First-Time Buyers
- $350K–$600K entry below Las Vegas single-family median
- FHA-eligible with 3.5% down on approved condo buildings
- HOA handles exterior maintenance — less homeowner burden
- Confirm condo warrantability with lender before shopping
Central Las Vegas, Nevada
L'Octaine Condos & Townhomes For Sale
Nevada's #1 team for L'Octaine real estate. Search condos and townhomes priced $350K to $600K in ZIP 89109 — central Las Vegas, convenient Strip access, and lock-and-leave attached-home living — with live MLS data.
MEDIAN LIST PRICE (ZIP 89109)
$369K
LVR / GLVAR via Repliers, as of September 14, 2026
ACTIVE LISTINGS (ZIP 89109)
314
LVR / GLVAR, September 2026
PRICE RANGE
$350K–$600K
Community records
DAYS ON MARKET
71
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 14, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About L'Octaine at a Glance?
L'Octaine is a condo and townhome community in central Las Vegas (ZIP 89109), priced $350,000 to $600,000 with HOA dues of $100 to $300 monthly. ZIP 89109 shows a $369,000 median list at a 50-day pace per Las Vegas REALTORS; City of Las Vegas handles municipal services. Key buyer factors follow.
- The community: condos and townhomes in ZIP 89109, central Las Vegas — lock-and-leave convenience with HOA dues of $100 to $300 monthly covering common-area upkeep.
- The price: $350,000 to $600,000 for attached units — below the $476,000 Las Vegas-wide median for single-family homes, with lower exterior maintenance responsibility.
- Market pace: 50-day median DOM in ZIP 89109 means buyers have time for full due diligence — condo warrantability, HOA reserves, and inspection without a rushed 17-day clock.
- Location: 10 to 20 minutes to the Strip, 15 to 25 minutes to Harry Reid Airport, and I-15/US-95/I-215 freeway access to the full Las Vegas Valley.
- Financing note: condo buyers must confirm building warrantability with Fannie Mae or Freddie Mac before shopping rates — non-warrantable buildings shift to portfolio lending with stricter terms.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find L'Octaine Condos and Townhomes for Sale?
ZIP 89109 carried 314 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning a wide range of central Las Vegas condos and townhomes at a $369,000 median list price. L'Octaine units priced $350,000 to $600,000 represent the established mid-market tier within that ZIP. The newest listings appear below, refreshed daily from the full MLS.
PRICE DISTRIBUTION
How Many L'Octaine-Area Condos Sell in Each Price Range?
L'Octaine units price from $350,000 to $600,000, with the surrounding ZIP 89109 showing a $369,000 median list price per Las Vegas REALTORS September 2026 MLS data. The bands below show the modeled split of the ZIP area's 314 active listings across the full price spectrum.
Browse L'Octaine Listings
How Can You Find an L'Octaine Condo by Type, Price & Location?
ZIP 89109's 314 active listings span condos, townhomes, and a small single-family component across a $369,000 median — each filter below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIP 89109.
Which Central Las Vegas Communities Should You Compare?
L'Octaine sits within a condo-rich central Las Vegas corridor. Each card below links to a relevant community hub or live search so you can see current inventory and lifestyle fit across the mid-market condo tier.
Condo/Townhome · Central · Lock-and-Leave
L'Octaine Condos
Suburban · Single-Family · ValueSpring Valley
Metro-Wide · All TypesLas Vegas (all)
Suburb · Top-Rated · FamilyHenderson
Master Plan · 20+ VillagesSummerlin
Builder Direct · WarrantyNew Construction
FHA · Down Payment Help · GuidanceFirst-Time Buyers
Relocation · Zero State TaxMoving to Las Vegas
By Property Type
By Price Range
Updated daily · 311 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New L'Octaine Listings First?
Custom alerts by price, beds, and unit type — no spam, unsubscribe anytime. ZIP 89109 currently carries 314 active listings at a 50-day median DOM, giving buyers adequate time for condo warrantability and HOA due diligence. Alert subscribers see new listings within hours of MLS entry, ahead of general portal aggregation.
- 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
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in L'Octaine, Las Vegas?
The Answer
L'Octaine delivers condo convenience in central Las Vegas at $350,000 to $600,000: attached-home living, HOA-managed exterior maintenance, and a ZIP 89109 address that cuts Strip and airport commutes to under 25 minutes. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps total carrying costs below comparable coastal markets.
What is L'Octaine known for?
L'Octaine is known as an established condo and townhome community in central Las Vegas ZIP 89109 — a mid-market attached-home option that delivers Strip-corridor proximity, freeway connectivity, and lock-and-leave convenience at $350,000 to $600,000 with HOA dues handling common-area upkeep at $100 to $300 monthly.
Who should live in L'Octaine?
It fits first-time buyers stepping into Las Vegas homeownership below the single-family median, hospitality and healthcare professionals who commute toward the Strip or central medical campuses, California relocators trading state income tax for a lower-cost urban condo, investors targeting long-term rental demand near the resort corridor, and empty nesters who want minimal exterior maintenance.
What is daily life like?
Mornings connect quickly to the 89109 freeway network via I-15 or US-95, afternoon errands hit nearby shopping corridors and dining options, and evenings reach the Strip in under 20 minutes. The lock-and-leave HOA structure means extended travel or seasonal absence works well, making the community a natural fit for buyers who split time between Las Vegas and other cities.
Location
Where Is L'Octaine
L'Octaine anchors the central Las Vegas condo corridor in ZIP 89109, east of the Strip and northwest of the airport interchange. The I-15 and US-95 freeway system puts the entire valley within 30 minutes.
Las Vegas Strip
15
Min
Harry Reid Airport
20
Min
Downtown Las Vegas
15
Min
Summerlin
22
Min
Henderson
25
Min
L'Octaine
At a Glance$369,000
Median List Price (ZIP 89109)
$315,000
Median Sold (past 100 days)
311
Active Listings (ZIP 89109)
71
Days on Market
- Setting
- Condo/Townhome, Central Las Vegas
- Type
- Attached homes
- Price Range
- $350K–$600K
- HOA Monthly
- $100–$300
- Developer
- Various
- Guard-Gated
- No
- Retail Access
- Strip corridor (10-20 min)
- Sunshine
- 300 days/year
- Schools
- CCSD public + private options
- Airport Drive
- ~15–25 min (Harry Reid)
- Price Per Sq Ft
- ~$484 (ZIP sold median)
- ZIP Code
- 89109
Quick Answer
Is L'Octaine a good place to live in Las Vegas?
L'Octaine fits buyers who prioritize location and low exterior maintenance over yard space and high school ratings. The community delivers central 89109 positioning at $350,000 to $600,000, with HOA dues of $100 to $300 monthly covering common-area upkeep and Strip-corridor access in 10 to 20 minutes. The honest trade-offs are the 50-day buyer-paced market (bring patience and due diligence), urban-density character, and public school ratings averaging 5 to 6 out of 10 — offset by strong private school options within reasonable drive.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in L'Octaine?
According to the U.S. Census Bureau QuickFacts for Las Vegas city — the municipality containing L'Octaine — the parent city holds 656,274 residents with a median income of $66,820. The 89109 corridor skews renter-heavy, with homeownership near 55 percent and a median age of 38 reflecting working-age hospitality and healthcare workers.
The Census does not break L'Octaine out as its own place, so the figures below reflect Las Vegas citywide data — presented honestly as the statistical backdrop. Inside the community, our market data shows a blend of first-time Las Vegas buyers, California and Pacific Northwest transplants reducing state tax burden, hospitality and healthcare workers seeking Strip-adjacent convenience, and investors acquiring long-term rental units in the central corridor.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~38
vs Clark Co 38
~$391K
vs Clark Co $391K
~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 (L'Octaine is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the L'Octaine Area Growing?
Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and the central ZIP 89109 corridor continues to absorb demand from in-migration, tourism-sector employment growth, and the tech and financial services sectors expanding in the valley. L'Octaine itself offers an existing condo stock, so demand growth translates to tighter resale inventory and upward price pressure over time.
656,274Las Vegas city residents (Census)
314Active listings ZIP 89109 (June 2026)
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
Each new Las Vegas resident seeking a central, affordable condo competes for the same finite 89109 supply. As the metro adds residents through 2030, centrally located ZIP codes like 89109 face sustained demand pressure that suburban new-construction corridors can absorb but established central ZIPs cannot expand to match — a structural argument for long-term value in the L'Octaine corridor.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate L'Octaine separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the L'Octaine Real Estate Market Trending?
Median sold price, days on market, and active inventory for ZIP 89109 from Las Vegas REALTORS MLS data. ZIP 89109 is broader than L'Octaine and includes condos, townhomes, and select single-family properties across central Las Vegas. Monthly data points are indicative values anchored to 100-day medians — read trend, not single-month figures.
Median Sold Price
$305K–$320K monthly band; $315,000 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
47–62 day monthly range; 50 median — a buyer-paced market with room for due diligence
vs September 2025
Source: Las Vegas REALTORS
Active Inventory
245–315 active listings monthly; 314 in June 2026 — substantial choice for buyers in this ZIP
Source: Las Vegas REALTORS
The long view: Las Vegas's median sold price rose 145% between 2014 ($179,525) and 2026 ($438,960), across 191,278 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
71
MEDIAN DAYS ON MARKET
$365K
ZIP-AREA MEDIAN LIST
311
ACTIVE LISTINGS (ZIP 89109)
< 1 hr
OUR RESPONSE TIME
ACTIVE BUYER MARKET
Get matched with an
L'Octaine condo specialist.
Market Competitiveness
How Competitive Is the L'Octaine Market Right Now?
ZIP 89109 is buyer-paced — 50 median days on market and 314 active listings in September 2026 per Las Vegas REALTORS data. The $315,000 median sold price below the $369,000 list signals negotiating room. Well-priced units close faster; overpriced buildings accumulate days. Buyers have time for thorough condo warrantability and HOA due diligence.
52Buyer-Favorable
- 50 daysMedian days on market (sold, 100d)
- 314Active listings (ZIP 89109, June 2026)
- $315KMedian sold price (ZIP 89109)
- ~$484/sqftMedian sold price per sq ft
Is L'Octaine Right for You?
Who Should Buy a Condo in L'Octaine?
L'Octaine is a central Las Vegas condo and townhome play — attached-home convenience at $350,000 to $600,000 with HOA-covered exterior maintenance, Strip-adjacent location, and Nevada's zero income tax. Six buyer profiles below match lifestyles to the community, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit L'Octaine Best?
California Relocators
- Zero Nevada state income tax vs California 13.3%
- Central condo at $350K–$600K vs $700K+ LA equivalent
- Lock-and-leave convenience for extended travel
- Nevada DMV within 30 days of residency
Hospitality Professionals
- 10–20 min Strip commute — best in the metro at this price
- Lock-and-leave HOA for irregular schedules
- I-15 and I-215 for shift-schedule commute flexibility
- Strong long-term rental market if lifestyle changes
Investors
- $350K–$600K condo tier with solid Strip-corridor demand
- Nevada zero income tax boosts net cash flow
- Long-term rental demand from hospitality and healthcare workers
- Confirm HOA rental-cap rules before closing
Remote Workers
- Zero income tax boosts take-home for high earners
- Lock-and-leave for conference travel and site visits
- Strip-corridor dining and entertainment within 20 min
- HOA handles exterior — no weekend lawn maintenance
Empty Nesters
- Attached-home maintenance simplicity at right-size pricing
- Strip-adjacent entertainment and dining access
- No yard maintenance — HOA covers common areas
- Compare vs new-construction 55+ communities in Henderson
Best Fit For
- First-time buyers — a sub-$600,000 attached-home entry with HOA maintenance coverage and Strip-corridor proximity not found at this price in single-family Las Vegas.
- California relocators — central Las Vegas condo living at half the price of comparable Los Angeles neighborhoods, with zero state income tax stretching every dollar further.
- Hospitality professionals — the shortest Strip commute of any affordable condo address in the valley — 10 to 20 minutes, not the 30 to 40 minutes typical of suburban alternatives.
- Investors — a Strip-adjacent central condo with long-term rental demand, zero income tax on cash flow, and a buyer-paced market that allows proper due diligence before closing.
- Remote workers — lock-and-leave HOA convenience, zero state income tax, and Strip-corridor amenity access without commute dependency.
- Empty nesters — right-sized attached-home living with exterior maintenance handled, central location, and the entertainment variety of the Strip corridor within 20 minutes.
Ready to explore L'Octaine condos? Our team knows every building's warrantability status, HOA health, and school zone in ZIP 89109.
Start Your Condo SearchPros
- Central ZIP 89109 location — Strip in 10-20 minutes, airport in 15-25 minutes, three major freeways within reach
- Sub-$600,000 pricing in an established condo and townhome community with HOA-managed exterior upkeep
- Nevada's zero income tax and 3% property-tax cap under NRS 361.471 keep carrying costs low
- Lock-and-leave convenience for frequent travelers, seasonal residents, and split-time buyers
- Buyer-paced 50-day median DOM gives time for condo warrantability, reserve review, and full due diligence
- Strong private school alternatives — Bishop Gorman (A+) and The Meadows School (A+) within 20 minutes
- Long-term rental demand from hospitality, healthcare, and resort-sector professionals
Honest Considerations
- Public schools in ZIP 89109 average 5-6/10 on GreatSchools — buyers with school-age children need a private school plan
- No guard gate — open street access requires buyers to evaluate individual building security measures
- Condo warrantability varies by building — non-warrantable properties require portfolio financing with stricter terms
- Urban-density ZIP with variable block-level conditions — review LVMPD crime mapping for specific addresses
- HOA reserves and rules vary by building — thin reserves signal deferred maintenance and potential special assessments
- Short-term rental permits are city-capped — confirm eligibility for any specific unit before underwriting nightly income
Condo Type Comparison
How Do Condo and Townhome Types in L'Octaine Compare?
A like-for-like comparison of attached-home types in the L'Octaine corridor — price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-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 |
|---|---|---|---|---|---|
| Condos (attached, 1-2 bed) | ~$310,000 | ~$420 | 52 | ~210 | First-Time Buyers · Investors · Lock-and-Leave |
| Townhomes (2-3 bed) | ~$425,000 | ~$510 | 48 | ~80 | Families · Remote Workers · Move-Up |
| Single-Family (scattered) | ~$520,000 | ~$530 | 45 | ~24 | Yard-Seekers · Privacy · Detached |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89109); per-type medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Unit Type Deep Dive
What's Inside L'Octaine's Main Unit Types?
Submarket 1
Condos (attached, 1-2 bed)
The most accessible unit type in the L'Octaine corridor — one- and two-bedroom condos with HOA-managed maintenance, lower entry pricing, and the highest liquidity of any attached-home format in central Las Vegas.
Browse Condos (attached, 1-2 bed) homes →~$310KMedian Price
52Days on Market
~210Active Listings
~$420Price / Sq Ft
Submarket 2
Townhomes (2-3 bed)
Two- and three-bedroom townhomes with more vertical space than condos, often including a small patio or garage — a middle tier that bridges the gap between a one-bedroom condo and a single-family home at a significant price premium over the entry condo tier.
Browse Townhomes (2-3 bed) homes →~$425KMedian Price
48Days on Market
~80Active Listings
~$510Price / Sq Ft
Submarket 3
Single-Family (scattered)
A small number of single-family detached homes within or adjacent to the ZIP 89109 corridor — rare inventory with detached privacy, no shared walls, and potential for more lot flexibility than the attached-home options that define the L'Octaine community.
Browse Single-Family (scattered) homes →~$520KMedian Price
45Days on Market
~24Active Listings
~$530Price / Sq Ft
Submarket 4
ZIP 89109 Central Corridor Amenity Overview
The access engine that anchors L'Octaine value: Strip-corridor entertainment and employment in 10 to 20 minutes, Harry Reid Airport in 15 to 25 minutes, I-15 and US-95 connecting downtown Las Vegas and northwest valley employment, and the I-215 beltway tying Henderson, Summerlin, and outlying areas within 30 minutes.
Browse ZIP 89109 Central Corridor Amenity Overview homes →314Active Listings ZIP 89109
~$484Median Price Per Sq Ft (sold)
10–20Min to Strip
50Median Days on Market
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which condo
type fits your lifestyle?
BY ZIP CODE
What Does the L'Octaine Market Look Like Across ZIP 89109?
L'Octaine sits within ZIP 89109, a central Las Vegas ZIP that encompasses condos, townhomes, and a mix of commercial-adjacent residential uses. The table below presents the ZIP-area market honestly — figures are broader than L'Octaine alone, with an explicit note on how the community's $350K–$600K range relates to the full ZIP picture per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Central Las Vegas — condo/townhome corridor including L'Octaine and Strip-adjacent residential | $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 the full spectrum of condos, townhomes, and mixed residential across 89109. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes Near L'Octaine in Central Las Vegas?
L'Octaine is an established condo and townhome community — not a new-construction project. Buyers seeking new builds near central Las Vegas have active options from Lennar, DR Horton, KB Home, and Century Communities, with price ranges starting from $350,000 across the metro. Confirm current communities and builder incentives before writing an offer.
Family & Mid-Market
Lennar
Volume builder with valley-wide presence
First-Time & Mid-Market
DR Horton
Accessible new-build pricing across Las Vegas
Customizable Mid-Market
KB Home
Buyer customization program in active communities
Value & Mid-Market
Century Communities
Value-tier new construction across the valley
Luxury Move-Up
Toll Brothers
Luxury production for buyers who outgrow the condo tier
Outdoor Recreation
What Outdoor Amenities Are Near L'Octaine?
Sunset Park's 324 acres sit within 15 minutes of L'Octaine, and Floyd Lamb Park's 680 acres in under 30 — the I-215 beltway connects residents to Red Rock Canyon and Lake Mead in under an hour. The City of Las Vegas maintains parks and recreation infrastructure across the central corridor.
15 MIN
Sunset Park
324 acresWalking · Lakes · Disc golf · SportsFree
The Las Vegas Valley's most-used regional park: walking trails around lakes, disc golf, sports fields, picnic areas, and a dog run — a meaningful outdoor resource for central Las Vegas residents.
25 MIN
Floyd Lamb Park at Tule Springs
680 acresWalking · Birding · Historic ranchCity fee
A historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, and birding — a quiet natural contrast accessible within 25 minutes from the 89109 corridor.
20 MIN
Craig Ranch Regional Park
170 acresSkate park · Sports · Dog parkFree
Regional park in North Las Vegas with a skate park, water play area, sports fields, and dog park — 20 minutes north via US-95, practical for residents with active families.
35 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · ClimbingNPS fee
The valley's premier natural landmark — the 13-mile Scenic Loop and 26 miles of hiking trails are under 35 minutes from L'Octaine via the I-215 west, making weekday and weekend canyon access realistic.
35 MIN
Lake Mead NRA
1.5 million acresBoating · Swimming · FishingNPS fee
Boating, swimming, and fishing on the largest reservoir in the U.S. — 35 minutes east via I-215 and US-93, accessible for weekend water recreation from a central Las Vegas address.
50 MIN
Mount Charleston Recreation Area
316,000 acresHiking · Skiing · CampingNPS fee
Lee Canyon ski resort and Mount Charleston hiking — under an hour north via US-95 and NV-157, providing a high-elevation summer escape and winter skiing accessible from central Las Vegas.
The L'Octaine Lifestyle
What Does a Weekend in L'Octaine Look Like?
Three everyday moods within minutes of the door: morning at Sunset Park, afternoon Strip-corridor dining or entertainment, and evenings exploring the urban grid. The City of Las Vegas's parks system and the I-215 beltway connect L'Octaine residents to the valley's full recreation and entertainment footprint.
$365KZIP-Area Median List Price
314Active Listings (ZIP 89109)
10–20Minutes to the Strip
300Days of Sun Per Year
THIS WEEKEND'S OPEN HOUSES
Can You Tour L'Octaine Condos This Weekend?
L'Octaine is an open community with standard showing access — no gate coordination required. With 314 active listings in ZIP 89109 and a 50-day median market pace, buyers have room to schedule multiple showings and compare units thoroughly. Call (702) 637-1759 and our team will arrange tours, pull HOA documents, and walk through condo-specific due diligence before you offer.
Planning a move
What Should I Verify Before Moving to L'Octaine?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to L'Octaine in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the L'Octaine Area Economy?
ZIP 89109 sits at the economic core of the Las Vegas Valley — Strip and convention employment anchors the state top employer base. According to the U.S. Bureau of Labor Statistics, the metro relies on hospitality, healthcare, retail, and a growing tech and financial-services sector, all driving demand for central condo living.
$66,820Median household income, Las Vegas cityU.S. Census QuickFacts
~55%Homeownership rate in 89109 corridorCommunity estimate
10–20Minutes to Strip employment centersDrive-time analysis
314Active listings ZIP 89109, June 2026LVR / GLVAR
Top L'Octaine-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 10 to 20 minutes from ZIP 89109, making L'Octaine one of the most commute-efficient condo addresses for hospitality workers
- University Medical Center and healthcare networkMajor healthcare employment cluster in central Las Vegas, accessible from ZIP 89109 within 15 minutes
- Las Vegas Convention CenterConvention and events employment hub directly in the 89109 corridor — some of the shortest commutes in the valley for LVCC employees
- Downtown Las Vegas employment districtLegal, financial, government, and tech offices in downtown Las Vegas, reachable in under 15 minutes from ZIP 89109 via US-95
- Harry Reid International AirportAviation, logistics, and travel-industry employment accessible in 15 to 25 minutes — practical for shift workers and airline employees
- Nevada financial and technology sectorGrowing fintech, insurance, and professional-services employers drawn to Nevada's zero income tax and competitive real estate costs
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does L'Octaine Compare to Spring Valley, Henderson & Summerlin Condos?
This side-by-side covers the metrics L'Octaine buyers compare most against other Las Vegas attached-home options, updated June 2026. L'Octaine leads on Strip proximity at the condo price tier; Spring Valley on suburban value; Henderson on school ratings; Summerlin on master-plan amenities. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | L'Octaine | Spring Valley | Henderson | Summerlin |
|---|---|---|---|---|
| Entry Price (condos) | $350K | $250K+ | $300K+ | $450K+ |
| ZIP Median List | $365K (89109) | ~$450K area | $548K city | $728K area |
| Days on Market | 50 | ~35 | ~28 | ~29 |
| HOA Monthly | $100–$300 | $0–$150 | $0–$200 | $50–$350 |
| Guard-Gated | No | No | Some | Some villages |
| Strip Commute | 10–20 min | 20–30 min | 25–35 min | 20–25 min |
| Best For | Location · Lock-and-Leave · First-Time | Value · Suburban | Schools · Amenities | Master Plan · Lifestyle |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community figures are Las Vegas city-wide — the Census and FBI do not tabulate L'Octaine separately. Last updated June 2026.
Cost of Ownership
What Will L'Octaine Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your L'Octaine Payment
$2,593
Illustrative Monthly Payment
- Principal & Interest$1,943
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$0
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From L'Octaine?
I-15, US-95, and the I-215 beltway sit within minutes of ZIP 89109, connecting L'Octaine to the Strip, downtown Las Vegas, Henderson, Summerlin, and Harry Reid Airport. Mean Las Vegas commutes run near 25 minutes per U.S. Census ACS data; L'Octaine residents reach the Strip in 10 to 20 minutes.
Drive Times from L'Octaine
- 10 minLas Vegas Strip (nearest point)Via Las Vegas Blvd / I-15
- 20 minHarry Reid Intl AirportI-15 South or I-215
- 15 minDowntown Las VegasUS-95 North
- 25 minHendersonI-515 South / I-215
- 22 minSummerlinUS-95 North → Summerlin Pkwy
- 15 minUNLVMaryland Pkwy
- 20 minNorth Las VegasUS-95 North
- 35 minRed Rock Canyon NCAI-215 West → W Charleston Blvd
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a condo in L'Octaine?
Most L'Octaine condo purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Financed buyers should budget extra time for condo warrantability review, which can add 5 to 10 business days. Request the HOA resale package the day contracts are signed.
Quick Answer
What down payment do you need for a condo in L'Octaine?
Conventional lenders typically require 10 to 25 percent down on condos depending on building warrantability. FHA allows 3.5 percent down on approved projects for eligible buyers. VA allows zero down for eligible veterans with full entitlement. On a $365,000 purchase, 10 percent down is $36,500 and 20 percent is $73,000. Confirm the specific building's Fannie Mae or Freddie Mac eligibility before choosing a lender and rate.
L'Octaine FAQ — 18 Answers
What Do L'Octaine Buyers Most Frequently Ask?
Most AskedWhat is the price range for homes in L'Octaine?
Condos and townhomes at L'Octaine list from roughly $350,000 to $600,000, depending on unit size, finish level, and position within the community. The surrounding ZIP 89109 carried a $369,000 median list price in September 2026 per Las Vegas REALTORS, with a $315,000 median sold price indicating negotiating room at the current 50-day pace. Budget $100 to $300 monthly for HOA dues and request the resale package to confirm exactly what those dues cover before writing an offer.
What ZIP code is L'Octaine in?
L'Octaine is in ZIP 89109, central Las Vegas — one of the most accessible ZIPs in the valley. The Strip runs 10 to 20 minutes away, Harry Reid International Airport roughly 15 to 25 minutes via I-15 and I-215, Summerlin 15 to 30 minutes, and Henderson 20 to 30 minutes via I-515 and I-215. Buyers who want proximity to the resort corridor, healthcare campuses, and hospitality employment find the 89109 address hard to beat at this price point.
What type of homes are in L'Octaine?
L'Octaine is a condo and townhome community — attached-home living with lower exterior maintenance than a detached house. HOA dues of $100 to $300 monthly cover common-area upkeep, though the exact scope varies by unit; request the resale package to confirm coverage before offering. This format appeals to lock-and-leave buyers, first-time purchasers, investors, and professionals who value the central 89109 location over private yard space.
How far is L'Octaine from the Strip?
L'Octaine sits roughly 10 to 20 minutes from the Las Vegas Strip, giving residents one of the shortest resort-corridor commutes available at this price point. Harry Reid International Airport is about 15 to 25 minutes via I-15 and I-215, making it especially practical for frequent flyers and hospitality professionals. Summerlin reaches in 15 to 30 minutes and Henderson in 20 to 30 minutes, keeping the full valley within practical daily reach.
What schools serve L'Octaine?
L'Octaine falls within the Clark County School District. Nearby public options include Valley High School (6/10 GreatSchools), Hyde Park Middle School (5/10), and John C. Fremont Middle School (5/10). Strong private alternatives in the corridor include Bishop Gorman High School (A+), The Meadows School (A+, PreK-12), and Faith Lutheran Middle and High (A). Charter options include Explore Knowledge Academy (K-12, 7/10) and Nevada State High School (10-12, A). Confirm exact CCSD zoning for any specific unit before closing.
Is L'Octaine a good investment property?
L'Octaine's investment case rests on its central 89109 positioning and condo-tier pricing of $350,000 to $600,000 — an asset class that stays liquid near the resort corridor. Nevada reinforces returns with no state income tax and effective property taxes around 0.5 to 0.75 percent of assessed value, capped at 3 percent annual increases on primary residences under Nevada Revised Statutes 361.471. The 50-day median DOM in the ZIP signals a buyer-favorable pace; units priced at market close faster. Call Nevada Real Estate Group at (702) 637-1759 for a unit-level analysis.
What are HOA fees at L'Octaine?
HOA dues at L'Octaine typically run $100 to $300 per month, covering common-area maintenance, landscaping, and community upkeep. The exact amount varies by unit and is subject to annual adjustment. Always request the full resale package during escrow — current dues, reserve fund balance, CC&Rs, and any pending special assessments — before your inspection contingency expires. A healthy reserve fund is a meaningful differentiator among condo communities in central Las Vegas.
How does L'Octaine compare to other central Las Vegas condo communities?
L'Octaine offers attached-home convenience at $350,000 to $600,000 in ZIP 89109, competing with other central Las Vegas condo corridors. Compared to Strip-adjacent high-rises that often start above $200,000 but carry $300 to $800 monthly HOA dues, L'Octaine sits in the mid-market condo tier with lower carrying costs and a community character that fits owner-occupants and long-term investors. Nevada Real Estate Group can pull current comparable-sales data across every central ZIP to benchmark the decision.
What is the market pace for L'Octaine and ZIP 89109?
ZIP 89109 showed a 50-day median days on market in September 2026 per Las Vegas REALTORS data, indicating a buyer-paced market with negotiating room relative to the faster suburban corridors in the valley. The $315,000 median sold price running below the $369,000 median list price reflects that dynamic. Well-priced units in desirable positions close faster; overpriced listings accumulate days. At this pace, buyers can be methodical about inspection contingencies and HOA due diligence.
Is L'Octaine a safe community?
ZIP 89109 is a central urban ZIP that covers diverse property types and traffic patterns. Las Vegas as a whole tracks near national violent-crime averages per FBI Uniform Crime Reporting comparisons, with variation by specific address and block. Buyers should review Las Vegas Metropolitan Police Department precinct-level crime data for the specific streets near any unit under consideration. Nevada Real Estate Group can provide neighborhood-level context during showings.
What property taxes can buyers expect at L'Octaine?
Nevada's effective property-tax rate runs roughly 0.5 to 0.7 percent of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.471. On a $400,000 purchase, plan for $2,000 to $2,800 annually. One key note: long-held condos in the ZIP often carry abated tax bills — assessed value resets to current market value after sale, so verify the post-sale figure with the Assessor before building your ownership-cost budget.
What freeway access does L'Octaine offer?
ZIP 89109's freeway geometry is one of its most practical advantages. I-15 provides direct Strip and airport access; US-95 reaches downtown Las Vegas and northwest valley employment in under 20 minutes; and the I-215 beltway ties the southern valley, Henderson, and Summerlin into a manageable network. Most major valley destinations stay within 30 minutes from this ZIP in non-peak traffic, making L'Octaine viable for residents whose work or lifestyle spans multiple Las Vegas areas.
What down payment do buyers need for L'Octaine condos?
Most conventional lenders require 10 to 25 percent down on condos, depending on whether the building carries warrantable status with Fannie Mae and Freddie Mac. Non-warrantable condo buildings require portfolio loans with stricter terms. FHA allows 3.5 percent down for eligible buyers on approved condo projects. VA loans allow zero down for eligible veterans. Pull the HOA litigation history and owner-occupancy ratio during due diligence — both affect financing eligibility. Nevada Real Estate Group can connect you with lenders who know the 89109 condo market.
Can I rent out a unit in L'Octaine?
Long-term rentals are generally permitted subject to the HOA's CC&R rental provisions, which you should request and review before closing. Short-term rentals require a City of Las Vegas short-term rental permit per current city ordinance; supply is tightly capped and the application process is competitive. Verify the specific unit's eligibility for your intended rental strategy before writing an offer — the HOA documents and city permitting status need to align for investment math to hold.
What should I know before buying in L'Octaine?
Four factors shape real money in central Las Vegas condo purchases. First, condo warrantability: confirm Fannie Mae or Freddie Mac eligibility before shopping lenders — non-warrantable buildings shift you to portfolio financing. Second, HOA reserve health: a thin reserve fund signals deferred maintenance and potential special assessments. Third, short-term rental rules: the city caps permits and the HOA may further restrict or ban them. Fourth, tax resets: assessed value resets to current market price after sale — confirm the post-sale tax figure with the Clark County Assessor before your escrow closes.
What does a condo payment look like at L'Octaine?
At $369,000 with 20 percent down and a 7 percent rate, principal and interest run roughly $1,946 monthly. Add property tax of about $170, homeowners insurance near $80, and HOA dues of $100 to $300 — total monthly carrying cost lands between $2,300 and $2,500. FHA buyers at 3.5 percent down would add mortgage insurance but lower the cash-to-close requirement significantly. Call (702) 637-1759 for a unit-specific payment breakdown.
Is L'Octaine walkable?
ZIP 89109 offers more walkable infrastructure than most Las Vegas suburban ZIPs — the Strip corridor, major shopping centers, and transit routes are accessible on foot or by short rideshare. Daily errands and entertainment options within 15 minutes on foot or bike are realistic for this location. Car ownership remains practical for reaching suburban destinations like Henderson or Summerlin, but the 89109 address reduces car dependency meaningfully versus outlying Las Vegas communities.
How long does it take to close on a condo in L'Octaine?
Most condo purchases in Las Vegas close in 30 to 45 days from accepted offer through escrow. Cash buyers can close in 10 to 14 days. Financed buyers face an additional variable: condo warrantability review can add 5 to 10 business days if a spot approval is needed. Request the HOA resale package, budget, and litigation history the day you go under contract — condo-specific due diligence has more moving parts than single-family escrows.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About L'Octaine?
These are the top queries L'Octaine buyers search — answered from City of Las Vegas, Las Vegas REALTORS, and GreatSchools. Every figure links to a source.
Is L'Octaine part of Las Vegas?
Yes — L'Octaine is inside the City of Las Vegas, ZIP 89109. Municipal services including water, fire, and code enforcement are all city-provided.
What ZIP code does L'Octaine use?
ZIP 89109 — a central Las Vegas ZIP that puts the Strip 10 to 20 minutes away, Harry Reid International Airport 15 to 25 minutes out via I-15 and I-215, and downtown Las Vegas 15 minutes north via US-95.
Is L'Octaine a condo or single-family community?
L'Octaine is primarily a condo and townhome community — attached-home living with HOA-managed exterior maintenance at $100 to $300 monthly. Single-family detached homes are rare in the immediate corridor. The attached format suits buyers who want lower maintenance responsibility and central Las Vegas access at this price tier.
How old are homes in L'Octaine?
L'Octaine is an established community with homes built across various periods — the developer field lists "Various" in community records. Buyers should budget a thorough home inspection appropriate to the specific unit's age, paying attention to HVAC, plumbing, and building-envelope condition. Nevada Real Estate Group can recommend inspectors familiar with central Las Vegas condo-age profiles.
Does L'Octaine have a pool?
Common amenities vary by specific building or HOA within the L'Octaine community. Confirm whether a shared pool, gym, or recreation area is included in the HOA dues for any specific unit under consideration — amenity availability and maintenance quality are meaningful differentiators among central Las Vegas condo buildings.
Is L'Octaine walkable?
ZIP 89109 is one of the more walkable central Las Vegas ZIPs — entertainment, dining, and some retail are within practical walking or cycling distance. Daily grocery shopping and suburban-style errands still rely on a car or rideshare. The 89109 address meaningfully reduces car dependency compared to outlying Las Vegas communities.
How far is L'Octaine from Harry Reid Airport?
Approximately 15 to 25 minutes via I-15 south and I-215 — one of the shortest airport commutes of any condo address at this price range in Las Vegas. Frequent flyers and aviation workers get genuine daily-life value from this proximity.
Is L'Octaine a good investment?
The fundamentals are workable: central 89109 location with sustained Strip-corridor rental demand, sub-$600,000 pricing, and Nevada's zero income tax on rental cash flow. Returns depend on the specific building's warrantability, HOA reserve health, and the purchase price relative to comparable closed sales. Nevada Real Estate Group can run unit-level cash-flow models before you offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including central Las Vegas condos, suburban single-family homes, and luxury communities across the valley. The largest agent team in Nevada, direct lender relationships for condo warrantability guidance, and 9,061+ verified five-star reviews back the #1 ranking statewide.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of L'Octaine?
Compare L'Octaine with nearby Las Vegas communities and condo corridors. Each card pairs the drive time with price positioning, so you can judge whether trading L'Octaine's central location for suburban character, school ratings, or master-plan amenities buys you more lifestyle for the money.
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Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Central Las Vegas Communities Can You Explore A–Z?
ZIP 89109 connects to a network of central and near-Strip Las Vegas communities — from mid-market condos to luxury high-rises and suburban single-family corridors. Dedicated community pages cover the most-searched neighborhoods; our team can pull current listings, HOA dues, and school zoning for any central Las Vegas address on request.
L
- L'Octaine Condos (89109)
- Las Vegas (metro hub)
KEEP LEARNING
What Else Should You Read About L'Octaine and Central Las Vegas?
These guides extend the research most L'Octaine buyers do next — understanding the broader Las Vegas market, comparing condo vs single-family value, and tracking valley-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 condo numbers.
Read →GUIDE
Summerlin vs Henderson Luxury Homes
The definitive valley luxury comparison — for L'Octaine buyers ready to step up to single-family or master-plan living.
Read →MARKET HUB
Las Vegas Community Hub
Metro-wide overview, every major community, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This L'Octaine Data Come From?
Every statistic here is sourced from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level, and ZIP 89109 is broader than L'Octaine — it covers a range of central Las Vegas residential and mixed-use properties. Area statistics are labeled accordingly; follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89109 (central Las Vegas). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (L'Octaine is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — Municipal services, parks, short-term rental permitting, and zoning for ZIP 89109. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for central Las Vegas condos. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — critical for condo ownership-cost modeling. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, used to provide city-level safety context for central ZIP 89109. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA — anchoring the economic section. bls.gov
- GreatSchools.org — K-12 school ratings for Valley High (6/10), Bishop Gorman (A+), The Meadows School (A+), and other options serving ZIP 89109. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for public schools in the L'Octaine area. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator — 7% 30-year fixed assumed for June 2026 illustrative 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).
Updated: September 2026 · Next update: September 15