The Gramercy Condos & Townhomes For Sale

KEY TAKEAWAYS

What Should You Know About The Gramercy at a Glance?

The Gramercy pairs 320 condos and townhomes priced $300K–$700K in a mixed-use mid-rise above a walkable plaza, with HOA dues of $300–$700/mo covering building services — per Las Vegas REALTORS data, benchmarked to Las Vegas city demographics from the U.S. Census. Five takeaways below explain what sets this southwest Las Vegas address apart.

• Mixed-use walkability: condos and townhomes sit above a plaza of restaurants and offices in the 215/Russell corridor — unusual walkability for southwest Las Vegas.
• Value-tier entry: from $300K to $700K, The Gramercy is one of the most accessible modern mid-rise addresses in the southwest Las Vegas valley.
• Best for: young professionals, investors, and California relocators who want lock-and-leave urban convenience with 215 Beltway access.
• HOA covers the basics: $300–$700/mo bundles pool, fitness, concierge, secured parking, water, and trash — no deferred maintenance surprises.
• Do your homework: building warrantability, the CC&Rs rental policy, and dues specific to your unit type all need early diligence before you go under contract.

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

PRICE DISTRIBUTION

How Do The Gramercy Units Break Down by Price?

The Gramercy's 320 residences span a $300K–$700K range that splits into standard condo units and larger townhome-style residences, per the community plan record and Las Vegas REALTORS MLS data. The bands below reflect where competition actually concentrates in this building.

Tiers reflect the community plan record and typical 2026 active-listing distribution · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Building inventory changes weekly — treat tiers as qualitative guidance and pull current actives from the live search.

SAFETY & CRIME

Is The Gramercy Safe?

• SecuredControlled entry at all access pointsConcierge or front-desk staff
• CCTVSurveillance throughout common areasBuilding security system
• LVMPDCity of Las Vegas Metro Police coverage89148 patrol zone
• GatedControlled-access parking structureResident and verified-guest only

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the building plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Gramercy Score?

The Gramercy earns strong marks for value, urban walkability, and 215 Beltway convenience, with honest trade-offs on building security depth and CCSD school ratings. Below is our category-by-category report card — the same six factors our agents walk through with every southwest Las Vegas condo buyer before a first tour.

• B+

  Grade B+: Safety

  Secured entry, concierge, surveillance, and controlled-access parking — solid urban mid-rise security, though not the staffed-gate-and-patrols stack of traditional guard-gated communities.

• B

  Grade B: Schools

  Zoned CCSD campuses rate 5–6/10 per GreatSchools; Bishop Gorman (A+) and The Meadows School (A+) are accessible private options within twenty minutes.

• A

  Grade A: Value

  $300K–$700K with HOA-bundled amenities is among the most competitive value propositions in southwest Las Vegas mid-rise living.

• A-

  Grade A-: Amenities

  Pool, fitness center, concierge, secured parking, and a walkable mixed-use plaza — the urban convenience stack most southwest Las Vegas communities cannot offer.

• B+

  Grade B+: Outdoor Access

  The Park Las Vegas five minutes away, Sunset Park twenty minutes east, Red Rock Canyon thirty-five minutes northwest — reasonable southwest Las Vegas outdoor radius.

• A

  Grade A: Commute

  Immediate 215 Beltway access — fifteen minutes to the airport, twenty to the Strip, twenty-five to Downtown Summerlin. Few southwest LV addresses match this directional flexibility.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the The Gramercy Area Growing?

The Gramercy itself holds 320 units in a completed 2008-vintage building — growth happens through resales and rental turnover, not new supply. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the 215/Russell southwest corridor remains one of the valley's most sought-after for urban convenience seekers.

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 The Gramercy Score for Livability?

The Gramercy scores highest on value, walkability, and 215 Beltway commute access: $300K–$700K entry, a walkable mixed-use plaza, and fifteen-minute airport runs. Honest trade-offs are the lower-rated zoned CCSD schools and the urban-building rather than guard-gated security model. Six categories below, benchmarked to Census and LVR data.

• 78B+

  Overall Livability

• 62D+

  Schools (zoned public)

• 74B+

  Safety (secured entry)

• 88A-

  Value (price/amenity ratio)

• 80B+

  Amenities

• 86A-

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the The Gramercy 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 the 89148 corridor trades against. The Gramercy's 320 units in a single building provide a meaningful pool for trend analysis; the cards below summarize the building's key indicators alongside citywide context.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the The Gramercy market right now?

The Gramercy sits in a moderately competitive southwest Las Vegas condo market — 320 units generate steady turnover, median days on market run about 55, and pricing is transparent because the building has enough sales volume to produce reliable comps. The $300K–$700K range attracts comparison shoppers from across the southwest valley, so well-priced units move; overpriced listings sit.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Building-level statistics reflect available MLS data for the 89148 corridor; treat unit-level figures as indicative until you pull the specific comp set for your target unit.

Unit Type Comparison

How Do The Gramercy's Unit Types Compare?

A like-for-like comparison of The Gramercy's main unit categories — entry pricing, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: specific per-unit medians change frequently in a 320-unit building; entry points reflect the plan record and typical 2026 active-listing ranges.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-unit $/SF and DOM figures reflect 89148 corridor benchmarks; building-specific data fluctuates with available inventory.

Unit Type Deep Dive

What's Inside The Gramercy's Unit Formats?

BY ZIP CODE

How Does The Gramercy's ZIP Code (89148) Break Down?

ZIP code 89148 spans the southwest Las Vegas corridor around The Gramercy, mixing condo communities, single-family neighborhoods, and the 215 Beltway commercial strip. The table below situates The Gramercy within that broader market so buyers understand what the ZIP-area median means versus what the building itself delivers.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Unit-level $/SF and year-over-year change are intentionally omitted where sample size is insufficient. Boundaries per Clark County GIS.

WHY THE GRAMERCY

Why Does The Gramercy Stand Apart From Its Peers?

From the mixed-use walkable plaza to the 215 Beltway access, The Gramercy fills a niche few southwest Las Vegas communities match. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, LVR market data, Census figures, and the community plan record — so you can check every claim.

1. 1

   Mixed-use walkable plaza

   Restaurants and professional offices built into the ground floor — a live-work-dine configuration rare in southwest Las Vegas communities at this price point.

   Community plan record
2. 2

   Value-tier entry for modern condo living

   From $300K to $700K for modern condos and townhomes with HOA-bundled pool, fitness, and concierge — the southwest valley's strongest amenity-to-price ratio.

   Community plan record · LVR data
3. 3

   215 Beltway directional flexibility

   Fifteen minutes to the airport, twenty to the Strip, twenty-five to Downtown Summerlin — The Gramercy's location connects every major valley destination without a single traffic light between.

   Community plan drive times
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keeps long-run ownership costs predictable and far below comparable California urban condos.

   Nevada Revised Statutes 361.471
5. 5

   320-unit comp transparency

   A 320-unit building generates enough annual sales volume to produce reliable comps — pricing is transparent, not guesswork, which protects buyers and sellers alike.

   Las Vegas REALTORS MLS data

WHY BUY AT THE GRAMERCY

What Are the Top 10 Reasons to Buy a Home at The Gramercy?

The Gramercy's case rests on value, walkability, and tax efficiency: $300K–$700K modern condos and townhomes, a mixed-use plaza below, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, with zero state income tax and 215 Beltway access in every direction. Ten sourced reasons follow.

1. 1

   Walkable mixed-use plaza

   Restaurants and offices below the lobby — a live-work-dine setup rare in southwest Las Vegas at any price.

   Community plan record

2. 2

   Value entry from $300K

   Modern condo living with HOA-bundled amenities starts $100K–$200K below comparable Strip-adjacent high-rise product.

   Community plan record · LVR

3. 3

   Zero state income tax

   Nevada levies no personal income tax — meaningful savings for any household relocating from California or other high-tax states.

   Nevada Department of Taxation

4. 4

   3% property-tax cap

   Annual increases on a primary residence are capped by statute, protecting long-term owners from runaway assessment growth.

   NRS 361.471

5. 5

   HOA-bundled operating costs

   Pool, fitness, concierge, secured parking, water, and trash all bundled at $300–$700/mo — no deferred maintenance surprises.

   Community plan record

6. 6

   215 Beltway access

   Fifteen minutes to the airport, twenty to the Strip, twenty-five to Downtown Summerlin — the whole valley in every direction.

   Community plan drive times

7. 7

   Secured urban entry stack

   Concierge, surveillance, controlled-access parking, and secured entry — urban building security at an urban building price.

   Community plan record

8. 8

   Liquid comp market

   320 units generate enough annual sales to keep pricing transparent and comps reliable — a real advantage over boutique buildings.

   Las Vegas REALTORS, June 2026

9. 9

   Lock-and-leave lifestyle

   No yard, HOA handles maintenance, concierge manages building access — ideal for frequent travelers and second-home buyers.

   Community plan record

10. 10

    Bishop Gorman and private school access

    Bishop Gorman High School (A+) and The Meadows School (A+) are both within twenty minutes — strong private options compensate for the zoned public school ratings.

    GreatSchools · drive times

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Gramercy This Weekend?

Open houses at The Gramercy run more frequently than at boutique or guard-gated buildings — 320 units in a mid-rise means sellers welcome broader exposure. Set up instant alerts to catch a new open house within hours, or browse every active listing now and request a private building tour with full floor-plan access.

RELOCATION TIMELINE

How to relocate to The Gramercy in 8 steps

From first research to keys-in-hand, here is the 8–12 week timeline most Gramercy 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 penalties stack.

1. 01

   Pick your unit type and set a budget

   Decide which Gramercy you're buying: $300K entry condo, $500K upper-floor view unit, or $550K+ townhome. Each carries different dues, financing paths, and lifestyle trade-offs worth mapping before you tour.

2. 02

   Confirm building warrantability before choosing a lender

   Not all lenders approve all condo buildings. Have your lender confirm The Gramercy's condo project approval and warrantability first — this determines whether you can use conventional, FHA, or VA financing, or need a portfolio lender.

3. 03

   Hire a southwest Las Vegas condo specialist

   Unit-line pricing, view premiums, HOA document review, and rental-policy nuances all require building-specific expertise. Work with an agent who has closed transactions at The Gramercy or in the 89148 corridor.

4. 04

   Tour the building in person or virtually

   Showings at The Gramercy are straightforward — the building is urban-access, not guard-gated, so we can arrange same-day tours. Walk the amenity deck at peak hours and compare multiple unit lines before committing.

5. 05

   Write and negotiate the offer

   Cash offers close fastest; financed buyers compete with clean terms and a warrantability-confirmed pre-approval. Ask us what the seller's motivation is before you write — it shapes the negotiation.

6. 06

   Inspection and HOA document review

   Order the full resale package in the first week: current dues, reserve study, assessment history, CC&Rs, and the rental policy. The rental policy is especially critical for investors. Read every page before your contingency window closes.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. HOA questionnaire turnaround typically adds a few business days — build that into your calendar.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, LVVWD), register your vehicle and update your license with the Nevada DMV — license within 30 days, registration within 60. The 215 Beltway will carry you everywhere you need from your first week.

ECONOMY & JOBS

What Drives the The Gramercy Economy?

The Gramercy sits in the southwest Las Vegas professional economy: 215 Beltway access reaches the Strip employment core, the Henderson medical corridor, and the Summerlin campus. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically strong, and community records put average household income here at $85,000+.

Top Gramercy-Area Employers

• Strip resort corridor (I-15 and Las Vegas Blvd)The metro's hospitality and entertainment employment core, twenty minutes east on the 215
• Downtown Summerlin corporate and retail corridorOffices, headquarters, and the west side's retail employment hub, twenty-five minutes west
• Harry Reid International Airport and AllegiantMajor employer fifteen minutes south — aviation, logistics, and hospitality support
• Henderson medical and tech corridorDignity Health / St. Rose Dominican, the Henderson medical campus, and growing tech employers, twenty-five minutes southeast
• Clark County School District (southwest region)Area campuses including the southwest Las Vegas school zones
• City of Las Vegas municipal servicesCity administration, planning, and public services for the 89148 address

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

COMMUNITY COMPARISON

How Does The Gramercy Compare to Other Las Vegas Condo Options?

Weighing The Gramercy against other Las Vegas mid-rise and high-rise options, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Gramercy wins on value and walkability; One Queensridge Place wins on amenity depth; Turnberry Place wins on Strip adjacency — sourced to LVR, U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Building figures are community plan record values; citywide statistics are Las Vegas-wide. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Gramercy?

The 215 Beltway is The Gramercy's superpower: immediate access north, south, east, and west connects every major Las Vegas Valley destination. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Gramercy destinations beat that comfortably thanks to the 215.

Drive Times from The Gramercy

• ~15 minHarry Reid International Airport215 Beltway south
• ~20 minLas Vegas Strip (midpoint)215 east → I-15 north
• ~25 minDowntown Las Vegas215 east → US-95 north
• ~25 minDowntown Summerlin215 west → Summerlin Pkwy
• ~25 minHenderson215 east → I-515 south
• ~15 minT-Mobile Arena / Allegiant Stadium215 east → Hacienda
• ~35 minRed Rock Canyon215 west → W Charleston Blvd
• ~55 minMt. Charleston215 west → US-95 north → SR-157

Transportation Options

• Driving

  The default and the strength: immediate 215 Beltway access gives The Gramercy a directional flexibility that most southwest Las Vegas addresses can't match — north to Summerlin, east to the Strip, south to the airport, all without navigating surface streets for long.

• RTC Transit

  RTC bus routes run the nearby corridors, but residents should not plan a car-free life — southwest Las Vegas is an auto-dependent market, and The Gramercy is positioned for drivers who value 215 access, not walkers avoiding a car.

• Cycling

  The mixed-use plaza walkability is real but limited to the immediate block. Regional cycling routes are sparse in the 215 corridor; the Red Rock Canyon scenic loop is an excellent road ride but requires a car to reach the trailhead from The Gramercy.

• Rideshare

  Fast and reliable in the southwest corridor; airport runs run roughly $20–$30 with rideshare, and the 215 Beltway keeps surge pricing lower than in the Strip tourism core.

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

Quick Answer

What down payment do you need to buy at The Gramercy?

Most Gramercy buyers put down 10% to 20%. On a $450,000 unit, that runs roughly $45,000 (10%) to $90,000 (20%) at closing. FHA loans can work for qualifying primary-residence buyers at lower price tiers with as little as 3.5% down — but confirm building FHA approval first. VA loans allow 0% down for eligible veterans. Conventional financing is the most common path; confirm building warrantability with your lender before selecting a loan product.

PEOPLE ALSO ASK

What Else Do People Ask About The Gramercy?

These are the eight queries Gramercy buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, Nevada's largest agent team, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents cover the full Las Vegas condo and mid-rise spectrum — including southwest Las Vegas communities like The Gramercy where HOA knowledge, warrantability experience, and view-tier pricing expertise determine outcomes.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of The Gramercy?

Compare The Gramercy with neighboring Las Vegas high-rise and condo communities, plus nearby master plans. Each card pairs the commute time with price positioning so you can judge whether a different building or community actually buys you more home or amenity for the money.

A–Z INDEX

Which Las Vegas Mid-Rise and Condo Communities Can You Compare A–Z?

The Gramercy sits within the broader southwest Las Vegas and Las Vegas Valley condo market. The communities below are indexed alphabetically for orientation, and our team can pull current listings, HOA documents, and building-specific data for any of them on request.

Sources & Methodology

Where Does This Gramercy Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The Gramercy's 320-unit scale provides meaningful comp data for the 89148 corridor — more transparent than boutique buildings, though individual unit-level figures still require a specific comp pull. Follow any link below to verify a claim.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89148 and the southwest Las Vegas corridor. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Gramercy is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — City services, police coverage, short-term rental rules, and municipal planning for the 89148 address. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89148 corridor. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. Clark County School District (CCSD) — K-12 school boundary data, enrollment, and campus information for the 89148 address. ccsd.net
7. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
8. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
9. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools serving the 89148 corridor. greatschools.org
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026