5/10Paradise Elementary
Zoned · Central Las Vegas
K-5580 Students20:1
High-Rise · Condo · Luxury
Las Vegas Grand Condos For Sale
Nevada's #1 team for Las Vegas Grand real estate. Search guard-gated luxury high-rise condos — studios to three-bedroom penthouses from $250K to $600K, rooftop pool, 24-hour security, Strip and Red Rock Canyon views — with live MLS data.
MEDIAN LIST PRICE (ZIP 89135)
$1.05M
LVR / GLVAR, June 2026
UNITS IN THE BUILDING
400+
Community records
ESTABLISHED
2006
Las Vegas Grand Development LLC
DAYS ON MARKET (ZIP 89135)
29
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 Las Vegas Grand at a Glance?
Las Vegas Grand is a guard-gated luxury high-rise in Las Vegas, established 2006 with 400-plus condos from $250K to $600K. ZIP 89135 shows a $1,050,000 median list and 29-day pace per Las Vegas REALTORS; City of Las Vegas covers municipal services. Takeaways below unpack this high-rise address.
- The building: established 2006 by Las Vegas Grand Development LLC — 400-plus guard-gated units on roughly 5 acres, studios to three-bedroom penthouses from $250K.
- Floor tiers: lower-floor entry units from $250K, mid-floor one and two-bedrooms from $300K, penthouse-tier three-bedrooms from $450K — view premium increases with every floor.
- Amenities: rooftop pool deck with spa and cabanas, fitness center, concierge services, secured parking, and 24-hour guard-gate security — resort-hotel living on your own deed.
- Market pace: 29-day median from list to accepted offer across ZIP 89135 — a luxury corridor where $796,000 median sold price reflects Summerlin South's broader price base.
- Location: 8 minutes to the Strip, 12 minutes to Harry Reid Airport, 20 minutes to Summerlin, and 15 minutes to Henderson.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can You Find Las Vegas Grand Condos For Sale?
ZIP 89135 carried 322 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning the luxury Summerlin South corridor; Las Vegas Grand's 400-plus guard-gated units represent the high-rise condo tier within that ZIP. The newest listings appear below, refreshed daily from the GLVAR MLS feed.
PRICE DISTRIBUTION
How Many Las Vegas Grand Units Sell in Each Price Range?
Las Vegas Grand units price from $250,000 for studios to $600,000 for three-bedroom penthouses, within a ZIP 89135 corridor that carried a $1,050,000 median list price per Las Vegas REALTORS June 2026 MLS data. The bands below model the active listings across that broader ZIP, with Las Vegas Grand's guard-gated units occupying the entry-to-mid tiers.
Browse Las Vegas Grand Listings
How Can You Find a Las Vegas Grand Condo by Floor, Views & Price?
ZIP 89135's 322 active listings break into three floor tiers, multiple unit types, and the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89135.
Which Las Vegas Grand Floor Tiers Should You Explore?
Las Vegas Grand's three internal floor tiers differ by view quality, unit size, and price point. Each card links to the most relevant hub or live search so you can compare current inventory and lifestyle fit for each slice of the building.
By Price Range
Updated daily · 322 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Las Vegas Grand Listings First?
Custom alerts by floor tier, unit type, view orientation, and price — no spam, unsubscribe anytime. With only 400 total units and a 29-day median market pace across the ZIP area, well-priced Las Vegas Grand condos with desirable views attract multiple qualified buyers before open house traffic finds them. Alert subscribers see new listings within hours of MLS entry.
- 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
10/10
9/10
How Are the Schools near Las Vegas Grand?
Zoned public campuses run 4–5/10 on GreatSchools; Las Vegas Academy magnet high school rates 9/10 and draws students valley-wide. Private standouts within 20 minutes include The Meadows School (A+) and Bishop Gorman (A+). Verify CCSD zone assignments before closing — magnet enrollment requires a separate application.
5/10Top Rated
8/10
8/10Pinecrest Academy of Nevada
Charter · Southwest Las Vegas (20 min)
K-121200 Students19:1
10/10The Meadows School (Lower)
Private · Summerlin (20 min)
K-5400 Students12:1
10/10Bishop Gorman (Lower)
Private · West Las Vegas (15 min)
K-5300 Students13:1
9/10Faith Lutheran (Lower)
Private · Northwest Las Vegas (20 min)
K-5450 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Las Vegas Grand Families?
According to GreatSchools.org, the best school option for Las Vegas Grand families is Las Vegas Academy (9/10 magnet HS) plus private campuses Bishop Gorman (A+) and The Meadows School (A+) within 15–20 minutes. Zoned public schools run 4–5/10. 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 | West Las Vegas · 15 min | $250,000+ |
| 2 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 20 min | $250,000+ |
| 3 | Las Vegas Academy | Public Magnet | 9-12 | 9/10 | Central Las Vegas · 5 min | $250,000+ |
| 4 | Pinecrest Academy | Public Charter | K-12 | 8/10 | Southwest Las Vegas · 20 min | $250,000+ |
| 5 | Faith Lutheran HS | Private | 6-12 | 9/10 | Northwest Las Vegas · 20 min | $250,000+ |
SAFETY & CRIME
Is Las Vegas Grand Safe?
Direct Answer
Yes. Las Vegas Grand's guard-gated vehicle entry, key-fob building access, secured parking, and 24-hour security staffing provide controlled access that open-street urban buildings cannot match. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons, and the guard-gate structure eliminates the opportunistic foot and vehicle traffic that drives property crime in open buildings.
- Guard gate staffing and building securityCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Nearly two decades of established building operationsCommunity records
- Guard entry + key-fob access + secured parkingCommunity security infrastructure
What Buyers Should Know
Guard-gated entry does meaningful security work in a high-rise context: no unaccompanied visitor can access the building or the parking structure without resident authorization or guard approval. That access control eliminates the category of opportunistic crime that plagues open-entry urban towers and multifamily properties — a structural advantage that no amount of video cameras in an open building can fully replicate.
Las Vegas Grand has operated for nearly two decades, and the procedures at an established building are mature compared to newer high-rises still working out protocols. Residents know security staff, guests follow established sign-in procedures, and the building management has handled whatever edge cases arise over that tenure. Buyers should ask about any incident history and the building's relationship with the Las Vegas Metropolitan Police Department precincts that cover the area.
For additional safety intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data that covers the central Las Vegas area. The picture in the guard-gated high-rise corridor is consistently better than open urban Las Vegas, with Las Vegas Grand's controlled perimeter as a further structural advantage over buildings that rely on camera systems alone.
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 Las Vegas Grand?
The Answer
Las Vegas Grand delivers guard-gated high-rise luxury at an accessible price: 400-plus units established in 2006, 24-hour staffed security, rooftop pool and concierge, Strip and Red Rock Canyon views, and 8-minute Strip access. City of Las Vegas handles municipal services, and Nevada's zero income tax sharpens the relocation case for every high-earner who transfers here.
What is Las Vegas Grand known for?
Las Vegas Grand is known as one of the most accessible guard-gated luxury high-rises in Las Vegas — the 2006 development that brought 24-hour staffed security, rooftop pool, concierge services, and Strip or Red Rock Canyon views to a central location from $250,000, well below the price floor of comparable premium towers.
Who should live at Las Vegas Grand?
It fits urban professionals who want resort-hotel amenities on their own deed, California and out-of-state relocators trading state income taxes for Nevada's zero rate, lock-and-leave second-home buyers who value guard-gated convenience, executives seeking Strip-adjacent privacy, and value-oriented investors seeking high-rise condo exposure below premium-tower pricing.
What is daily life like?
Mornings begin at the rooftop fitness center or pool deck with Strip or mountain views, afternoons leverage concierge services and secured parking for errands, and evenings explore the entertainment corridor 8 minutes away via South Las Vegas Boulevard — with the 24-hour guard gate providing controlled re-entry at any hour.
Location
Where Is Las Vegas Grand
Las Vegas Grand is a luxury high-rise in central Las Vegas, positioned within the 89135 ZIP corridor. Approximately 5 acres. About 8 minutes from the Strip and 12 minutes from Harry Reid International Airport.
Las Vegas Strip
8
Min
Harry Reid Airport
12
Min
Henderson
15
Min
Summerlin
20
Min
Desert Breeze Park
10
Min
Las Vegas Grand
At a Glance$1,050,000
Median List Price (ZIP 89135)
$796,000
Median Sold (past 100 days)
322
Active Listings (ZIP 89135)
29
Days on Market
- Setting
- Guard-gated luxury high-rise
- Acreage
- ~5 acres
- Units
- 400+
- Established
- 2006
- Developer
- Las Vegas Grand Development LLC
- Unit Types
- Studio, 1BR, 2BR, 3BR, Penthouse
- Security
- 24-hour guard gate + key-fob access
- Pool
- Rooftop pool deck + spa
- Concierge
- Full building concierge services
- Sunshine
- 300 days/year
- Nearest Magnet HS
- Las Vegas Academy 9/10 (GreatSchools)
- Distance to Strip
- ~8 min
LIVABILITY REPORT CARD
How Does Las Vegas Grand Score for Livability?
Las Vegas Grand earns top marks for security, amenity quality, and location access, with honest trade-offs on public school ratings at the zoned level and HOA dues higher than suburban alternatives. Below is our category-by-category report card — the same six factors our agents walk through with every high-rise condo buyer before a first Las Vegas Grand tour.
Grade A+: Safety
24-hour guard gate, key-fob access, secured parking, and security staffing. Las Vegas overall tracks below national violent-crime averages per FBI UCR comparisons.
Grade B: Schools
Zoned public schools score 4–5/10 on GreatSchools; Las Vegas Academy magnet high school rates 9/10. Private options — The Meadows School (A+), Bishop Gorman (A+) — are accessible within 20 minutes.
Grade B+: Cost of Living
Entry from $250K with $350–$700/mo HOA dues — higher than suburban alternatives but offset by Nevada's zero income tax and an amenity package that would cost far more to replicate privately.
Grade A+: Amenities
Rooftop pool, spa, fitness center, concierge, and secured parking on-site — plus 8-minute Strip access for world-class entertainment and dining.
Grade B: Outdoor Access
Desert Breeze Park 10 minutes away, Red Rock Canyon 25 minutes west — on-site amenities are building-focused rather than trail-based. Not the choice for buyers who want doorstep hiking.
Grade A+: Commute
8 minutes to the Strip, 12 minutes to Harry Reid Airport via I-15 South — one of the most central addresses in the Las Vegas Valley for multi-destination commuters.
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 Las Vegas Grand a good place to live in Las Vegas?
Yes — for the lifestyle it is designed for. Las Vegas Grand delivers guard-gated high-rise luxury with rooftop pool, concierge, and 24-hour security from $250,000, 8 minutes from the Strip and 12 minutes from the airport. The honest trade-offs: $350–$700 monthly HOA dues, public school ratings of 4–5/10 at zoned campuses, and no doorstep trail access. Nevada's zero state income tax sweetens every high-earner relocation here.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Las Vegas Grand?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing Las Vegas Grand — the parent city holds 656,274 residents with a median household income of $66,820. Community records place Las Vegas Grand at 400-plus units with a resident median age of approximately 42 and an average household income estimated above $90,000.
The Census does not break Las Vegas Grand out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the building, our transaction data shows a blend of corporate relocators from California and the Northeast trading state income tax for Nevada's zero rate, entertainment and hospitality professionals seeking Strip-adjacent secured housing, high-income remote workers valuing concierge convenience, and investors holding units for long-term rental income.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Las Vegas Grand is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Las Vegas Grand Area Growing?
Las Vegas Grand itself is built out at 400-plus units since 2006, while the parent city and surrounding luxury corridor continue attracting residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and the Strip-adjacent and Summerlin South corridor continues gaining high-income households who want exactly what Las Vegas Grand delivers: secured high-rise living within 12 minutes of the airport.
656,274Las Vegas city residents (Census)
400+Units at Las Vegas Grand
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Inside Las Vegas Grand, growth means turnover demand, not expansion: the 400-plus-unit building is completed, so every new Las Vegas professional or relocator seeking guard-gated high-rise living competes for a fixed supply. That demand-against-capped-inventory equation is the investment logic behind established high-rise towers that newer developments entering a crowded market cannot easily match.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Las Vegas Grand separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Las Vegas Grand Score for Livability?
Las Vegas Grand pairs A-grade security and commute access with honest trade-offs: $350–$700 monthly HOA dues, public school ratings of 4–5/10 at zoned campuses, and on-site amenities focused on pool and fitness rather than trail systems. The rings below break the composite into six categories high-rise buyers ask about most, benchmarked against Census, FBI, and GreatSchools data.
- 88A-
Overall Livability
- 72B
Schools (zoned)
- 95A+
Safety
- 74B+
Cost of Living
- 94A+
Amenities
- 70B
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Las Vegas Grand Real Estate Market Trending?
Median sold price, days on market, and active listings for ZIP 89135 from Las Vegas REALTORS MLS data. ZIP 89135 spans the broader Summerlin South corridor — the $796,000 median sold reflects that luxury mix. Las Vegas Grand condo transactions run $250K–$600K, below the ZIP-wide median.
Median Sold Price
$770K–$805K monthly band; $796,000 median over the last 100 days (ZIP 89135 scope — broader than Las Vegas Grand's unit pricing)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
27–40 day monthly range; 29 median over the last 100 days per Las Vegas REALTORS data
vs May 2025
Source: Las Vegas REALTORS
Active Listings
322 active listings across ZIP 89135 — the Summerlin South corridor surrounding Las Vegas Grand
vs May 2025
Source: Las Vegas REALTORS
29
MEDIAN DAYS ON MARKET (ZIP 89135)
$1.05M
ZIP-AREA MEDIAN LIST
322
ACTIVE LISTINGS (ZIP 89135)
< 1 hr
OUR RESPONSE TIME
ACTIVE LUXURY MARKET
Get matched with a
high-rise specialist.
Market Competitiveness
How Competitive Is the Las Vegas Grand Market Right Now?
ZIP 89135 averaged 29 median days from list to accepted offer over the past hundred days per Las Vegas REALTORS. Well-priced units with desirable floor-and-view combinations attract buyers quickly; overpriced listings sit. The 29-day median signals a balanced-to-seller market — individual building dynamics depend on unit-level pricing accuracy.
65Balanced
- 29 daysMedian days on market (sold, 100d, ZIP 89135)
- 400+Total units in the building
- 322Active listings (ZIP 89135, June 2026)
- $386/sqftMedian sold price per sq ft (ZIP 89135)
Is Las Vegas Grand Right for You?
Who Should Buy a Condo at Las Vegas Grand?
Las Vegas Grand is a focused luxury high-rise play — studios to penthouses spanning $250K to $600K, all behind a 24-hour guard gate with rooftop pool, concierge, and Strip access in 8 minutes. Six buyer profiles below match lifestyles to unit tiers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Las Vegas Grand Unit Tiers Fit Your Buyer Type?
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Guard-gated luxury high-rise from $250K — fraction of coastal pricing
- Remote-work lifestyle with Strip and airport within 12 minutes
- Nevada DMV within 30 days; registration within 60
Lock-and-Leave Second Home
- Guard gate and concierge handle security during extended travel
- Rooftop pool access whenever you are in Las Vegas
- Strip and airport within 12 minutes for frequent visitors
- HOA handles maintenance — nothing to manage remotely
Urban Professionals
- Concierge services for deliveries and guest coordination
- 8-minute Strip commute for hospitality and entertainment executives
- Secured parking without the urban parking anxiety
- Fitness center on-site eliminates separate gym membership
Value Investors
- $250K entry below comparable high-rises
- Strong rental demand from professionals and corporate relocators
- Verify rental restriction policy before offering for income
- Short-term rental regulations apply — plan for long-term holds
Luxury Downsizers
- Resort amenities without individual property maintenance
- Strip dining and entertainment 8 minutes away
- Concierge support for daily conveniences
- Compare against single-story luxury condo alternatives
Out-of-State Buyers
- Virtual tours and remote closing supported by our team
- Guard gate offers security for occasional visits
- Condo-specific lender referrals from our network
- HOA handles all exterior and common-area maintenance
Best Fit For
- California and out-of-state relocators — guard-gated luxury at a fraction of coastal pricing, zero state income tax, and Strip access in 8 minutes.
- Lock-and-leave second-home buyers — 24-hour guard gate and concierge providing hotel-grade security management when you travel.
- Urban professionals — secured parking, concierge services, and 8-minute Strip commute for Las Vegas entertainment and hospitality executives.
- Value investors — $250K high-rise condo exposure in a corridor where the ZIP-area median list is $1,050,000 per Las Vegas REALTORS.
- Luxury downsizers — resort amenities on the HOA's maintenance budget, Strip dining 8 minutes away, no yard to manage.
- Arts-focused families — Las Vegas Academy magnet high school 5 minutes away — a 9/10 visual and performing arts campus for students who qualify.
Ready to explore Las Vegas Grand condos? Our team knows every floor tier, view orientation, and HOA nuance in the building.
Start Your Condo SearchPros
- 24-hour guard gate, key-fob access, and secured parking — the full high-rise security stack since 2006
- Rooftop pool, spa, and fitness center on-site — resort amenities maintained by the HOA
- Entry from $250,000 — the most accessible price point for a guard-gated luxury high-rise in Las Vegas
- Strip access in 8 minutes and Harry Reid Airport in 12 — one of the most connected addresses in the valley
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Las Vegas Academy magnet high school 5 minutes away for performing-arts families
- Nearly two decades of established building operations and mature HOA governance
Honest Considerations
- HOA dues of $350–$700 per month — higher than suburban alternatives and non-negotiable
- Zoned public schools run 4–5/10 on GreatSchools — families needing strong public K-12 will drive to alternatives
- Condo-specific financing adds underwriting steps: lender reviews association financials, not just borrower creditworthiness
- Rental restrictions may limit short-term income — verify the current HOA policy before offering
- No doorstep trail access — outdoor recreation requires a 10–25 minute drive to parks and canyon trails
- Post-sale tax reset: long-held units re-assess to current value at transfer, potentially doubling the prior owner's tax bill
Floor Tier Comparison
How Do the 3 Las Vegas Grand Floor Tiers Compare?
A like-for-like comparison of Las Vegas Grand's three internal floor tiers — indicative price, price per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-tier figures are Nevada Real Estate Group-modeled estimates; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Entry-Level Units | ~$270,000 | ~$350 | 28 | ~30 | Studio & 1BR · Most Accessible |
| Mid-Floor Units | ~$370,000 | ~$375 | 30 | ~50 | 1BR & 2BR · Value-to-View |
| Penthouse Tier | ~$530,000 | ~$400 | 35 | ~20 | Three-Bedroom · Strip Views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89135); per-tier medians are modeled from active-listing review. Listing counts updated daily via Repliers IDX.
Floor Tier Deep Dive
What's Inside Las Vegas Grand's Top Floor Tiers?
Submarket 1
Entry-Level Units
Lower-floor studios and one-bedrooms at the building's most accessible pricing — the entry point for guard-gated high-rise ownership in Las Vegas with full access to building amenities including rooftop pool, fitness center, and concierge.
Browse Entry-Level Units homes →~$270KMedian Price
28Days on Market
~30Active Listings
~$350Price / Sq Ft
Submarket 2
Mid-Floor Units
Mid-level one and two-bedroom units with meaningful views and competitive pricing — the volume tier at Las Vegas Grand, representing the majority of the building's inventory and the most active slice of the resale market.
Browse Mid-Floor Units homes →~$370KMedian Price
30Days on Market
~50Active Listings
~$375Price / Sq Ft
Submarket 3
Penthouse Tier
Top-floor three-bedroom residences with the building's most expansive Strip or mountain views and largest floor plans — the prestige tier at Las Vegas Grand where view orientation and ceiling height combine with maximum privacy and the building's best natural light.
Browse Penthouse Tier homes →~$530KMedian Price
35Days on Market
~20Active Listings
~$400Price / Sq Ft
Submarket 4
The Las Vegas Strip Corridor
The lifestyle engine that makes Las Vegas Grand's address so compelling: the Strip's world-class entertainment, dining, and employment 8 minutes from the guard gate, Harry Reid Airport 12 minutes via I-15 South, and the broader Las Vegas urban core accessible without freeway navigation. Owning at Las Vegas Grand puts the entire city's amenity footprint within a short drive.
Browse The Las Vegas Strip Corridor homes →8 minTo the Strip
12 minTo Airport
400+Units in Building
9/10Las Vegas Academy Rating
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which floor tier
fits your lifestyle?
BY ZIP CODE
What Does the Las Vegas Grand Market Look Like Across the ZIP 89135 Corridor?
Las Vegas Grand sits within ZIP 89135 alongside Summerlin South luxury single-family inventory — which is why the ZIP-wide median of $1,050,000 sits above the building's $250K–$600K unit range. The table below covers the full corridor with an honest note on how condo pricing relates to that ZIP median per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summerlin South corridor — Las Vegas Grand high-rise · Summerlin South single-family · master-planned luxury | $1,050,000 | ~$386 | 29 | 322 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $1,050,000 ZIP median reflects Summerlin South luxury single-family inventory surrounding the building; Las Vegas Grand's individual unit pricing runs $250K–$600K. *Year-over-year change intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Las Vegas Grand Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Las Vegas, or GreatSchools — capture Las Vegas Grand faster than any brochure: 400-plus guard-gated units from $250K, a $1,050,000 ZIP-area median list, 29 median days on market, and a 9/10-rated magnet high school 5 minutes from the building.
$1,050,000
Median list price across ZIP 89135 (Summerlin South corridor), June 2026.
Las Vegas REALTORS
$796,000
Median sold price across ZIP 89135 over the past hundred days of closings.
LVR / GLVAR, June 2026
29
Median days from list to accepted offer across ZIP 89135 — balanced luxury corridor pace.
LVR / GLVAR, June 2026
400+
Condo units at Las Vegas Grand — a completed, supply-constrained guard-gated high-rise.
Community records
$250K
Entry price for a guard-gated high-rise Las Vegas Grand unit — studios and lower-floor one-bedrooms.
Community records / LVR
2006
Year Las Vegas Grand was established by Las Vegas Grand Development LLC — nearly two decades of operations.
Community records
9/10
GreatSchools rating at Las Vegas Academy magnet high school, 5 minutes from the building.
GreatSchools.org
$66,820
Median household income in Las Vegas city, the parent municipality — building residents average above that figure.
U.S. Census QuickFacts
WHY LAS VEGAS GRAND
Why Does Las Vegas Grand Stand Apart From Its Peers?
From the guard-gate to the rooftop pool to the price tier, Las Vegas Grand occupies ground no comparable suburban purchase can claim at the entry point. 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 you can check every claim.
- Community records / Las Vegas Grand Development LLC
Guard-gated high-rise from $250K
Established in 2006 by Las Vegas Grand Development LLC — 24-hour staffed guard gate and key-fob building access in the heart of Las Vegas at the valley's most accessible luxury high-rise entry point.
- Community records
Resort amenities on your deed
Rooftop pool, spa, fitness center, and concierge services owned collectively — a $5M+ amenity package maintained by the HOA without any individual capital outlay from unit owners.
- Nevada Department of Taxation
Zero Nevada state income tax
Nevada levies no personal income tax — immediate five-figure annual savings for most California and New York relocators, compounding every year forward.
- Community records / drive-time data
Strip access in 8 minutes
The world's most concentrated entertainment and employment corridor is 8 minutes from the guard gate via South Las Vegas Boulevard — airport access adds 4 more minutes.
- Las Vegas REALTORS / GLVAR, June 2026
Established building in a supply-limited market
Guard-gated high-rises in Las Vegas are a finite category — new supply rarely enters the market, and established buildings with 20 years of operational history carry a mature-management premium new towers cannot offer.
WHY BUY AT LAS VEGAS GRAND
What Are the Top 10 Reasons to Buy a Condo at Las Vegas Grand?
Las Vegas Grand's case rests on guard-gated luxury at the valley's most accessible high-rise price point, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, a resort amenity stack, and Strip access in 8 minutes from $250,000. Ten sourced reasons follow.
Guard-gated luxury from $250K
Established 2006 by Las Vegas Grand Development LLC — 24-hour staffed gate, key-fob access, and secured parking at the most accessible entry point of any guard-gated high-rise in Las Vegas.
Community records
Zero state income tax
Nevada levies no personal income tax — five-to-six-figure annual savings for most California or New York relocators, repeating every year.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs even as Las Vegas values appreciate.
NRS 361.471
Rooftop pool and spa on your deed
Resort-quality amenities maintained by the HOA — no private upkeep, no maintenance budget, just ownership access.
Community records
Strip access in 8 minutes
World-class entertainment, dining, and employment 8 minutes from the guard gate — and Harry Reid Airport 12 minutes further.
Community records
Concierge services on call
Full building concierge staff for deliveries, reservations, maintenance coordination, and visitor management — hotel-grade service in your primary residence.
Community records
Las Vegas Academy magnet high school
9/10 visual and performing arts magnet high school 5 minutes from the building — the strongest public high school option in the central Las Vegas corridor.
GreatSchools.org
Lock-and-leave lifestyle
Guard gate and concierge enable extended travel without a security trade-off — the definitive advantage of managed high-rise over a single-family home.
Community records
Mature building operations
Nearly two decades of established protocols, known reserve history, and experienced management — a comfort that new buildings cannot offer on day one.
Community records / Las Vegas Grand Development LLC
Finite high-rise supply
Guard-gated high-rises in Las Vegas are a limited and slow-to-grow category; established buildings with proven management accumulate demand that new supply cannot immediately displace.
Las Vegas REALTORS / GLVAR, June 2026
New Construction
Who Builds New Homes Near Las Vegas Grand?
Las Vegas Grand itself is completed — 400-plus units finished in 2006, with resale the primary path into the building. New luxury high-rise construction is rare in Las Vegas. For buyers open to nearby new single-family or master-planned options, the builders below are active in communities within 20 to 30 minutes.
Luxury Move-Up
Toll Brothers
Closest luxury new-build tier for buyers stepping up from high-rise
Family & Mid-Market
Lennar
Volume builder with broad Las Vegas footprint
Entry & Mid-Market
KB Home
Accessible new builds within 20 minutes of Las Vegas Grand
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder for buyers transitioning from high-rise
Mid-Market
Century Communities
Value-tier new construction accessible from Las Vegas Grand
Outdoor Recreation
What Outdoor Amenities Are Near Las Vegas Grand?
Las Vegas Grand's on-site rooftop pool and fitness center are the primary recreational anchors, with Desert Breeze Park 10 minutes away and Red Rock Canyon 25 minutes west. The City of Las Vegas maintains a network of parks across Las Vegas, and the Spring Mountains are accessible for skiing and hiking from the building in under 45 minutes.
ON-SITE
Las Vegas Grand Rooftop Pool Deck
~1 acrePool · Spa · Cabanas · Sun DeckResidents
Rooftop pool with spa, private cabanas, and panoramic Las Vegas Valley views — the defining amenity of high-rise resort living and available exclusively to Las Vegas Grand residents and approved guests.
ON-SITE
Las Vegas Grand Fitness Center
Building amenityCardio · Weights · ClassesResidents
On-site fitness center equipped for a full workout without leaving the building — the convenience anchor for residents who want professional-gym capability on a building-amenity footprint.
10 MIN
Desert Breeze Park
~20 acresSports Fields · Playground · Walking · Skate ParkFree
City-maintained park with sports fields, playground, walking trails, and a skate park at 8275 Spring Mountain Road — the closest substantial public green space for Las Vegas Grand residents who want outdoor exercise beyond the building.
25 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
Nevada's most dramatic red-sandstone landscape — the 13-mile Scenic Loop, 26 miles of hiking trails, and world-class rock climbing available in under 30 minutes from the building via West Charleston Boulevard.
45 MIN
Spring Mountains / Lee Canyon Ski Resort
316,000 acresSkiing · Snowboarding · Hiking · CampingFee
Mount Charleston and Lee Canyon provide high-altitude escape and Nevada's only ski resort about 45 minutes north via US-95 — a genuine mountain experience within a Las Vegas afternoon's drive.
8 MIN
Las Vegas Strip Entertainment Corridor
4+ milesEntertainment · Dining · Shopping · EventsVaries
World-class entertainment, Michelin-star dining, professional sports venues, and shopping 8 minutes from the guard gate — the broadest urban amenity footprint in Nevada for Las Vegas Grand residents.
The Las Vegas Grand Lifestyle
What Does a Weekend at Las Vegas Grand Look Like?
Three everyday moods without leaving the complex or the immediate corridor: a morning pool session on the rooftop, an afternoon fitness session, and an evening on the Strip — with the City of Las Vegas's parks network and Red Rock Canyon extending the outdoor options further west.
400+Condo Units
2006Year Established
8 minTo the Strip
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Las Vegas Grand Condos This Weekend?
Open houses at Las Vegas Grand require advance gate coordination — no unannounced walk-up access through the guard gate. With 400 total units and a 29-day median market pace, well-positioned condos attract multiple showings. Set up instant alerts or call (702) 637-1759 to schedule building access and a weekend tour.
Quick Answer
What HOA fees does Las Vegas Grand charge?
Las Vegas Grand HOA dues run $350 to $700 per month depending on unit size and floor, covering building amenities, maintenance, master-policy insurance, and secured parking. Request the full association financials — current dues, reserve fund balance, pending special assessments, and five-year budget — before your inspection contingency expires during Nevada's 30-to-45-day escrow.
Moving to Las Vegas Grand
Should I Move to Las Vegas Grand?
High-income households from Los Angeles and New York trade state-tax bills for Las Vegas Grand's resort lifestyle at a fraction of coastal high-rise pricing. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line plus a rooftop pool and 24-hour guard gate makes the relocation math straightforward.
Why Urban Buyers Choose Las Vegas Grand
The tax calculation is immediate at any income above $100,000: California's top marginal state income tax is 13.3% — Nevada levies zero. A household earning $300,000 retains over $30,000 per year in state tax alone. Las Vegas Grand converts that savings into a lifestyle the coastal apartment market cannot match: a guard-gated luxury high-rise, rooftop pool with Strip views, concierge services, and secured parking from $250,000 — less than the annual income-tax differential over three years for many relocators.
At a $600,000 budget in Los Angeles, you are purchasing a one-bedroom condominium in a non-gated mid-rise with no concierge and shared basement parking. That same budget at Las Vegas Grand secures a three-bedroom penthouse with private balcony, Strip or Red Rock Canyon views, rooftop pool access, and 24-hour guard-gate security — with Harry Reid International Airport 12 minutes away and Nevada's zero income tax compounding the advantage every year forward.
According to Las Vegas REALTORS, the median list price across ZIP 89135 is $1,050,000. Per the Clark County Assessor, effective property-tax rates run roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas below national violent-crime averages, and GreatSchools rates Las Vegas Academy — the closest magnet high school — at 9/10.
Las Vegas Grand runs on a dual economic engine: the Strip-adjacent tourism and convention sector that employs tens of thousands across hospitality and entertainment, and the growing professional-services, healthcare, and technology sector that concentrates in the Summerlin South corridor surrounding ZIP 89135. Residents within the building represent corporate relocators, entertainment-industry professionals, high-income remote workers, and investors who want Strip-adjacent exposure without Strip-level pricing.
Cost of Living Snapshot — Las Vegas Grand, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California. Nevada has no state income tax, no personal property tax on vehicles beyond registration, and property taxes run roughly half the California rate. The category that flips hardest is housing itself: a guard-gated luxury high-rise at $250,000 to $600,000 in Las Vegas competes with a non-gated one-bedroom at $800,000 or more in prime Los Angeles.
| Metric | Las Vegas Grand, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| High-Rise Condo Entry Point | $250K (Las Vegas Grand) | $800K+ typical 1BR |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 12 min (Harry Reid via I-15) | 45–90+ min (LAX) |
| 24-Hr Guard-Gated High-Rise Entry | $250K | $1.5M+ |
Figures are approximate, for illustration. Contact our team for current market data.
Las Vegas Grand Rental Market — Rent vs. Own
Luxury condos in the Las Vegas high-rise corridor typically rent for $1,800 to $4,500 per month depending on size and floor, with Strip-view penthouses reaching the top of that range. Demand from corporate relocators, entertainment professionals, and visiting executives keeps vacancy low. Note: short-term and nightly rental activity is subject to the association's current rental policy — confirm restrictions before buying with income in mind.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a relocation to Las Vegas? Our team specializes in high-rise condo transactions — virtual tours, HOA financial review, condo-specific lender referrals, and closing support without requiring multiple cross-country trips.
Start Your High-Rise Condo SearchRELOCATION TIMELINE
How to Relocate to Las Vegas Grand in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Las Vegas Grand 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.
Pick your floor tier and budget
Decide which tier you are buying: $250K–$300K entry studios and one-bedrooms, $300K–$450K mid-floor value units, or $450K–$600K penthouse-tier three-bedrooms. Each tier carries different view premiums, ceiling heights, and noise profiles that floor photos cannot capture.
Get condo-specific pre-approval
Condo financing involves a review of the building association, not just the borrower. Work with a lender who has closed high-rise condo transactions in Las Vegas — they will pull the association financials alongside your personal file. Cash buyers skip this step and can close in under 14 days.
Hire a high-rise specialist
Floor orientation, view quality, HOA financial health, rental restriction policy, and noise profiles all drive significant value differences between otherwise similar units. An agent who knows Las Vegas Grand specifically saves real money and avoids costly surprises.
Coordinate gate access and tour
All showings require advance guard-gate coordination through a licensed agent. Nevada Real Estate Group handles building access arrangements for every Las Vegas Grand showing — call (702) 637-1759 to schedule your tour and see multiple floor tiers in one visit.
Write and negotiate the offer
Well-positioned units with desirable views can attract competing interest at the 29-day median market pace. Penthouse-tier units with Strip views are the most competitive; lower-floor studios allow more inspection-based negotiation room.
Inspection, HOA docs, and association review
Request the full resale package — current dues, five-year budget, reserve fund balance, any pending special assessments, rental restriction policy, and pet policy. A 20-year-old building is approaching first major system cycles; inspect HVAC, plumbing, and electrical thoroughly.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding for financed buyers. Condo appraisals may require extended scheduling when comparable high-rise sales are limited — start the lender clock early.
Close, move, and register
Notify the HOA of your unit ownership and coordinate key-fob and parking assignments. Transfer utilities through the City of Las Vegas and change your address with USPS and financial institutions. Then handle the DMV: license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Las Vegas Grand Area Economy?
Las Vegas Grand residents work across the Strip hospitality sector, expanding healthcare and professional services, and the remote-work economy that has grown since 2020. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro has added jobs consistently, with Strip employment anchoring the base and higher-wage professional sectors expanding in surrounding corridors.
$90K+Estimated avg household income, Las Vegas GrandCommunity records / demographic estimates
8 minTo Strip employment centers via S Las Vegas BlvdDrive-time data
400+Units occupied by professionals and relocatorsCommunity records
12 minTo Harry Reid Airport for frequent business travelersDrive-time data
Top Employers Near Las Vegas Grand
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 8 minutes from Las Vegas Grand via South Las Vegas Boulevard
- Las Vegas Convention CenterMajor convention and exhibition employer adjacent to the Strip corridor, approximately 10 minutes from the building
- Sunrise Hospital and Medical CenterMajor healthcare employer in central Las Vegas, approximately 10 minutes from Las Vegas Grand
- UNLV / Nevada State UniversityHigher education employers with combined enrollment driving graduate and professional hiring within 15 minutes
- Allegiant StadiumNFL Raiders venue and events employer approximately 12 minutes via I-15 South
- Nevada financial and professional services sectorBanking, law, and wealth management firms concentrating in the central Las Vegas and Summerlin South corridor
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Las Vegas Grand Compare to Other Las Vegas High-Rises and Luxury Options?
Side-by-side comparison of Las Vegas Grand against high-rise and luxury community options, updated June 2026. Las Vegas Grand wins on accessible entry and established operations; Summerlin wins on school zones; guard-gated suburban options win on square footage — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Las Vegas Grand | Summerlin Luxury | Guard-Gated Suburban | Non-Gated Las Vegas |
|---|---|---|---|---|
| Entry Price | $250K (condo) | $450K+ (SFR) | $500K+ (SFR) | $300K (SFR/condo) |
| Guard-Gated | Yes — 24/7 staffed | Some communities | Yes — 24/7 staffed | No |
| HOA Monthly | $350–$700 | $75–$350 | $125–$800 | $0–$150 |
| ZIP Median List | $1.05M (89135) | $728K (Summerlin) | $529K (89148 est.) | $476K city wide |
| Days on Market | 29 | 26 | 27 | 21 |
| On-Site Pool | Rooftop pool (HOA) | Private backyard | Private backyard | Private backyard |
| Concierge | Full building concierge | None | None | None |
| Top Nearby School | LV Academy 9/10 (magnet) | Sig Rogich MS 10/10 | Varies 7-10/10 | Varies 4-9/10 |
| Best For | Lock-and-leave · Urban access | Families · Outdoor living | Security · Suburban space | Value · Single-family |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide. Last updated June 2026.
Cost of Ownership
What Will Las Vegas Grand Cost You Each Month?
A $350,000 Las Vegas Grand unit runs about $2,100 monthly with 20% down at 7% per Freddie Mac's rate survey, plus HOA dues of $350–$700 per month. The tabs below model your payment, compare renting in the high-rise Las Vegas corridor, and budget the HOA layer that makes Las Vegas Grand's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Las Vegas Grand Payment
$2,391
Estimated Monthly Payment
- Principal & Interest$1,863
- Property Tax$178
- 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 Las Vegas Grand right now?
High-rise condo rentals in the central Las Vegas corridor are steady, and at current rates the monthly gap narrows when equity and tax effects are counted — for 5-plus year holds, a completed building with capped supply and growing professional demand tilts toward owning, especially with Nevada's zero income tax compounding the relocation savings.
OWN (20% DOWN, 7%)
$2,618 / mo
- Principal & Interest (20% down)
- $1,863
- Property Tax (~0.6%)
- $175
- Homeowners Insurance (HO-6)
- $80
- HOA (monthly dues)
- $500
- PMI (waived at 20% down)
- $0
5-year net cost:~$95,000
Equity built:~$110,000
RENT (HIGH-RISE MEDIAN)
$2,200 / mo
- Median Las Vegas Grand-Tier Rent
- $2,200
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$145,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $350,000 Las Vegas Grand unit for five years nets out comparably to renting once principal paydown and conservative 3% appreciation are counted — and the owner exits with roughly $110,000 in total equity while the renter exits with none. A completed 400-unit building with no new supply provides structural support for that appreciation assumption in a growing metro.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $500/mo HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees at Las Vegas Grand
Las Vegas Grand operates a single HOA structure covering all building amenities, maintenance, master-policy insurance, and secured parking. Dues vary by unit size and floor. Verify the exact dues, reserve fund status, transfer fees, and any pending special assessments with the resale package during escrow.
Entry and Mid-Floor Units
$350–$500 / mo
Studio and 1-bedroom units
$350–$450
Includes:
Building amenities, master-policy insurance, rooftop pool access, fitness center, concierge, secured parking, 24-hour security
2-bedroom mid-floor units
$450–$500
Includes:
All above inclusions; dues increase modestly with unit size
Penthouse Tier
$500–$700 / mo
Three-bedroom and penthouse units
$500–$700
Includes:
All building inclusions plus higher-tier dues reflecting larger floor plan and premium amenity utilization
Combined Total Estimate
$350–$700 / mo
Typical combined HOA (all unit tiers)
$350–$700
Includes:
Full building amenity package; exact amount varies by unit and is subject to annual board adjustment
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Las Vegas Grand?
South Las Vegas Boulevard connects Las Vegas Grand to the Strip in 8 minutes; I-15 South reaches Harry Reid Airport in 12. Most major employment corridors are 15 to 20 minutes away. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; Strip-corridor commuters from Las Vegas Grand typically run 8 to 12 minutes.
Drive Times from Las Vegas Grand
- 8 minLas Vegas StripVia S Las Vegas Blvd
- 12 minHarry Reid Intl AirportVia I-15 South
- 15 minHendersonVia I-215 East
- 10 minDesert Breeze ParkVia Spring Mountain Rd
- 20 minSummerlinVia W Flamingo Rd
- 5 minLas Vegas AcademyVia S Las Vegas Blvd
- 25 minRed Rock CanyonVia W Charleston Blvd
- 18 minNorth Las VegasVia US-95 North
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 Las Vegas Grand condo?
Most Las Vegas Grand purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Financed buyers need extra time for condo-specific underwriting: lenders review association financials alongside borrower credentials. Request the HOA resale package on day one of escrow to catch association issues before inspection deadlines.
Quick Answer
What down payment do you need to buy at Las Vegas Grand?
Most Las Vegas Grand buyers put down 20% to 25%. At the $250,000 entry point, 20% is $50,000. Condo financing in buildings without FHA certification requires conventional loans with 20% minimum down and demonstrated reserves. Cash buyers face no financing contingency — and with a 29-day ZIP-area median, a clean cash offer closes faster in this market.
Las Vegas Grand FAQ — 18 Answers
What Do Las Vegas Grand Buyers Most Frequently Ask?
Most AskedWhat is the price range at Las Vegas Grand?
Units at Las Vegas Grand range from roughly $250,000 for studios and one-bedrooms to $600,000 for premium three-bedroom residences and penthouses, spanning approximately 600 to 2,400 square feet. Floor and view orientation drive the most meaningful price differences: higher floors facing the Strip or Red Rock Canyon command premiums over comparable lower-floor plans. The surrounding ZIP 89135 carried a $1,050,000 median list price in June 2026 per Las Vegas REALTORS, reflecting the luxury Summerlin South corridor that surrounds the building. Call Nevada Real Estate Group at (702) 637-1759 to compare available units by floor, orientation, and price per square foot.
Is Las Vegas Grand a secured building?
Yes. Security at Las Vegas Grand is layered: guard-gated vehicle entry, key-fob building access, secured parking, and 24-hour staffing. For owners who travel frequently or use the residence as a second home, that full-access control stack is one of the primary draws of high-rise living. The guard gate also means that unlike open suburban communities, every visitor must be approved before entry — a meaningful privacy advantage for executives and high-profile residents who prize discretion.
What HOA fees do Las Vegas Grand residents pay?
HOA dues at Las Vegas Grand run $350 to $700 per month depending on unit size and floor, covering building amenities, maintenance, master-policy insurance, and secured parking. High-rise dues are structurally higher than suburban HOAs because they fund the rooftop pool deck, fitness center, concierge services, and 24-hour security staffing. Request the full financials — current dues, reserve fund balance, any pending special assessments, and the association budget — before committing during Nevada's 30-to-45-day escrow.
Can Las Vegas Grand units be rented out?
Rental policies are governed by the homeowners association and can include restrictions on short-term or nightly rental activity. If income generation is part of your plan, confirm the current rental policy in writing before making an offer — association rules can change and directly affect returns. Nevada Real Estate Group tracks rental restrictions across Las Vegas high-rise buildings; call (702) 637-1759 for the current Las Vegas Grand policy and how it compares with other towers.
What amenities does Las Vegas Grand include?
Las Vegas Grand offers a rooftop pool deck with spa, sun deck, and private cabanas, plus a fully equipped fitness center, concierge services, secured parking garage, and 24-hour security staffing. The amenity package is designed to rival a resort hotel on-site, which is the defining value proposition of luxury high-rise living in Las Vegas: you purchase ownership in a managed resort rather than maintaining those amenities yourself. Tour the rooftop and fitness facilities in person — condition of shared amenities signals how well the association is managed.
How does Las Vegas Grand compare to other Las Vegas high-rises?
Las Vegas Grand is the value entry point among guard-gated Las Vegas high-rises: pricing from $250,000 undercuts premium towers like Veer Towers or Waldorf Astoria Residences while delivering resort-quality amenities and 24-hour guard-gate security. Comparable alternatives include Panorama Towers, Turnberry Towers, The Martin, and Sky Las Vegas. The key differentiators to compare are HOA dues, reserve fund health, view orientations available, rental restriction policies, and floor plan variety — differences that listing photos cannot convey. Tour two or three buildings on the same day before choosing.
What views are available from Las Vegas Grand units?
View orientation at Las Vegas Grand depends on floor and unit position within the building: exposures include the Las Vegas Strip, Red Rock Canyon and Spring Mountains to the west, and the broader valley skyline. Floor-to-ceiling windows and private balconies maximize every orientation, and higher floors command premium pricing for expanded panoramas. Visit shortlisted units at different times of day — sunrise over the valley and sunset behind the Spring Mountains are entirely different visual experiences, and your preference should drive floor and orientation selection.
Is financing available for Las Vegas Grand condos?
Conventional financing is available, but condo loans involve a review of the association itself — not just the borrower. Lenders evaluate the building's FHA or VA certification status, owner-occupancy ratios, reserve fund health, and delinquency rates before approving a mortgage. Nevada Real Estate Group works with lenders who specialize in Las Vegas high-rise condo transactions. Get lender pre-approval for a condo purchase specifically — not just a generic pre-approval — before you tour, so any building-level issues surface before you fall in love with a unit.
What schools serve Las Vegas Grand residents?
Las Vegas Grand is served by Clark County School District campuses: Paradise Elementary (5/10 GreatSchools), Roy W. Martin Middle School (4/10), and Las Vegas Academy (9/10 — an arts magnet drawing students from across the valley). Private standouts within reach include The Meadows School (PreK–12, A+) and Bishop Gorman High School (9–12, A+), both within 20 minutes. Las Vegas Academy's magnet designation means families with academically motivated students have a strong public option well above the zoned middle school.
What property taxes apply at Las Vegas Grand?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $400,000 unit, plan around $2,000 to $2,800 annually. One important note: long-held units in Las Vegas Grand may carry abated tax bills — assessed value resets to current market value after sale, so verify the post-close figure with the Clark County Assessor before building your ownership-cost budget.
Is Las Vegas Grand a good investment?
The investment case depends on your hold strategy and the specific unit. Las Vegas Grand combines guard-gated security, resort amenities, and an $89135 ZIP address in a corridor where the median list price is $1,050,000 per Las Vegas REALTORS — yet units enter around $250,000, creating a value gap relative to neighboring properties. Limited high-rise supply in Las Vegas, consistent Strip-adjacent demand, and the 2006 vintage (mature but not yet needing major capital improvements) support the buy case. Short-term rental restrictions, if present, shape the income-investor calculus — verify policy before offering.
What floor plan types does Las Vegas Grand offer?
Las Vegas Grand offers studio, one-bedroom, two-bedroom, and three-bedroom floor plans ranging from approximately 600 to 2,400 square feet. Penthouse-tier units on upper floors are the largest and most expensive; entry-level studios and one-bedrooms on lower floors offer the most accessible pricing in the building. Buyers should compare not just square footage but also ceiling height, balcony size, kitchen layout, and in-unit storage — high-rise floor plans compress square footage very differently than single-family homes.
How do commute times work from Las Vegas Grand?
Las Vegas Grand is approximately 8 minutes to the Strip via South Las Vegas Boulevard, 12 minutes to Harry Reid International Airport via I-15 South, 20 minutes to Summerlin via West Flamingo Road, and 15 minutes to Henderson via I-215 East per community records. The central Las Vegas location makes most major employment corridors reachable in 15 to 20 minutes during off-peak hours. The building is fundamentally car-dependent for most destinations, though rideshare availability is excellent given the central location.
What should I know before buying at Las Vegas Grand?
Four factors deserve close attention. First, HOA financial health: request current dues, reserve fund status, and any special-assessment history — a building with underfunded reserves at 20 years of age is a future-liability flag. Second, rental restrictions: confirm the current policy before offering if income is part of your plan. Third, condo-specific financing: get a lender familiar with high-rise underwriting before touring. Fourth, post-sale tax reset: long-held units re-assess to current value at transfer — run the new tax figure through your monthly budget before closing.
Who should buy at Las Vegas Grand?
Las Vegas Grand suits lock-and-leave second-home buyers who want resort amenities without resort management, urban professionals who prize Strip-area access and concierge convenience, California or out-of-state relocators seeking Nevada's zero income tax in a managed secure building, and value-oriented investors who want high-rise condo exposure below the pricing of premium towers. The building is less suited for buyers needing suburban square footage or school zones above a 5/10 rating at the zoned public campuses.
What down payment do you need to buy at Las Vegas Grand?
Most Las Vegas Grand buyers put down 20% to 25%. At the $250,000 entry point, 20% is $50,000. Condo financing above the FHA limit or in buildings without FHA certification requires conventional loans, typically with 20% minimum down and strong reserves. Cash buyers face no financing contingency — and with a 29-day median DOM in the ZIP area per Las Vegas REALTORS, a clean cash offer closes faster and competes better in this market.
Does Las Vegas Grand allow pets?
Pet policies are set by the homeowners association and may include restrictions on number, type, and weight of animals. High-rise associations vary widely — some allow two pets with no weight cap, others restrict dogs above 25 pounds. Confirm the current Las Vegas Grand pet policy in writing before making an offer if you have animals. Nevada Real Estate Group can provide current pet policy details; call (702) 637-1759.
What is the parking situation at Las Vegas Grand?
Las Vegas Grand includes secured parking as part of the HOA structure, typically one assigned space per unit with additional guest parking managed by the association. Confirm whether your specific unit's parking assignment is deeded separately or included in the HOA, and ask about availability of additional spaces if you own multiple vehicles. Parking details should be confirmed in the resale package during escrow.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Las Vegas Grand?
Eight questions Las Vegas Grand buyers ask Google and AI assistants — answered with specifics from City of Las Vegas, Las Vegas REALTORS MLS data, and GreatSchools ratings. Every figure links to a primary source.
Is Las Vegas Grand part of Summerlin?
No — Las Vegas Grand is a standalone guard-gated luxury high-rise in central Las Vegas, ZIP 89135, which is also the ZIP covering the Summerlin South corridor. The building is not within the Summerlin master plan itself but benefits from the same ZIP's market dynamics and proximity to Summerlin South's amenities roughly 20 minutes west.
What ZIP code is Las Vegas Grand in?
Las Vegas Grand is in ZIP 89135 in central Las Vegas. Drive times from the building run 8 minutes to the Strip via South Las Vegas Boulevard, 12 minutes to Harry Reid International Airport via I-15 South, 15 minutes to Henderson via I-215 East, and 20 minutes to Summerlin via West Flamingo Road.
How many units are at Las Vegas Grand?
Las Vegas Grand has 400-plus condominium units spanning studios to three-bedroom penthouses across the building's floor stack. The building was completed in 2006 by Las Vegas Grand Development LLC and has been a fixture of the central Las Vegas luxury high-rise market for nearly two decades.
Does Las Vegas Grand allow short-term rentals?
Short-term rental policies are governed by the homeowners association. HOA rental restriction policies at Las Vegas Grand should be confirmed directly and in writing before making an offer if income generation is your goal, since association rules can change between the time a listing goes active and your closing date. Nevada Real Estate Group can obtain the current policy; call (702) 637-1759.
What is the best floor to buy at Las Vegas Grand?
Higher floors deliver more expansive views of the Strip, Red Rock Canyon, or the valley skyline and command premium pricing — typically $20,000 to $50,000 more than comparable lower floors. The best floor depends on your view preference and budget: Strip-facing upper floors for maximum skyline impact, west-facing units for Red Rock Canyon and Spring Mountains sunsets, and lower floors for the most accessible pricing with full amenity access.
Is Las Vegas Grand FHA-approved?
FHA and VA certification status for condo buildings changes over time based on owner-occupancy ratios and reserve fund health. Confirm the current certification status with a lender experienced in Las Vegas high-rise condo financing before beginning your search — FHA certification directly determines whether buyers with less than 20% down can finance in the building. Nevada Real Estate Group works with lenders who track current certification for all Las Vegas high-rise towers.
How do I tour Las Vegas Grand?
All showings require advance guard-gate coordination through a licensed real estate agent — no unaccompanied walk-up access is permitted. Nevada Real Estate Group handles gate arrangements for every Las Vegas Grand showing; call (702) 637-1759 to schedule a tour and compare multiple floor tiers in a single visit.
Is Las Vegas Grand walkable?
Moderately — the building's central Las Vegas location puts the RTC bus corridor and nearby retail within walking distance for some errands, and the Strip is accessible via rideshare in under 10 minutes. The building is fundamentally car-dependent for daily life, consistent with the Las Vegas Valley's car-first design. On-site amenities reduce the need to leave the building for fitness and recreation during the week.
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6,225+ closed transactions and $4.1B+ in volume since 2009 — including Las Vegas high-rise condos, Summerlin luxury, Henderson master plans, and every price tier across the valley. Direct high-rise lender relationships, the largest agent team in Nevada, and 9,061+ verified five-star reviews back the #1 ranking statewide.
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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 guard-gated high-rise where floor orientation, HOA financial health, rental restrictions, and condo-specific financing all drive value differences between otherwise similar units, knowing the building matters. Call (702) 637-1759 or tell us what you need and we'll find your Las Vegas Grand condo.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Las Vegas Grand?
Compare Las Vegas Grand with nearby Las Vegas luxury options and master-planned communities. Each card pairs the drive time with price positioning, so you can judge whether trading high-rise resort amenities for Summerlin suburban square footage or Henderson's value actually buys you more lifestyle for the money.
A–Z INDEX
Which Las Vegas High-Rise and Nearby Communities Can You Explore A–Z?
Las Vegas Grand sits within the central Las Vegas high-rise corridor alongside several comparable luxury tower options. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and floor comparisons for any building on request.
D
- Desert Breeze Park (10 min)
L
- Las Vegas Grand Penthouses
- Las Vegas Grand Mid-Floor Units
- Las Vegas Grand Entry Units
- Las Vegas Academy (Magnet HS, 5 min)
- Las Vegas (parent city)
KEEP LEARNING
What Else Should You Read About Las Vegas Grand and Las Vegas Real Estate?
These guides extend the research most Las Vegas Grand buyers do next — understanding the broader Las Vegas housing market, comparing luxury community options across the valley, and evaluating the Henderson and Summerlin alternatives — 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 89135 market data.
Read →GUIDE
Summerlin vs Henderson Luxury Homes
The definitive valley luxury comparison — guard-gated communities, schools, pricing, and lifestyle across the two premier suburban addresses.
Read →MARKET HUB
Las Vegas Community Hub
City overview, every Las Vegas neighborhood and high-rise community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Las Vegas Grand Data Come From?
Every statistic on this page draws from a primary or government dataset, refreshed monthly. One honesty note: ZIP 89135 is broader than Las Vegas Grand — the $1,050,000 ZIP-area median reflects Summerlin South luxury inventory, not the building's $250K–$600K range. Both figures are disclosed clearly so you can verify each data point directly.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89135 (Summerlin South corridor, Las Vegas Grand building). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Las Vegas Grand is not separately tabulated by the Census). census.gov/quickfacts
- City of Las Vegas — Municipal services, zoning, parks, and rental regulations covering the central Las Vegas area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for Las Vegas Grand units. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Nevada's zero personal income tax rate and related tax policy. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Las Vegas Academy 9/10, Bishop Gorman 10/10, and charter options near the building. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026