contingencies expire.
Inspection, appraisal, and condo project review
Inspect the unit thoroughly — HVAC, plumbing, electrical, and any finishes. The lender orders a condo project review alongside the appraisal; flag any HOA litigation or reserve shortfalls revealed in the resale package.
Close, move, and register
Transfer utilities (NV Energy, City of Las Vegas water), change your address with USPS and financial institutions, then handle the Nevada DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the La Palazza Mansion Economy?
La Palazza Mansion residents work primarily in the Strip and convention economy — hospitality, healthcare, financial services, and remote-work tech, all within 15 minutes. According to the U.S. Bureau of Labor Statistics, Las Vegas hosts 40M+ annual visitors, driving consistent employment demand directly accessible from ZIP 89109.
$66,820Median household income, Las Vegas city (Census)U.S. Census Bureau QuickFacts
40M+Annual visitors to Las Vegas (metro employment driver)Las Vegas Convention and Visitors Authority
10–15 minTo Harry Reid Airport — key for hospitality commutersCommunity records
5–15 minTo Strip employment centersVia Paradise Rd / Flamingo Rd
Top La Palazza Mansion-Area Employers
- Las Vegas Strip resorts and casinosThe valley's dominant employment sector — directly accessible 5 to 15 minutes from ZIP 89109 via Paradise Road
- Las Vegas Convention Center and hospitality venuesConvention, trade show, and hospitality employment concentrated in the ZIP 89109 corridor
- Healthcare systemsValley Health System and Desert Springs Hospital provide healthcare employment within the central Las Vegas corridor
- Financial and professional servicesBanking, legal, and wealth-management firms serving the Strip-adjacent business corridor — short commutes from La Palazza Mansion
- Retail and food serviceStrip-adjacent dining and retail corridors provide consistent employment within walking or driving distance of the building
- Technology and remote-work sectorRemote workers and tech employees represent a growing share of the Las Vegas urban condo buyer — Nevada's tax profile drives relocation
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does La Palazza Mansion Compare to Other Las Vegas Condos?
If you are weighing La Palazza Mansion against other Las Vegas condo options, this side-by-side covers the metrics buyers ask about most, updated June 2026. La Palazza Mansion wins on accessible entry price and Strip proximity; high-rise towers offer greater amenity depth; suburban condos offer more space — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | La Palazza Mansion | Strip High-Rises | Suburban Condos | Urban Lofts (Juhl) |
|---|---|---|---|---|
| Entry Price | $300K | $350K+ | $250K+ | $200K+ |
| HOA Monthly | $200–$500 | $500–$1,500+ | $150–$350 | $250–$800 |
| ZIP Median List | $365K (89109) | $365K+ (89109/158) | $365K area | $422K (89101) |
| Days on Market | 50 | 50–60 | 25–35 | 23 |
| Pool On-Site | Yes | Yes (resort) | Often | Common-area only |
| Covered Parking | Yes | Valet/Garage | Often | Limited |
| Strip Access | 5–15 min | 0–5 min | 15–25 min | 10–15 min |
| Airport Access | 10–15 min | 10–15 min | 15–25 min | 15 min |
| Best For | Mid-market · Lock-and-leave | Ultra-luxury · Strip views | Space · Value · Quiet | Downtown urban · Walker |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do not tabulate La Palazza Mansion separately. Last updated June 2026.
Cost of Ownership
What Will La Palazza Mansion Cost You Each Month?
A $365,000 mid-market La Palazza Mansion purchase runs about $1,947 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your full payment, compare renting in the Strip-adjacent condo corridor, and break down the HOA fees that make La Palazza Mansion's monthly carrying costs transparent before you offer.
Payment Estimator
Estimate Your La Palazza Mansion Payment
$2,478
Estimated Monthly Payment
- Principal & Interest$1,943
- Property Tax$186
- Insurance$150
- HOA$200
- PMI$0
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 at La Palazza Mansion right now?
Strip-adjacent condo rents in ZIP 89109 run $1,500–$2,500 monthly, and at current rates the monthly ownership gap narrows when equity and tax effects are counted. For 5-plus year holds, Nevada's 3% annual property-tax cap and zero income tax tilt the math toward owning — especially given the balanced 50-day market that gives buyers room to purchase at correct pricing.
OWN (20% DOWN, 7%)
$2,540 / mo
- Principal & Interest (20% down)
- $1,947
- Property Tax (~0.6%)
- $183
- Homeowners Insurance
- $60
- HOA (monthly)
- $350
- PMI (waived at 20% down)
- $0
5-year net cost:~$105,000
Equity built:~$115,000
RENT (ZIP 89109 MEDIAN)
$1,800 / mo
- Median ZIP 89109 Condo Rent
- $1,800
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$130,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $365,000 La Palazza Mansion condo for five years accounts for HOA dues on the ownership side but builds equity through principal paydown and appreciation — while the renter exits with none. The breakeven arrives around year four, after which owning becomes decidedly cheaper on a net basis. Nevada's 3% property-tax cap and zero income tax improve that calculation meaningfully for relocators from high-tax states.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $350/mo HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Coverage Level
La Palazza Mansion operates a single HOA covering the condominium development. Dues vary by unit type and any assessed charges. Verify exact combined dues, reserves, transfer fees, and any special-assessment history with the resale package during escrow.
Base HOA (All Units)
$200–$350 / mo
Community association — standard coverage
$200–$350
Includes:
Building maintenance, insurance on common elements, pool, fitness area, common-area management, covered parking maintenance
Upper-Tier Units
$350–$500 / mo
Community association — upper coverage tier
$350–$500
Includes:
All base inclusions plus any amenity add-ons or tiered coverage for larger or premium-finished units; confirm with HOA resale package
Estimated Total (per unit)
$200–$500 / mo
Typical combined HOA (all unit types)
$200–$500
Includes:
Full HOA coverage; exact amount varies by unit and is subject to annual adjustment — verify current dues and reserve fund in escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From La Palazza Mansion?
Paradise Road and Flamingo Road are the primary arteries, connecting La Palazza Mansion to the Strip in 5 to 15 minutes and to Harry Reid Airport in 10 to 15 minutes. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data, and ZIP 89109 residents with Strip-corridor employment typically run well under that average.
Drive Times from La Palazza Mansion
- 5–15 minLas Vegas Strip (center)Paradise Rd / Flamingo Rd
- 10–15 minHarry Reid Intl AirportParadise Rd → I-15 south
- 15 minDowntown Las VegasLas Vegas Blvd north
- 20 minHendersonI-215 / I-515 south
- 25 minSummerlinI-15 north → Summerlin Pkwy west
- 20 minNorth Las VegasUS-95 north
- 15 minSunset ParkSunset Rd east
- 30 minRed Rock Canyon NCAI-15 north → Summerlin Pkwy west
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 La Palazza Mansion condo?
Most La Palazza Mansion purchases close in 30 to 45 days — Nevada closes through escrow companies. Cash buyers can close in 10 to 14 days. Financed buyers need extra time for condo project review beyond the standard appraisal. Request the HOA resale package on day one of escrow so reserve status clears before inspection deadlines expire.
Quick Answer
What down payment do you need to buy at La Palazza Mansion?
Owner-occupant buyers typically put 5–20% down depending on loan type; investor buyers generally need 25% or more on a conventional loan. At $365,000, a 20% down payment is $73,000. FHA buyers may qualify with 3.5% down if the building carries FHA project approval — verify before counting on it. VA-eligible veterans can use 0% down if the project has VA approval. Nevada Real Estate Group refers buyers to lenders experienced with ZIP 89109 condo project reviews.
La Palazza Mansion FAQ — 18 Answers
What Do La Palazza Mansion Buyers Most Frequently Ask?
Most AskedWhat is the price range for condos at La Palazza Mansion?
Condos at La Palazza Mansion typically range from $300,000 to $700,000, placing the community in the mid-to-upper tier of the Las Vegas condo market in ZIP 89109. The surrounding ZIP-area median list price was $365,000 in June 2026 per Las Vegas REALTORS, with La Palazza Mansion units in the upper portion of that corridor. Pricing varies by floor plan, condition, floor level, and upgrades; call Nevada Real Estate Group at (702) 637-1759 for current listings and recent comparable sales.
What are HOA fees at La Palazza Mansion?
HOA fees at La Palazza Mansion typically run $200 to $500 per month, covering building maintenance, insurance on common elements, the community pool and fitness area, covered parking, and professionally managed common spaces. What is actually included can shift by board decision, so the resale package — budget, reserves, CC&Rs, and any pending special assessments — is essential reading before your contingency window closes. Our team requests and reviews those documents for every buyer so the monthly cost holds no surprises at closing.
Can I rent out my unit at La Palazza Mansion?
Rental rights at La Palazza Mansion are governed by the HOA, which may impose minimum lease terms or restrict short-term rentals entirely — and policies can change by board vote. The City of Las Vegas also regulates short-term rentals through its licensing program. Given the $300K–$700K price band and the convenient ZIP 89109 location near the Strip, investor interest is genuine, but never assume rentability. Get the current policy in writing through the resale package; Nevada Real Estate Group verifies restrictions and models income potential before you commit.
How far is La Palazza Mansion from the Las Vegas Strip?
La Palazza Mansion is approximately 5 to 15 minutes from the Las Vegas Strip in ZIP 89109. Harry Reid International Airport is roughly 10 to 15 minutes via Paradise Road and I-15, Henderson is about 20 minutes via I-215, and Summerlin runs approximately 25 minutes via I-15 and Summerlin Parkway. Dining, entertainment, and major employment centers all sit within that corridor — drive your actual commute route during peak hours before making an offer.
What amenities does La Palazza Mansion offer residents?
La Palazza Mansion provides a community pool, fitness area, covered parking, secured entry, and professionally maintained common spaces — the core amenities of a lock-and-leave condominium lifestyle. The real draw is the combination of those amenities and location: walkable urban access to restaurants and entertainment, with the Strip a short drive away. Specific amenity hours, guest policies, and reservation rules are established by the HOA — review governing documents during escrow to understand any restrictions on use.
Is La Palazza Mansion a good investment property?
Las Vegas condos can perform well as investments, supported by Nevada fundamentals: no state income tax and effective property taxes near 0.5–0.75%, with the 3% annual cap on primary residences under Nevada Revised Statutes 361.471. La Palazza Mansion's $300K–$700K price range and $200–$500 monthly HOA fees frame the carrying-cost math clearly, but total returns depend on the building's rental policy, reserve fund health, and current HOA financial condition. Call Nevada Real Estate Group at (702) 637-1759 and our team will analyze a specific unit before you offer.
What schools serve La Palazza Mansion residents?
La Palazza Mansion sits in the Clark County School District zone for Valley High School (6/10 GreatSchools), with Hyde Park Middle School and John C. Fremont Middle School serving middle grades. Private standouts nearby include Bishop Gorman High School (A+) and The Meadows School (A+). Explore Knowledge Academy (7/10) offers a charter option in the area. CCSD zone boundaries can shift between school years — always confirm current assignments with the district before submitting an offer.
What property taxes should I expect as a La Palazza Mansion buyer?
Nevada's effective property-tax rate runs roughly 0.5–0.75% 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 $365,000 purchase, plan around $1,825 to $2,740 annually. One critical note: assessed value resets to current market value after a sale, so a long-held unit with an artificially low bill can reset sharply. Verify the post-sale tax figure with the Clark County Assessor early in escrow before building your ownership-cost budget.
How does the resale market work for La Palazza Mansion condos?
ZIP 89109 carried 314 active listings and a 50-day median days on market in June 2026 per Las Vegas REALTORS, reflecting a balanced-to-buyers market at the condo tier near the Strip. Individual La Palazza Mansion unit performance varies by floor plan, condition, and floor level. The broader condo corridor in this ZIP tends to attract investor buyers and lock-and-leave urban dwellers, keeping turnover steady. Ask Nevada Real Estate Group for recent ZIP 89109 closed comps specific to this building before pricing your offer.
What should I know about HOA health before buying a Las Vegas condo?
HOA financial health is the most-overlooked risk in a condominium purchase. Request the full resale package: current dues, reserve fund balance, capital improvement schedule, any special assessments past or pending, and litigation history. An underfunded reserve means a special assessment is coming — potentially thousands of dollars on short notice. In Nevada, the HOA must produce the resale package within 10 days of request, so start the clock the day your offer is accepted. Nevada Real Estate Group walks through every line of those documents with our condo buyers.
How does La Palazza Mansion compare to other Las Vegas condos near the Strip?
La Palazza Mansion sits in the $300K–$700K entry-to-mid tier of the ZIP 89109 condo corridor, below high-rise luxury towers like Veer or Panorama Towers but above entry-level options in older buildings. Its draw is a community with pool, fitness, and covered parking at a price point accessible to owner-occupants and smaller investors. Buyers wanting ultra-luxury amenity stacks should look at the Strip-adjacent high-rise towers; buyers wanting community amenity basics at a lower entry are well-positioned at La Palazza Mansion. Our team can compare both in one showing session.
What financing options are available for La Palazza Mansion buyers?
Conventional conforming loans are available for owner-occupied purchases at La Palazza Mansion's $300K–$700K price range. FHA financing is possible if the building has FHA project approval — check with a lender before counting on it. Investor purchases typically require 25% or more down on a conventional loan; condo project review adds a step most single-family lenders skip. VA loans are available for eligible veterans subject to VA condo project approval. Call (702) 637-1759 and Nevada Real Estate Group will refer you to lenders experienced with condominium project reviews in the ZIP 89109 corridor.
Is La Palazza Mansion walkable?
ZIP 89109 is one of Las Vegas's most walkable corridors, with restaurants, entertainment venues, and daily services concentrated along Paradise Road and Flamingo Road near the Strip. La Palazza Mansion residents can access dining, grocery, and fitness options on foot or with a very short drive. The community is significantly more walkable than suburban Las Vegas neighborhoods — though Las Vegas is ultimately a driving city and a car remains useful for destinations outside the immediate Strip corridor.
What do condo buyers miss about Las Vegas HOA CC&Rs?
The most common surprises: pet restrictions (weight limits, breed restrictions, or blanket bans), parking limitations beyond the covered spot (no RV, trailer, or commercial vehicle storage), rental-cap policies that lock out buyers who plan to lease immediately, and move-in/move-out elevator reservation requirements that delay closings. At La Palazza Mansion, pull the full CC&R document during escrow — not just the quick summary sheet — and review every section. Our team flags the clauses that matter most before your inspection contingency expires.
What does it cost to live at La Palazza Mansion each month?
A $365,000 purchase with 20% down at 7% runs approximately $1,947 in principal and interest, plus property tax near $180 monthly, homeowners insurance around $60, and HOA fees of $200–$500. The all-in carrying cost typically lands between $2,400 and $2,700 per month depending on the unit and HOA tier. Compare that to ZIP 89109 rentals in the same building category, which run $1,500–$2,500 monthly — the buy-versus-rent math is closer than most buyers assume, especially when the 3% Nevada property-tax cap stabilizes long-run ownership costs.
What down payment do you need to buy at La Palazza Mansion?
Owner-occupant buyers typically put 5–20% down depending on loan type; investor buyers generally need 25% or more on a conventional loan. At $365,000, a 20% down payment is $73,000. FHA buyers may qualify with 3.5% down if the building carries FHA project approval — verify before counting on it. VA-eligible veterans can use 0% down if the project has VA approval. Nevada Real Estate Group can refer you to lenders experienced with condo project reviews in ZIP 89109.
How long does it take to close on a La Palazza Mansion condo?
Most La Palazza Mansion purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. Financed buyers should allow extra time for condo project review, which lenders require in addition to the standard appraisal. HOA resale-package delivery adds a few days; start the request the day you go under contract so documents clear before inspection deadlines.
Are short-term rentals allowed at La Palazza Mansion?
Short-term rental rules at La Palazza Mansion are set by the HOA and can restrict or prohibit platforms like Airbnb or VRBO regardless of city licensing. The City of Las Vegas requires a separate short-term rental license under its home-sharing ordinance. Never assume short-term rentals are permitted — get the current HOA policy in writing during escrow. If income from short-term rentals is part of your purchase rationale, verify both HOA rules and city licensing before making an offer.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About La Palazza Mansion?
The eight questions La Palazza Mansion buyers ask most — answered with specifics sourced from City of Las Vegas, Las Vegas REALTORS MLS data, Clark County records, and GreatSchools ratings. Every stat links to the primary source.
Is La Palazza Mansion in Las Vegas?
Yes — La Palazza Mansion is a condominium community in Las Vegas, Nevada, ZIP 89109, within the incorporated City of Las Vegas. The ZIP 89109 corridor is the Strip-adjacent condo and high-rise corridor, 5 to 15 minutes from the Las Vegas Strip and 10 to 15 minutes from Harry Reid International Airport.
What ZIP code is La Palazza Mansion in?
La Palazza Mansion is in ZIP 89109, the Strip-adjacent condo and high-rise corridor in central Las Vegas. Drive times from this ZIP run 5 to 15 minutes to the Strip, 10 to 15 minutes to Harry Reid Airport, 20 minutes to Henderson, and 25 minutes to Summerlin via I-15 and Summerlin Parkway.
Are pets allowed at La Palazza Mansion?
Pet policies at La Palazza Mansion are established by the HOA and may include breed restrictions, weight limits, or limits on the number of pets per unit. Never assume full pet flexibility in a condominium purchase — get the current pet policy in writing through the resale package during escrow. Our team flags pet-restriction clauses for every condo buyer so there are no surprises after closing.
Is La Palazza Mansion good for investors?
La Palazza Mansion can work as an investment given Nevada's zero state income tax and low effective property-tax rate, but rental-cap policies and short-term rental restrictions in the HOA must be verified first. The 50-day balanced market gives investors reasonable acquisition conditions. Call Nevada Real Estate Group at (702) 637-1759 and our team will model a specific unit before you commit.
How old are units at La Palazza Mansion?
La Palazza Mansion was built in the 2000s, making units approximately 20 to 25 years old as of 2026. At that age, HVAC systems, water heaters, and appliances may be approaching replacement — budget a thorough inspection and price accordingly. On the positive side, the building character and landscaping are mature, and major structural systems have a 20-year track record.
Is there parking at La Palazza Mansion?
Yes — covered parking is included as part of the La Palazza Mansion community, a key amenity for an urban condo in Las Vegas. Additional vehicles, RVs, motorcycles, and commercial vehicles may be subject to HOA parking rules. Review the CC&Rs during escrow to understand exactly what your covered spot covers and whether guest parking is available and free.
How does La Palazza Mansion compare to the Juhl condos downtown?
Juhl is a downtown loft-style development in ZIP 89101 with 341 units, urban-industrial finishes, and a ZIP-area median list of $422,500. La Palazza Mansion is in ZIP 89109 with a $365,000 ZIP-area median — a lower entry point but in a different urban sub-market focused on Strip proximity rather than downtown arts-district walkability. Our team can show both buildings in one outing so the differences are tangible, not theoretical.
What are closing costs on a La Palazza Mansion purchase?
Buyers in Nevada typically pay 2 to 3% of the purchase price in closing costs, covering escrow fees, title insurance, lender fees, and HOA transfer and document fees. On a $365,000 purchase, budget $7,300 to $10,950. The HOA resale-package fee and transfer fee add a condo-specific line item that single-family buyers do not encounter — request the full fee schedule from the HOA early in escrow.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
6,225+ closed transactions and $4.1B+ in volume since 2009 — including condominiums and urban communities across Las Vegas ZIP 89109, plus the full Las Vegas Valley. Direct lender relationships for condo project financing, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
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6,225+ closed transactions and $4.1B+ in volume since 2009. In a condo purchase where HOA health, rental-cap verification, and condo project financing matter as much as the unit itself, knowing the process saves real money. Call (702) 637-1759 or tell us what you need and we'll find your Las Vegas condo.
NEARBY COMMUNITIES
Which Communities Are Within 25 Minutes of La Palazza Mansion?
Compare La Palazza Mansion with nearby Las Vegas urban communities and suburban corridors. Each card pairs the drive time with price positioning so you can judge whether trading Strip proximity for more space or a different lifestyle actually buys you more value for the money.
10 MIN W
Las Vegas Arts District
$422K (ZIP 89101)
10 min from La Palazza Mansion
View Las Vegas Arts District →15 MIN NW
Juhl (Downtown Lofts)
$422K (ZIP 89101)
15 min from La Palazza Mansion
View Juhl (Downtown Lofts) →A–Z INDEX
Which Las Vegas Communities and ZIP 89109 Options Can You Explore A–Z?
ZIP 89109 encompasses the Strip-adjacent condo and high-rise corridor across central Las Vegas. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and financing guidance for any address in this corridor on request.
L
- La Palazza Mansion (this community)
- Las Vegas Arts District (ZIP 89101)
- Las Vegas (parent city hub)
KEEP LEARNING
What Else Should You Read About Las Vegas Condos and Communities?
These guides extend the research most La Palazza Mansion buyers do next — understanding the broader Las Vegas market, comparing communities across the valley, and tracking Las Vegas-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 ZIP 89109 and La Palazza Mansion market trends.
Read →GUIDE
Summerlin vs Henderson Luxury Homes
The definitive valley comparison — guard-gated, schools, pricing, and lifestyle across two premier suburban addresses.
Read →CITY HUB
Las Vegas Community Hub
Every Las Vegas neighborhood, community, and district — guides, market data, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This La Palazza Mansion Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level — ZIP 89109 covers the full Strip-adjacent corridor, not La Palazza Mansion alone. Area figures are labeled as such; building-specific data comes from community records. Follow any source link to verify.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89109 (Strip-adjacent condo corridor). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (La Palazza Mansion is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, zoning, short-term rental licensing, and parks covering ZIP 89109. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for ZIP 89109. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — the statutory protection that keeps carrying costs predictable. leg.state.nv.us
- Nevada Department of Taxation — Nevada state income tax rules — confirming zero personal income tax for Nevada residents. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates and 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 including Valley High (6/10) and private options Bishop Gorman (A+) and The Meadows School (A+). greatschools.org
- Clark County School District (CCSD) — School zone boundaries and enrollment data for ZIP 89109 — verify assignments before closing. ccsd.net
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator for La Palazza Mansion cost modeling. 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