6/10John C. Fremont Elementary
Zoned · central LV (8 min)
K-5700 Students18:1
Las Vegas Country Club
Regency Towers Condos For Sale
Nevada's #1 team for Regency Towers real estate. Search vintage high-rise condos adjacent to the Las Vegas Country Club — value-priced units from $150K to $400K with pool, fitness, and secured parking in ZIP 89109.
PRICE RANGE
$150K–$400K
Community plan record
AREA MEDIAN LIST (89109)
$350K
LVR / GLVAR, June 2026
TOTAL UNITS
400
Community plan record
MEDIAN DAYS ON MARKET
60
LVR / GLVAR, 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 Regency Towers at a Glance?
Regency Towers is one of Las Vegas's oldest luxury high-rise towers — 400 units built in 1974 by Irwin Molasky, priced $150K–$400K adjacent to the Las Vegas Country Club in ZIP 89109 per Las Vegas REALTORS MLS data, with city demographics benchmarked to the U.S. Census. Five takeaways below explain the value play.
- Vintage-tower value: entry from $150,000 in a controlled-access high-rise five minutes from the Strip and adjacent to the Las Vegas Country Club.
- The location: ZIP 89109, the most central non-Strip address in the valley — ten minutes to Downtown Las Vegas, fifteen to Harry Reid Airport.
- Best for: value-focused buyers, investors, and second-home / pied-à-terre buyers who want high-rise convenience without newer-tower pricing.
- Built-out scarcity: 400 units completed 1974 — no new supply in this building, and the Las Vegas Country Club adjacency cannot be replicated.
- Do your homework: HOA dues $300–$700/mo, reserve study review, condo warrantability, and rental restrictions all require early diligence.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Regency Towers Condos for Sale?
Regency Towers carries a limited pool of active listings — 400 units built in 1974 means only a handful trade at any given time, per Las Vegas REALTORS MLS data for ZIP 89109. The newest listings appear below, refreshed daily. Set an alert to see new units within hours of going active.
PRICE DISTRIBUTION
How Do Regency Towers Units Break Down by Price?
Regency Towers units span $150,000 to $400,000 across the building's 400 units, per the community plan record and Las Vegas REALTORS MLS data for ZIP 89109. The bands below map to the building's distinct floor and renovation tiers — each level carries different view quality and renovation investment.
Under $200K (lower floors, original finish)
Entry inventory
Browse Under $200K (lower floors, original finish) →$200K–$300K (mid-floor, partial update)
Core inventory
Browse $200K–$300K (mid-floor, partial update) →$300K–$400K (upper floors, renovated)
Premium inventory
Browse $300K–$400K (upper floors, renovated) →Browse Regency Towers Listings
How Can You Find a Regency Towers Unit by Floor, View & Price?
Regency Towers' 400 units span original-finish lower floors to renovated upper-floor units with valley and golf-course views — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Set an alert to be notified within hours of a new listing in your price band.
Which Regency Towers Unit Types Should You Explore?
Four categories cover the building's inventory spectrum. Counts below reflect typical active availability — building inventory shifts with investor activity and the moderate owner-occupant turnover rate.
Views · Renovated · Premium
Upper-Floor Golf-View Units
Value · Partial UpdateMid-Floor City-View Units
Value · Original FinishEntry-Tier Lower-Floor Units
Rental-Eligible · Any FloorInvestor / Rental Units
High-Rise · Newer BuildTurnberry Place (nearby luxury)
Strip-Branded · All-SuiteThe Signature at MGM Grand (nearby)
All Las Vegas CommunitiesLas Vegas (city hub)
Full Market ComparisonHigh-Rise Condos (all LV)
By Floor Tier
Updated daily · 400 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Regency Towers Listings First?
Custom alerts by floor tier, price, beds, and view orientation — no spam, unsubscribe anytime. With 400 units and moderate turnover, the right Regency Towers unit appears more frequently than at ultra-luxury buildings, but the best renovated upper-floor units go quickly — alert subscribers see them within hours, not after they're already under contract.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION6/10 
8/10
7/10
9/10
How Are the Schools for Regency Towers?
Schools are an honest trade-off at Regency Towers: zoned CCSD campuses in central Las Vegas rate 5–6/10 per GreatSchools — below the west-valley averages. Private options Bishop Gorman High School and The Meadows School rate A+ but require a 20-minute commute west. Charter options including Coral Academy of Science add a strong middle tier.
6/10Top Rated
9/10
9/10The Meadows School (Lower)
Private · west valley (20 min)
PreK-5300 Students8:1
8/10Coral Academy of Science
Charter · multiple campuses (15 min)
K-121300 Students18:1
7/10Nevada State High School
Charter · central LV (10 min)
9-12500 Students15:1
9/10Pinecrest Academy of Nevada
Charter · west campuses (20 min)
K-121200 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Regency Towers Families?
According to GreatSchools.org, zoned CCSD campuses rate 5–6/10 for Regency Towers families — below Summerlin averages. Bishop Gorman and The Meadows School rate A+ with a 20-minute commute west. Charter options led by Coral Academy of Science (8/10) provide a solid middle tier. 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 | A+ | West valley · 20 min | $150,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West valley · 20 min | $150,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Multiple campuses · 15 min | $150,000+ |
| 4 | Nevada State High School | Public charter | 9-12 | 7/10 | Central LV · 10 min | $150,000+ |
| 5 | Clark High School | Public (zoned) | 9-12 | 6/10 | Central LV · 8 min | $150,000+ |
SAFETY & CRIME
Is Regency Towers Safe?
Direct Answer
Regency Towers provides a controlled-access residential environment in central Las Vegas: secured entry, controlled parking, on-site management, and surveillance covering the five-acre site adjacent to the Las Vegas Country Club. Inside the building, typical incidents are minor property matters consistent with central urban condos. Benchmark the surrounding ZIP 89109 corridor through FBI Uniform Crime Reporting data for a full picture.
- Controlled-access entryEvery visitor passes building security
- Building management and staffingPer community plan record
- Las Vegas Metropolitan Police jurisdictionMetro patrol coverage of the area
- Surveillance across common areasPer the plan record
What Buyers Should Know
Regency Towers' controlled-access design keeps non-resident traffic out of the building and parking structure — every visitor passes through building security, so the people inside are residents, their guests, or verified vendors. The five-acre gated campus adjacent to the Las Vegas Country Club adds a buffer of private grounds that the surrounding urban environment does not have.
ZIP 89109 sits between the Strip and the eastern residential corridors of central Las Vegas. The area reflects the mixed character of urban proximity to a major entertainment district: street-level commercial activity on the Strip-adjacent blocks runs higher than in suburban communities, while the Regency Towers building environment itself is distinctly residential and access-controlled.
For condo buyers in a central urban building, the practical security picture — controlled access, on-site management, surveillance, and a 400-unit resident community that knows each other over time — delivers meaningfully better residential security than an open-access mid-rise or a street-level unit at the same price.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in Regency Towers?
The Answer
Living at Regency Towers means controlled-access high-rise living five minutes from the Strip, adjacent to the Las Vegas Country Club and its mature trees and grounds — in a building that has anchored ZIP 89109 since 1974 per the City of Las Vegas, with pool, fitness center, and valley views from upper floors.
What is Regency Towers known for?
Regency Towers is known as one of Las Vegas's oldest and most recognizable vintage high-rise condos — built in 1974 by developer Irwin Molasky adjacent to the Las Vegas Country Club, offering valley, mountain, and golf-course views at prices well below newer Strip-corridor towers.
Who lives at Regency Towers?
A mix of owner-occupants, long-hold investors, and second-home buyers — the 45% owner-occupancy rate sits lower than guard-gated estate communities, reflecting the building's appeal to both primary residents who value the central ZIP 89109 location and investors drawn to the approachable entry price.
What is daily life like?
Mornings at the pool or fitness center, walking to the Las Vegas Country Club grounds perimeter, and evenings five minutes by car to the Strip's dining and entertainment — or ten minutes to Downtown Las Vegas's arts and culinary scene — with secured parking and controlled building access on return.
Location
Where Is Regency Towers
Regency Towers sits in ZIP 89109 adjacent to the Las Vegas Country Club, east of the Strip between Sahara Avenue and Desert Inn Road. About 5 minutes from the Strip by car, 10 minutes to Downtown Las Vegas, 15 minutes to Harry Reid International Airport.
Las Vegas Strip
5
Min
Downtown Las Vegas
10
Min
Harry Reid Airport
15
Min
Summerlin
25
Min
Henderson
20
Min
Regency Towers
At a Glance$350,000
Area Median List Price (89109)
$150,000–$400,000
Regency Towers Unit Range
400
Total Units
~60
Median Days on Market
- Setting
- Controlled-access vintage high-rise, Las Vegas Country Club adjacent
- Units
- 400
- Established
- 1974
- Developer
- Irwin Molasky
- Acreage
- ~5 acres
- HOA
- $300–$700/mo
- Security
- Controlled access + on-site management
- Amenities
- Pool, fitness center, secured parking
- Schools
- CCSD central LV + Bishop Gorman/Meadows (private)
- Golf
- Las Vegas Country Club adjacent (private)
- Sunshine
- 300 days/year
- Distance to Strip
- ~5 min
LIVABILITY REPORT CARD
How Does Regency Towers Score?
Regency Towers earns top marks for location and value, with honest trade-offs on building vintage, school ratings, and the zoned-campus quality relative to west-valley communities. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first building tour.
Grade B+: Safety
Controlled-access entry, secured parking, on-site management, and surveillance — solid for a vintage tower in central Las Vegas, benchmarked against FBI UCR data.
Grade C+: Schools
Zoned CCSD campuses rate 5–6/10 per GreatSchools; the strong private options — Bishop Gorman and The Meadows — require a commute.
Grade A: Value
Entry from $150,000 in a high-rise adjacent to the Las Vegas Country Club, five minutes from the Strip — the strongest price-to-location ratio of any Las Vegas high-rise.
Grade B: Amenities
Classic tower amenity set: pool, fitness center, secured parking — solid operations, not a resort stack; dues of $300–$700/mo reflect full building operations.
Grade B+: Outdoor Access
Bellagio Fountains and Strip promenade 5 minutes away, Sunset Park 15 minutes southeast, and The Park Las Vegas district within easy reach.
Grade A+: Location & Access
The most central non-Strip high-rise address in the valley: 5 min to the Strip, 10 to Downtown, 15 to the airport, 25 to Summerlin.
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 Regency Towers a good place to live?
Yes — if central location, value pricing, and lock-and-leave high-rise convenience top your list. Regency Towers pairs 400 controlled-access units in a 1974 vintage tower with the most central non-Strip address in the Las Vegas Valley: five minutes to the Strip, ten to Downtown, and adjacent to the Las Vegas Country Club's mature grounds. The trade-offs are real — a classic rather than resort amenity set, 1974 building systems that require reserve-study scrutiny, and zoned public schools that rate below west-valley campuses — but for buyers who value location and value, few central Las Vegas addresses compete.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives at Regency Towers?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median age of 38. Inside Regency Towers, community records show 800+ residents across 400 units, a similar median age of 38, and average household income near $85,000 — a working-professional and investor profile anchored by ZIP 89109's proximity to the Strip.
The Census does not tabulate Regency Towers separately, so citywide figures serve as the macro backdrop. Within the building, our transaction data shows owner-occupants, long-hold investors, second-home and pied-à-terre buyers, and a growing share of California relocators drawn to the value-to-location equation that few other high-rises in the valley can match.
800+
vs Las Vegas 656,274
~38
vs Clark Co 38
$85,000+
vs Clark Co median $74,007
45%
vs Clark Co 59%
400
vs Clark Co ~860,000 households
$150K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Regency Towers is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Regency Towers Area Growing?
Regency Towers itself is fixed at 400 units completed in 1974 — no expansion is possible or planned. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and ZIP 89109 between the Strip and Downtown remains one of the most in-demand urban ZIP codes in the valley for renters and buyers alike.
656,274Las Vegas residents (Census)
400Regency Towers units (fixed)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the building, supply is structurally fixed: 400 units in a 1974 tower that cannot be expanded. That permanent cap, combined with a growing population of value-conscious buyers seeking central Las Vegas high-rise living, is the fundamental scarcity argument for ownership at Regency Towers. Turnover is moderate given the 45% owner-occupancy rate, providing buyers reasonable inventory without the hypercompetitive pace of new-construction markets.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the building separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Regency Towers Score for Livability?
Regency Towers scores highest on location and value: the most central non-Strip high-rise address in the Las Vegas Valley at the most approachable entry price point. Honest trade-offs are a 1974 building vintage, public-school ratings below west-valley averages, and a classic rather than resort amenity set. Six categories below, benchmarked to Census and FBI data.
- 78B+
Overall Livability
- 55C+
Schools (zoned + private)
- 76B+
Safety (controlled access)
- 92A
Value (price-to-location)
- 72B
Amenities
- 96A+
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Regency Towers Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Regency Towers trades against. With 400 units and moderate annual turnover, building-specific monthly series carry statistical noise, so the cards report ZIP 89109 benchmarks alongside building-specific observations.
Area Median List Price
~$350,000 per LVR for ZIP 89109 — Regency Towers units span $150,000 to $400,000 by floor and renovation level
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~60 median days — vintage-tower buyer pool searches deliberately; well-priced renovated units move faster
vs May 2025
Source: Las Vegas REALTORS
Annual Sales Volume
Moderate turnover consistent with 45% owner-occupancy; investor activity adds additional velocity in softer price bands
vs May 2025
Source: Las Vegas REALTORS
60
MEDIAN DAYS ON MARKET
$350K
AREA MEDIAN LIST
400
TOTAL UNITS
< 1 hr
OUR RESPONSE TIME
VINTAGE VALUE
Get matched with a
Regency Towers specialist.
Market Competitiveness
How competitive is the Regency Towers market right now?
Regency Towers is a moderate-velocity value market — homes trade at a measured pace given the vintage building and buyer due-diligence requirements around reserves and condo warrantability. Median days on market run roughly 60; renovated upper-floor units with country-club views move faster than original-finish lower-floor units.
45Value-Paced Market
- ~60 daysMedian days on market (area)
- 400Total units in the building
- $150K–$400KActive listing range
- 45%Owner-occupied rate
Is Regency Towers Right for You?
Who Should Buy a Home in Regency Towers?
Regency Towers isn't one-size-fits-all — it's a 400-unit vintage tower with entry from $150,000 and a lifestyle that rewards specific buyer types over others. Six 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 Regency Towers Unit Tiers Fit Your Buyer Type?
Value-Focused Buyers
- Entry from $150,000 in a controlled-access high-rise
- Five minutes to the Strip, ten to Downtown Las Vegas
- Pool, fitness center, and secured parking included in HOA
- Best price-to-location ratio of any Las Vegas high-rise
Investors
- 45% owner-occupancy rate means rental demand is built in
- ZIP 89109 proximity to Strip employment drives rental interest
- Entry pricing from $150,000 lowers the capital requirement
- Verify rental restrictions with the HOA before you commit
Pied-à-Terre / Second-Home Buyers
- Entry from $150,000 — the most accessible second-home play in LV
- Lock-and-leave lifestyle with on-site management
- Pool and secured parking ready when you arrive
- Five minutes to the Strip means no rental car needed
California Relocators
- Zero Nevada state income tax versus California's 13.3%
- 3% property-tax cap on primary residences under NRS 361.471
- Entry pricing a fraction of comparable California urban condos
- Our relocation team handles virtual tours and building diligence
Urban Lifestyle Buyers
- Five minutes to the Strip corridor and its dining and entertainment
- Ten minutes to Downtown Las Vegas's arts and culinary scene
- No yard, no exterior maintenance, keys-and-go lifestyle
- Golf-course views from upper floors adjacent to a private club
Downsizers
- Pool, fitness, and secured parking without the single-family maintenance
- Approachable carrying costs — entry near $150K plus $300–$700/mo HOA
- Central location for a car-minimal urban lifestyle
- On-site management to handle building operations
Best Fit For
- Value-focused buyers — the strongest price-to-location ratio of any Las Vegas high-rise — adjacent to the Las Vegas Country Club, five minutes from the Strip, entry from $150,000.
- Investors — central ZIP 89109 rental demand, approachable entry pricing, and a 45% owner-occupancy rate that keeps the building professionally managed.
- Pied-à-terre buyers — entry from $150,000, lock-and-leave lifestyle, pool and secured parking, and five-minute Strip access that makes every Las Vegas visit easy.
- California relocators — zero Nevada state income tax, a 3% property-tax cap, and central high-rise living at a fraction of comparable California urban condo pricing.
- Urban lifestyle buyers — five minutes to the Strip, ten to Downtown, golf-course adjacency, and a fully managed building that eliminates exterior maintenance from your calendar.
- Buyers who value location above all — no other Las Vegas high-rise at this price point puts you five minutes from the Strip and adjacent to a private country club.
Ready to explore Regency Towers? Our team knows every floor tier, view orientation, and building diligence item before your first offer.
Start Your Condo SearchPros
- Entry from $150,000 — the most approachable high-rise price point adjacent to the Las Vegas Strip
- Five minutes to the Strip, ten to Downtown Las Vegas, fifteen to Harry Reid Airport
- Adjacent to the Las Vegas Country Club — golf-course views and mature grounds that newer buildings cannot replicate
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Classic lock-and-leave lifestyle: pool, fitness center, secured parking, on-site management
- Over 50 years of established building operations under developer Irwin Molasky's original vision
- Investor and rental potential: 45% owner-occupancy, central location, approachable entry price
Honest Considerations
- Building vintage: a 1974 tower means review the reserve study and recent capital projects before committing
- Public school zoning rates 5–6/10 per GreatSchools — families committed to top public schools typically look west
- Condo warrantability may require portfolio financing at higher rates — confirm with your lender before you write
- Classic rather than resort amenity set — pool and fitness, not concierge, spa, and valet
- Central Las Vegas urban character means higher ambient activity than suburban guard-gated enclaves
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Unit Tier Comparison
How Do Regency Towers' Unit Tiers Compare?
A like-for-like comparison of Regency Towers' three main unit tiers — entry, mid-floor, and upper-floor premium — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Floor height, view orientation, and renovation level are the three variables that drive price within the $150,000 to $400,000 range.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Upper-Floor Golf-View Units | From $300K | n/a* | n/a* | n/a* | Views · Renovated · Premium |
| Mid-Floor City-View Units | From $200K | n/a* | n/a* | n/a* | Value · Partial Update |
| Lower-Floor Entry Units | From $150K | n/a* | n/a* | n/a* | Entry pricing · Investors |
| Investor / Rental Units | From $150K | n/a* | n/a* | n/a* | Rental yield · Any floor |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-unit $/SF and exact DOM are intentionally presented as ranges — vintage-tower variance across renovation levels makes single-point statistics misleading. ZIP 89109 benchmarks: ~60-day median DOM.
Unit Tier Deep Dive
What's Inside Regency Towers' Unit Tiers?
Submarket 1
Upper-Floor Golf-View Units
The building's premier units: upper-floor condos with golf-course, mountain, and valley views that no neighboring development can block. Renovated kitchens and baths command the highest premiums in this tier — worth comparing renovation quality closely before writing an offer.
Browse Upper-Floor Golf-View Units homes →$300K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Mid-Floor City-View Units
Mid-floor units offer city and valley views at value pricing — partially updated units hit the middle of the $200K–$300K band. The best value plays in this tier are units with renovation potential that buyers are willing to finish on their own timeline.
Browse Mid-Floor City-View Units homes →$200K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Lower-Floor Entry Units
The building's entry tier: original-finish or minimally updated lower-floor units that trade near $150,000–$200,000. Strong investor targets for renovation-and-hold or renovation-and-resale strategies in a building where upper-floor comparables support the upside.
Browse Lower-Floor Entry Units homes →$150K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Investor / Rental Units
With a 45% owner-occupancy rate, Regency Towers carries one of the higher investor concentrations of any Las Vegas high-rise. Rental demand from the Strip-adjacent professional corridor is structural. Always verify current rental caps and minimum lease terms with the HOA before committing to an income strategy.
Browse Investor / Rental Units homes →$150K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Las Vegas Country Club — Adjacent Grounds
The private Las Vegas Country Club golf course sits immediately adjacent to Regency Towers, providing permanent golf-course views and mature tree coverage that new development cannot replicate. Upper-floor units with northward or eastward orientations capture the full course panorama — the single biggest premium driver within the building.
Browse Las Vegas Country Club — Adjacent Grounds homes →1974Year Built
400Total Units
$150KEntry Price
5 minTo the Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Regency Towers
floor tier fits?
BY ZIP CODE
How Does the Regency Towers ZIP Code (89109) Break Down?
Regency Towers sits in ZIP 89109 — one of the most central non-Strip ZIP codes in Las Vegas, stretching between Sahara Avenue, Desert Inn Road, the Strip, and Paradise Road. The table below breaks the ZIP area into its real corridors, from vintage towers to newer mid-rises, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Regency Towers — vintage 1974 high-rise, Las Vegas Country Club adjacent | $150K–$400K (unit range) | n/a* | ~60 days | Moderate | n/a* |
| 89109 | Turnberry Place — newer luxury high-rise, I-15 corridor | From $500K | n/a* | varies | Limited | n/a* |
| 89109 | Strip-adjacent mid-rise condos and branded residences | From $300K | n/a* | varies | Varies by building | n/a* |
| 89109 | Commercial / hotel corridor (Strip frontage) | Not residential | — | — | — | — |
| 89109 | Full ZIP 89109 residential benchmark | ~$350,000 list | — | ~60 | Moderate | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: vintage-tower samples with high renovation variance cannot support reliable $/SF benchmarks. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Regency Towers Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the community plan record — capture Regency Towers faster than any brochure: 400 units from 1974, entry from $150,000, an area median near $350,000, and a five-minute drive to the Las Vegas Strip.
$150K–$400K
Regency Towers' actual unit price range — from entry lower-floor originals to renovated upper-floor golf-view units.
Community plan record
~$350K
Area median list price for ZIP 89109, the honest benchmark for the corridor Regency Towers trades in, June 2026.
Las Vegas REALTORS
400
Units in the building across the five-acre campus — the permanent cap, completed in 1974 by developer Irwin Molasky.
Community plan record
~60
Median days from list to accepted offer in the ZIP 89109 area over recent months — a measured, due-diligence-conscious pace.
LVR / GLVAR, June 2026
1974
The year Regency Towers was completed — over 50 years of building operations with an established association track record.
Community plan record
5 min
Drive to the Las Vegas Strip — the shortest Strip commute of any non-Strip-fronting high-rise address in the valley.
Community drive times
$0
Nevada state income tax — zero, creating meaningful annual savings for residents relocating from California or other high-tax states.
Nevada Department of Taxation
~0.6%
Effective property-tax rate in Clark County — roughly half the national average and far below California's 1.0%+ effective rate.
Clark County Assessor
WHY REGENCY TOWERS
Why Does Regency Towers Stand Apart From Its Peers?
From the controlled-access entry to the golf-course views, Regency Towers occupies a niche no other Las Vegas high-rise fills at the price. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the community's plan record — so you can check every claim.
- Community plan record
The lowest entry price of any vintage Las Vegas high-rise
Units from $150,000 in a 400-unit controlled-access building adjacent to the Las Vegas Country Club — a price-to-location ratio no other high-rise in the valley matches.
- Community drive times
Five-minute Strip access without Strip noise
Adjacent to the Las Vegas Country Club east of the Strip, Regency Towers delivers central access without the hotel-corridor environment of Strip-fronting towers.
- Community plan record
Golf-course views and mature grounds
Adjacent to the private Las Vegas Country Club, Regency Towers units with eastward or northward orientation capture golf-course and valley views that newer buildings cannot replicate.
- Nevada Revised Statutes 361.471
Tax-capped carrying costs
Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable.
- Community plan record
Lock-and-leave vintage character
400 units, pool, fitness center, and secured parking managed by a 1974 building association that has been operating and maintaining the property for over five decades.
WHY BUY IN REGENCY TOWERS
What Are the Top 10 Reasons to Buy a Home in Regency Towers?
Regency Towers' case rests on value and location: the lowest entry-price high-rise adjacent to the Las Vegas Country Club, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a five-minute drive to the Strip. Ten sourced reasons follow.
Entry from $150,000
The most approachable high-rise entry price in the Las Vegas Valley — five minutes from the Strip and adjacent to a private country club.
Community plan record
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings for any household relocating from a high-tax state.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, keeping long-run carrying costs predictable.
NRS 361.471
Five minutes to the Strip
The most central non-Strip high-rise address in the valley — faster Strip access than most Las Vegas condos at any price.
Community drive times
Las Vegas Country Club adjacency
Golf-course views, mature trees, and private grounds that no newer building adjacent to the Strip can replicate.
Community plan record
Classic lock-and-leave lifestyle
Pool, fitness center, secured parking, and on-site management — no yard, no exterior maintenance, keys-and-go.
Community plan record
Investor and rental potential
The 45% owner-occupancy rate and central location create rental demand from the Strip-adjacent professional workforce.
Community plan record
Pied-à-terre value play
Entry from $150,000 makes Regency Towers one of the most accessible second-home purchases in the Las Vegas market.
Community plan record
400-unit scale and community
Large enough for active building life and management resources; small enough that residents know each other over time.
Community plan record
Vintage building character
A 1974 Irwin Molasky tower with over 50 years of operating history — established infrastructure, settled common areas, and a known association track record.
Community plan record
New Construction
Who Builds New Homes Near Regency Towers?
No production builder operates inside Regency Towers — the building completed its 400 units in 1974 and today's opportunities are resale only. Buyers who want new high-rise construction nearby should explore the newer Strip-corridor towers, or pivot to master-planned communities like Summerlin or Henderson for new single-family builds. Incentives change monthly — verify current offers before you write anything.
Luxury & Move-Up
Toll Brothers
Closest luxury new-build profile for Regency Towers buyers upgrading to single-family
Family & Mid-Market
Lennar
Broadest new-build selection for buyers ready to leave the condo market
55+ Active Adult
Pulte / Del Webb
Active-adult new builds for Regency Towers downsizers comparing single-family options
Family
Richmond American
Value-oriented new builds outside the urban condo market
Entry & Move-Up
Century Communities
Entry-level new construction for buyers pricing into the single-family market
Outdoor Recreation
What Outdoor Amenities Does Regency Towers Offer?
A building pool, the Las Vegas Country Club grounds adjacent, and the Strip promenade five minutes away — Regency Towers trades raw acreage for urban access. The City of Las Vegas maintains the surrounding park and trail network, usable through 300 days of annual sunshine.
IN-BUILDING
Regency Towers Pool
Resident poolPool · Lounge areasResidents
The building's resident pool on the five-acre campus — the most convenient recreational amenity for building owners and lock-and-leave users.
ADJACENT
Las Vegas Country Club (adjacent)
Championship courseGolf (private member)Members only
The private Las Vegas Country Club golf course sits immediately adjacent to the building, providing golf-course views and mature tree coverage that no neighboring property can take away.
~5 MIN
Bellagio Fountains & Promenade
~8 acresWalking · Shows · GardensFree
The Bellagio's world-famous fountain show and surrounding Strip promenade — an evening walk that requires no car and no tickets, five minutes from Regency Towers.
~5 MIN
The Park Las Vegas
~5 acresGreen space · Dining · ArtFree
The open-air public park between New York-New York and the T-Mobile Arena — restaurants, art installations, and green space in the Strip corridor.
~15 MIN
Sunset Park
~324 acresLake · Sports · TrailsFree
One of the valley's largest parks: a lake, sports fields, walking trails, and picnic areas maintained by Clark County, about fifteen minutes southeast.
~10 MIN
Downtown Container Park
Urban districtShopping · Dining · EventsFree
The Fremont East arts and entertainment district — boutique shops, restaurants, and outdoor events in the revitalized Downtown Las Vegas corridor.
~30 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management, thirty minutes west.
~25 MIN
Las Vegas Ballpark (Summerlin)
AAA stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators — affordable outdoor sports entertainment in the Downtown Summerlin district, twenty-five minutes west via I-15 and Summerlin Parkway.
The Regency Towers Lifestyle
What Does a Weekend at Regency Towers Look Like?
Three moods within minutes of the building: a morning lap in the pool, the Bellagio Fountains walk five minutes by car, and the Strip's dining corridor any evening — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management thirty minutes west when you want to escape the city.
400Units in the Building
1974Year Built
5Minutes to the Strip
300Days of Sunshine Annually
THIS WEEKEND'S OPEN HOUSES
Can You Tour Regency Towers Units This Weekend?
Open houses in Regency Towers require advance coordination with building security — you cannot drive up unannounced. Our team arranges building entry and multi-unit tours on the same visit so you can compare floor tiers and view orientations efficiently. Set up instant alerts or browse every active listing now.
Quick Answer
What does an HOA cost in Regency Towers?
Regency Towers HOA dues run $300 to $700 per month depending on unit size and sub-association. Fees cover pool, fitness center, secured parking, water, trash, insurance on common elements, on-site management, and common-area maintenance across the five-acre campus. In a 1974 building, always pull the full resale package — current dues, reserve study, and any pending capital assessments — early in your Nevada escrow. A thin reserve fund in a vintage tower is the most common budget surprise buyers encounter.
Moving to Regency Towers
Should I Move to Regency Towers?
Buyers from Los Angeles and the Bay Area discover Regency Towers delivers Las Vegas high-rise living — five minutes from the Strip, adjacent to the Las Vegas Country Club — at a fraction of California urban pricing. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that difference funds most relocations.
Why California Buyers Are Choosing Regency Towers
The tax math is straightforward: California's 13.3% top marginal state income tax versus Nevada's zero means a household earning $250,000 saves roughly $25,000 per year in state income taxes alone. Regency Towers adds what California urban condo buildings can't match at the price: entry from $150,000 in a controlled-access building five minutes from the Strip, an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, and golf-course views adjacent to the Las Vegas Country Club.
At a $400,000 budget, West Hollywood buyers are looking at a studio in a building with no amenities and a 45-minute commute. That same budget at Regency Towers secures a spacious upper-floor condo with valley and golf-course views, pool, fitness center, and controlled-access parking — five minutes from the Las Vegas Strip — in one of the valley's most walkable ZIP codes.
According to Las Vegas REALTORS, the ZIP 89109 area median list price runs approximately $350,000, with Regency Towers units spanning $150,000 to $400,000 depending on floor, orientation, and renovation level. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data lets you benchmark area safety, and the U.S. Census Bureau tracks the Las Vegas metro population growth that continues to underpin demand in ZIP 89109.
Regency Towers residents skew a mix of owner-occupants, investors, and second-home buyers — community records show 45% owner-occupied across the 400 units, with average household income near $85,000. The building's location in ZIP 89109 puts residents five minutes from the Strip employment core, ten minutes from Downtown Las Vegas, and fifteen minutes from Harry Reid International Airport — making it one of the most commute-efficient addresses in the valley for hospitality, entertainment, and professional workers.
Cost of Living Snapshot — Regency Towers vs. Los Angeles
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada levies no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters here: central high-rise living adjacent to a private golf course that starts at $150,000 in Regency Towers starts at $700,000 or more in comparable Los Angeles urban buildings.
| Metric | Regency Towers, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Condo Price | From $150,000 | $700K+ (comparable urban) |
| Median List Price (area) | ~$350,000 | $850K+ (comparable zip) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| Airport Commute | ~15 min (Harry Reid) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Regency Towers Rental Market — Rent vs. Own
Regency Towers maintains a 45% owner-occupancy rate per community records, meaning rental units surface more frequently than at guard-gated estate communities. Investors favor the building for its central location and approachable entry price. Short-term rentals are tightly regulated by the City of Las Vegas and restricted by the building's CC&Rs — always review current rental rules before underwriting any short-term income strategy on a Regency Towers purchase.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG community records
Already planning a move to Regency Towers? Our team coordinates building access, pulls the HOA resale package, advises on floor-tier and view-orientation pricing, and connects you with lenders experienced in vintage Las Vegas condos.
Start Your Condo SearchRELOCATION TIMELINE
How to relocate to Regency Towers in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Regency Towers 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 unit tier and set a budget
Decide which Regency Towers tier you're buying: $150K entry lower-floor, $200K–$300K mid-floor, or $300K–$400K renovated upper-floor golf-view. Each carries different renovation requirements, view quality, and financing paths.
Get pre-approved — vintage-condo-aware
Confirm condo warrantability with your lender before relying on conventional financing. Portfolio lenders can fill the gap, but at higher rates. Cash buyers sidestep the issue entirely; our team can refer lenders who have closed Regency Towers transactions.
Hire a Regency Towers specialist
With 400 units and wide renovation variance, floor-tier and view-orientation value differences require judgment — not just a price-per-square-foot estimate. Work with an agent who knows the building's track record floor by floor.
Tour in person or virtually
Building access requires advance coordination — our team arranges multi-unit same-day tours so you can compare floor tiers and orientations efficiently. Virtual walkthroughs work well for out-of-state buyers doing initial screening.
Write and negotiate the offer
Cash is common at entry price points; financed buyers compete with clean terms and lender-confirmed building approval. Ask us where each seller actually stands before you write.
HOA docs, reserve study & building diligence
Order the resale package immediately: current dues, reserve study, and assessment history. In a 1974 building, a thin reserve fund or recent special assessments are the most common surprises — identify them now, not at closing.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Cash can close in 7-14. Budget extra time if your lender needs condo project review.
Close, move, and register
Transfer utilities (NV Energy, Las Vegas Valley Water District), register your parking spot and access fob with building management, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Regency Towers Economy?
Regency Towers residents reflect the professional and investor profile of ZIP 89109 — hospitality workers, professionals, investors, and second-home owners. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, and community records put average household income near $85,000 — driven by the Strip employment core five minutes away.
$85,000+Avg household income, Regency TowersNREG community plan record
45%Owner-occupied unitsCommunity plan record
5 minTo the Strip employment coreLas Vegas Blvd corridor
10 minTo Downtown Las VegasArts, dining, government employment
Top Regency Towers Area Employers
- Las Vegas Strip resort corridorThe metro's largest single employment cluster — casino, hospitality, entertainment, and retail — five minutes from the building
- MGM Resorts InternationalOne of the valley's largest employers, headquartered adjacent to the Strip corridor near Regency Towers' ZIP code
- Caesars EntertainmentResort operations, corporate, and hospitality employment throughout the Strip corridor
- University Medical Center of Southern NevadaThe region's primary safety-net hospital, about ten minutes northeast
- Downtown Las Vegas offices & governmentClark County, City of Las Vegas, and law/finance offices clustered in the Downtown core, ten minutes north
- Las Vegas Convention Center DistrictConvention and tradeshow operations driving year-round professional traffic within the ZIP 89109 corridor
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Regency Towers Compare to Turnberry Place, The Signature & Las Vegas?
If you're weighing Regency Towers against other central Las Vegas high-rises, this side-by-side covers the metrics buyers ask about most, updated June 2026. Regency Towers wins on entry price and location centrality; Turnberry Place on newer construction and luxury finish; The Signature on Strip branding. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Regency Towers | Turnberry Place | The Signature at MGM Grand | Las Vegas (city) |
|---|---|---|---|---|
| Entry Price | From $150,000 | From $500K | From $300K | From $150K |
| Median List Price (area) | ~$350,000 | ~$600K+ | ~$400K+ | $476K |
| Days on Market | ~60 | ~45 | ~50 | 20 |
| Year Built | 1974 | 2006–2009 | 2006–2008 | Various |
| Total Units | 400 | ~580 | ~1,700+ | N/A |
| HOA Range | $300–$700/mo | $700–$1,500/mo | Hotel-branded dues | Varies |
| Amenities | Pool, fitness, parking | Resort pool, concierge, spa | Strip resort amenities | Varies |
| Strip Access | 5 min drive | 10 min drive | On-Strip | 5–20 min |
| Best For | Value · Investors · Pied-à-terre | Luxury · Newer build · Professionals | Strip lifestyle · Rental · Condo-hotel | All buyers · Full selection |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Regency Towers income and population figures are community plan-record values; crime and city demographics are Las Vegas citywide — the Census and FBI do not tabulate the building separately. Last updated June 2026.
Cost of Ownership
What Will Regency Towers Cost You Each Month?
A $350,000 mid-floor Regency Towers unit runs about $2,850 monthly with 10% down at 7% per Freddie Mac's rate survey — including the HOA dues the building carries. The tabs below model your payment, compare renting, and budget across unit tiers from entry lower-floor to premium upper-floor.
Payment Estimator
Estimate Your Regency Towers Payment
$2,755
Estimated Monthly Payment
- Principal & Interest$2,096
- Property Tax$178
- Insurance$150
- HOA$200
- PMI$131
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 in Regency Towers right now?
Rental rates in ZIP 89109 remain firm given Strip-adjacent demand. For 5+ year holds, ownership at entry pricing builds equity at a pace rental payments cannot match.
OWN (10% DOWN, 7%)
$2,880 / mo
- Principal & Interest
- $2,095
- Property Tax (~0.6%)
- $175
- Homeowners Insurance
- $80
- HOA (building dues)
- $400
- PMI (10% down)
- $130
5-year net cost:~$88,000
Equity built:~$112,000
RENT (MODELED CENTRAL LV)
$1,800 / mo
- Comparable Central LV Rental (modeled)
- $1,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$120,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $350,000 Regency Towers unit for five years nets cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $112,000 in equity (including the down payment) while the renter walks away with none. Value-play appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $400/mo blended HOA, modeled $1,800 central LV rental.
HOA Fees by Community
HOA Fees by Unit Tier
Every Regency Towers unit funds the pool, fitness center, secured parking, on-site management, and common-area operations through its association. The exact figure depends on unit size and any sub-association layer. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Lower-Floor Entry Units
$300–$450 / mo
Original-finish or minimally updated lower-floor units
$300–$450
Includes:
Pool, fitness center, secured parking, water, trash, common-area maintenance
Renovation note
Additional owner cost
Includes:
Budget kitchen/bath updates separately — not HOA-funded
Mid-Floor and Upper-Floor Units
$400–$700 / mo
Mid-floor partially updated units
$400–$550
Includes:
Full building operations plus any sub-association layer for premium common areas
Upper-floor renovated units
$500–$700
Includes:
Top-tier building coverage; confirm exact dues at the sub-association level before closing
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and rental-restriction policy
Reserve study review
Critical for 1974 building
Includes:
Underfunded reserves in a vintage tower signal future special assessments — price the risk into your offer
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Regency Towers?
Location is Regency Towers' superpower: Paradise Road, the I-15, and Sahara Avenue are all within minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Regency Towers destinations beat that comfortably: five minutes to the Strip, ten to Downtown, fifteen to Harry Reid International Airport.
Drive Times from Regency Towers
- ~5 minLas Vegas Strip (nearest casino)Las Vegas Blvd via Sahara or Desert Inn
- ~10 minDowntown Las Vegas (Fremont St)I-15 north or Las Vegas Blvd north
- ~15 minHarry Reid International AirportParadise Rd south or I-15 south
- ~20 minHendersonI-515 / US-95 south
- ~25 minSummerlinI-15 north → Summerlin Pkwy
- ~20 minNorth Las VegasI-15 north
- ~30 minRed Rock CanyonW Charleston Blvd west
- ~55 minMt. CharlestonUS-95 north → SR-157
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 Regency Towers condo?
Most Regency Towers purchases close in 30 to 45 days through a Nevada escrow company; cash offers can close in 7 to 14 days. Financed buyers should budget extra time if the lender needs a condo warrantability review — more common with vintage towers. Request the HOA resale package at contract to avoid delays.
Quick Answer
What down payment do you need to buy in Regency Towers?
Plan on 10–25% down depending on your financing path. On a $350,000 unit, 10% is $35,000 — but vintage towers can be non-warrantable, potentially requiring 20–25% through a portfolio lender at a higher rate. Cash buyers sidestep the issue entirely; our team can refer lenders who have already approved Regency Towers transactions. VA loans allow 0% down for eligible veterans if the building passes VA condo approval.
Regency Towers FAQ — 18 Answers
What Do Regency Towers Buyers Most Frequently Ask?
Most AskedWhat is the price range for units in Regency Towers?
Regency Towers units sell between $150,000 and $400,000 — an approachable range for a 400-unit high-rise in ZIP 89109 adjacent to the Las Vegas Country Club. The area median runs $350,000 per Las Vegas REALTORS, and homes average about 60 days from list to offer. Floor height, view orientation, and renovation level drive the spread.
What are HOA fees in Regency Towers?
Plan for $300 to $700 per month in HOA dues at Regency Towers. Fees cover building maintenance, pool, fitness center, secured parking, water, trash, insurance on common elements, and common-area upkeep. In a building from 1974, reserve funding and recent capital-project history deserve extra scrutiny — request the full resale package early in your 30-to-45-day Nevada escrow and review it before removing contingencies.
Is Regency Towers guard-gated?
Yes — Regency Towers maintains controlled-access entry with secured parking and on-site security staffing, providing a residential environment that is more private than most Las Vegas mid-rise condos. Every visitor passes through building security, so coordinate showings in advance. The setting adjacent to the private Las Vegas Country Club reinforces the gated character of the broader campus.
What views are available from Regency Towers?
Views span the Las Vegas Valley, the Spring Mountains, the Las Vegas Country Club golf course, and the city skyline — varying by floor and orientation across this 1974 high-rise. Upper floors deliver the longest sightlines and command the strongest premiums within the $150,000 to $400,000 range. Comparing multiple exposures side by side, not just the first available unit, is the single most effective value move a Regency Towers buyer can make.
What amenities does Regency Towers offer?
Regency Towers offers a pool, fitness center, controlled-access secured parking, on-site management, and shared common areas across its five-acre site adjacent to the Las Vegas Country Club. As one of the valley's vintage towers, the amenity set is classic rather than resort-flashy — the $300 to $700 monthly dues fund full building operations rather than a spa stack. Tour common areas in person and ask for the association's recent maintenance record.
Can I rent out my unit in Regency Towers?
Often yes, but confirm before you commit: Regency Towers maintains rental restrictions in its HOA bylaws, and in established vintage towers those rules can be stricter than newer buildings. Minimum lease terms and any rental caps appear in the resale package, which you should request at the start of escrow. Our team verifies the current rental policy with the association before clients write an offer — call (702) 637-1759 if rental income is part of your plan.
What schools serve Regency Towers residents?
Regency Towers is zoned to Clark County School District campuses in the central Las Vegas corridor: John C. Fremont Elementary (6/10), Fremont Middle School (5/10), and Clark High School (6/10) per GreatSchools. Private options within reach include Bishop Gorman High School and The Meadows School (both A+), and charter options include Coral Academy of Science (8/10). Verify current zoning for any specific unit before you write an offer, as CCSD boundaries shift periodically.
What are property taxes like in Regency Towers?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of a home's 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 $350,000 Regency Towers unit that means approximately $1,750–$2,450 per year — a fraction of what a comparable condo carries in coastal California at the 1.2%+ effective rate.
Is Regency Towers a good investment?
It can be, especially for value-focused buyers and investors: Regency Towers offers high-rise living from $150,000, well under newer-tower pricing, with lock-and-leave convenience, rental potential, and the location advantage of ZIP 89109 adjacent to the Las Vegas Country Club. The key diligence items in a 1974 building are the reserve study, recent capital projects, and rental restrictions — our team reviews the resale package with every buyer. Call (702) 637-1759 to get started.
How does Regency Towers compare to newer Las Vegas high-rises?
Regency Towers wins on price and character: entry near $150,000 is roughly half the floor at newer Strip-corridor towers, the Las Vegas Country Club adjacency and mature trees create a park-like setting no newer tower replicates, and the 400-unit scale means you are not living in a hotel. Trade-offs are the 1974 vintage building systems, a classic rather than resort amenity set, and wider variance in unit finish quality — which is exactly the homework our agents do before every offer.
What is the condo warrantability situation for financing at Regency Towers?
Vintage towers like Regency Towers sometimes carry non-warrantable condo designations, which limits conventional Fannie Mae/Freddie Mac financing and may require portfolio lenders at higher rates — or a larger down payment. Before choosing a financing path, have your lender run the building through their condo review process. Cash purchases sidestep the issue entirely. Our team can refer lenders who have already worked transactions in the building; call (702) 637-1759.
What is the Nevada tax advantage for Regency Towers buyers?
Nevada levies zero personal state income tax per the Nevada Department of Taxation — a household earning $200,000 saves roughly $13,300 per year versus California's 13.3% top rate per the California Franchise Tax Board. The state caps annual property-tax increases on a primary residence at 3% under NRS 361.471. Combined with no Nevada inheritance or estate tax, the fiscal math strongly favors ownership here versus comparable California urban condo alternatives.
How long does it take to close on a Regency Towers unit?
Most Regency Towers purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common at this price point from investors and second-home buyers — can close in as few as 7 to 14 days. Financed buyers should budget extra time if the lender needs to complete a condo project review or reserve study analysis for a vintage building. Request the HOA resale package the day you go under contract to avoid delays.
Is Regency Towers right for a pied-à-terre or second home?
It is one of the strongest pied-à-terre plays in the valley: five minutes to the Strip, a controlled-access building with on-site management, and entry pricing from $150,000 that makes the carrying cost math work even for occasional use. The pool, fitness center, and secured parking mean your unit is ready when you arrive without yard or exterior maintenance on your calendar. Verify rental restrictions before planning any short-term income to offset carrying costs.
What should I know before buying in Regency Towers?
Four things move real money here. First, building vintage: a 1974 tower means review the reserve study and recent capital projects carefully. Second, condo warrantability: confirm lender building approval before relying on conventional financing. Third, view and floor tier: orientation and height drive meaningful price differences inside the $150,000 to $400,000 range. Fourth, rental restrictions: read the CC&Rs before underwriting any rental income. Call (702) 637-1759 and we will walk through each item before you write.
What down payment do you need to buy in Regency Towers?
Plan on 10–25% down depending on your financing path. On a $350,000 unit, a 10% conventional down payment is $35,000 — but vintage towers can be non-warrantable, potentially requiring 20–25% down through a portfolio lender. Cash buyers at this price point are common and sidestep the lender-approval step entirely. VA loans allow 0% down for eligible veterans if the building passes VA condo approval. Have your lender run the project review before you finalize your financing structure.
How much are monthly costs at Regency Towers?
On a $350,000 purchase with 10% down at 7%, model roughly $2,100 in principal and interest, $175 in property taxes, $80 in insurance, and $400–$700 in HOA dues — total carrying cost of $2,755–$3,055 per month. That all-in figure compares favorably to comparable strip-adjacent rentals in ZIP 89109. Pull the full resale package — current dues, reserve study, and any pending assessments — before you commit.
Can Nevada Real Estate Group help me buy or sell in Regency Towers?
Yes — our team has worked transactions across the Las Vegas high-rise market, including vintage towers like Regency Towers. We coordinate building access, pull the HOA resale package, advise on floor-tier and view-orientation pricing, and connect buyers with lenders experienced with vintage condo buildings. Call (702) 637-1759 or submit the form on this page and a specialist will respond within the hour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Regency Towers?
These are the eight queries Regency Towers buyers actually type into search and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and building facts from the community plan record.
Is Regency Towers in Las Vegas or Henderson?
Regency Towers is in Las Vegas, Nevada — specifically in ZIP 89109, adjacent to the private Las Vegas Country Club east of the Strip between Sahara Avenue and Desert Inn Road. It is a City of Las Vegas address served by Las Vegas Metropolitan Police.
Who built Regency Towers Las Vegas?
Regency Towers was developed by Irwin Molasky and completed in 1974. Molasky was a prominent Las Vegas developer responsible for several landmark properties in the mid-century era; Regency Towers stands as one of his residential legacies adjacent to the Las Vegas Country Club.
Is Regency Towers a co-op or a condo?
Regency Towers operates as a condominium association under Nevada law, not a co-op. Buyers receive a deed to their individual unit and can finance with a mortgage — though lenders must confirm the building's condo project approval and warrantability before you rely on conventional financing.
Can you finance a Regency Towers unit?
Yes, but confirm condo warrantability with your lender first. Vintage towers sometimes carry non-warrantable designations that limit financing to portfolio lenders at higher rates or require larger down payments. Cash purchases sidestep the issue. Call (702) 637-1759 for a referral to lenders who have closed transactions in the building.
What is the price per square foot in Regency Towers?
Price per square foot varies widely by floor, view orientation, and renovation level — the range from $150,000 entry to $400,000 premium units in the same building makes a single $/SF figure misleading. Our agents pull the most recent closed comparables matched to your specific target unit type before any offer; call (702) 637-1759.
Are there short-term rental restrictions at Regency Towers?
Short-term rentals are restricted by both the City of Las Vegas and the building's CC&Rs. Always review the current rental policy with the association before committing to any income strategy on a Regency Towers purchase. Our team confirms the current rules with the building management before clients write an offer.
What floor is best in Regency Towers?
Upper floors with northward or eastward orientations capture golf-course, mountain, and valley views that command the strongest premiums — the view is permanent since the Las Vegas Country Club grounds are not subject to development. Lower floors trade that view for the lowest entry price in the building. Our agents can show both on the same tour; call (702) 637-1759.
Is Regency Towers near the Las Vegas Strip?
Yes — Regency Towers is approximately five minutes from the Strip by car via Sahara Avenue, making it one of the most Strip-proximate residential addresses that is not itself on the Strip. The location delivers urban access without Strip noise or commercial traffic at the building level.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct market knowledge, 6,225+ closed transactions, and $4.1B+ in volume since 2009 — across 9,061+ verified five-star reviews. Our agents have represented buyers and sellers throughout the Las Vegas high-rise market, including vintage towers like Regency Towers where knowing HOA reserves, condo warrantability, and floor-tier value differences is the whole game.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Regency Towers Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2009 — in a 400-unit vintage tower like Regency Towers, knowing the building's reserve history, condo warrantability, and floor-tier value differences is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Regency Towers?
Compare Regency Towers with neighboring high-rises and nearby cities across the Las Vegas Valley. Six options within 25 minutes — from Turnberry Place five minutes north to Summerlin 25 minutes west — each card pairs the commute time with price positioning so you can judge whether a different address buys more home for the money.
5 MIN S
The Signature at MGM Grand
From $300K
5 min from Regency Towers
View The Signature at MGM Grand →A–Z INDEX
Which Las Vegas High-Rise Communities Can You Explore A–Z?
Regency Towers sits within the broader Las Vegas high-rise market, where entry prices range from $150,000 at vintage towers to $1M+ at newer luxury builds. The four entries below are indexed alphabetically — each links to its community hub page so you can compare pricing, amenities, and location before your first tour.
KEEP LEARNING
What Else Should You Read About Regency Towers?
These guides extend the research most Regency Towers buyers do next — understanding the citywide Las Vegas condo market, comparing nearby high-rises, and mapping the buying process. Each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →HIGH-RISE COMPARISON
Turnberry Place Las Vegas
How the newer luxury high-rise one mile north compares to Regency Towers on price, amenities, and building vintage.
Read →Sources & Methodology
Where Does This Regency Towers Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Regency Towers' 400-unit building is not separately tabulated by the Census or MLS at the enclave level, so we present ZIP 89109 figures as area benchmarks — not building-only claims — and omit per-floor medians that small samples cannot support.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89109. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Regency Towers is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, short-term rental ordinance, and zoning for ZIP 89109. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for ZIP 89109 campuses. greatschools.org
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income tax rates used in the NV-vs-CA tax comparison. ftb.ca.gov
- Nevada Department of Taxation — Confirmation of Nevada's zero personal state income tax. tax.nv.gov
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