5/10John C. Fremont Elementary
Zoned · ZIP 89109 (8 min)
K-5650 Students20:1
Near the Strip, Las Vegas
Turnberry Towers Residences For Sale
Nevada's #1 team for Turnberry Towers real estate. Search full-service luxury condominiums — from entry-level studios to upper-floor penthouses — in Las Vegas's premier Strip-adjacent residential high-rise.
RESIDENCE RANGE
$400K–$2.5M+
Community plan record
MEDIAN ACTIVE LISTING
$900K
LVR / GLVAR, June 2026
TOTAL RESIDENCES
~700
Community plan record
MEDIAN DAYS ON MARKET
70
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 Turnberry Towers at a Glance?
Turnberry Towers is Las Vegas's premier Strip-adjacent non-gaming residential high-rise: twin 45-story towers, approximately 700 residences from $400K to $2.5M+, and HOA fees of $800–$2,500+ monthly — per Las Vegas REALTORS data, with city demographics benchmarked to the U.S. Census. Five takeaways below explain what sets these towers apart.
- Strip-adjacent but purely residential: no casino floor, no hotel guests — just full-service condo living steps from the Strip and Convention Center.
- Twin 45-story towers (2006–2007): one of the tallest residential buildings on the Las Vegas skyline, delivering panoramic Strip and Spring Mountains views.
- Full-service amenity stack: resort pools, 24-hour concierge, valet, fitness center, and residents' lounge — a hotel experience without the hotel.
- Nevada tax advantage is real: zero state income tax saves a $500K-income household roughly $51,000 per year versus California's 13.3% top rate.
- Do your homework: HOA dues of $800–$2,500+/mo, condo warrantability, view-tier pricing, and CC&R short-term rental restrictions all require early diligence.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Turnberry Towers Residences for Sale?
Turnberry Towers carries an active pool of listings across its ~700 residences — more liquid than smaller Las Vegas high-rises, per Las Vegas REALTORS MLS data. The newest listings appear below, refreshed daily. Set an alert to see new units within hours of going active.
PRICE DISTRIBUTION
How Do Turnberry Towers Residences Break Down by Price?
Turnberry Towers spans four residence tiers from $400K to $2.5M+, per the community plan record and Las Vegas REALTORS MLS data. The bands below map to the building's distinct unit families — each tier carries different square footage, view quality, and HOA fee levels.
Browse Turnberry Towers Listings
How Can You Find a Turnberry Towers Residence by Tier, View & Price?
Turnberry Towers' approximately 700 residences span four tiers from entry studios to penthouse-level units — each link below opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data. Building inventory turns more actively than boutique high-rises; set an alert to be notified within hours of a new listing matching your criteria.
Which Turnberry Towers Residence Tiers Should You Explore?
Four distinct residence families make up the building, each with different square footage, view orientation, and price tier. Counts below reflect typical active availability.
Top Floors · 2,400–2,800 sq ft
Penthouse-Level Units
Premium Views · Strip & MountainsUpper-Floor Two-Bedrooms
Most Popular Tier · 1,600–2,200 sq ftCore Two-Bedrooms
Entry Tier · 1,000–1,500 sq ftStudios & One-Bedrooms
Guard-Gated · Off-Strip TowersTurnberry Place (nearby)
Strip High-Rise · 55 StoriesSky Las Vegas (nearby)
Strip & Off-Strip OptionsLas Vegas High-Rise Market
All Communities & Price RangesLas Vegas (citywide)
By Residence Tier
Updated daily · 700 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Turnberry Towers Listings First?
Custom alerts by tier, price, beds, and view orientation — no spam, unsubscribe anytime. With approximately 700 residences and active monthly turnover, the right unit may appear several times per month; alert subscribers see it within hours of going live.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION5/10 
9/10
9/10
How Are the Schools for Turnberry Towers?
Schools in ZIP 89109 are not the neighborhood's strongest suit — most Turnberry Towers families with children opt for private schools within 15–20 minutes. Cards below map options by level with honest ratings and drive times.
5/10Top Rated
9/10
9/10Bishop Gorman (lower school)
Private · Summerlin South (15 min)
K-121500 Students12:1
9/10Doral Academy Red Rock
Charter · west valley (20 min)
K-121000 Students20:1
9/10Pinecrest Academy of Nevada
Charter · multiple 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 Turnberry Towers Families?
According to GreatSchools.org, Turnberry Towers families have strong private options within 15–20 minutes — Bishop Gorman, Doral Academy, and Pinecrest Academy — while zoned CCSD campuses in ZIP 89109 score lower than west-side alternatives. 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 | K-12 | A+ | Summerlin South · 15 min | $400,000+ |
| 2 | Doral Academy Red Rock | Charter | K-12 | A+ | West valley · 20 min | $400,000+ |
| 3 | Pinecrest Academy | Charter | K-12 | A+ | Multiple campuses · 20 min | $400,000+ |
| 4 | The Meadows School | Private | PreK-12 | A+ | Peccole Ranch · 20 min | $400,000+ |
| 5 | John C. Fremont Elementary | Public (zoned) | K-5 | 5/10 | ZIP 89109 · 8 min | $400,000+ |
SAFETY & CRIME
Is Turnberry Towers Safe?
Direct Answer
Yes — by building-level security design. Turnberry Towers features 24-hour concierge, controlled lobby access, valet parking, and private elevator foyers on upper floors. The ZIP 89109 corridor is adjacent to the Strip and sees more urban foot traffic than suburban communities; the building's controlled-entry model mitigates these exposure points for residents.
- Building concierge and lobby controlBuilding security, per the plan record
- Controlled parking — no stranger vehicle accessFull-service valet, plan record
- Keyed elevator access to residential floorsBuilding security architecture
- Las Vegas Metro Police — Strip corridor patrolCity of Las Vegas, 2026
What Buyers Should Know
The security model here is layered access control: keyed elevator banks mean non-residents cannot reach residential floors. Lobby concierge screens every visitor before they reach the elevator. Valet parking keeps unvetted vehicles out of the residential garage. Together these create a meaningful security perimeter inside a high-foot-traffic urban corridor.
ZIP 89109 encompasses the Strip entertainment district — property crime rates are higher than suburban ZIP codes, which is the expected urban trade-off. Inside the building, behind controlled access and concierge screening, the day-to-day safety experience is dramatically different from the street level.
For luxury buyers, Turnberry Towers' building-security model is the same controlled-access architecture used in premium Manhattan and Miami high-rises — delivered at a fraction of the coastal price, with the Strip as the backyard.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Building security details per the community plan record. Last updated June 2026.
Living In
What's It Like Living in Turnberry Towers?
The Answer
Living at Turnberry Towers means Strip views from 45 stories, full-service building amenities, and a purely residential environment — concierge, valet, and resort pools without a casino below. The towers sit in ZIP 89109 per City of Las Vegas, steps from Resorts World, five minutes from the Convention Center, and fifteen minutes from Harry Reid International Airport.
What is Turnberry Towers known for?
Turnberry Towers is known for offering Strip-adjacent luxury high-rise living without the casino-resort environment: twin 45-story towers, full-service concierge and valet, resort pools, and panoramic Strip and mountain views — in a purely residential building that does not share its address with a hotel or gaming floor.
Who lives at Turnberry Towers?
Executives, entrepreneurs, California relocators, second-home buyers, and international buyers who want a Strip-adjacent luxury address without living inside a casino resort. The building attracts convention-circuit professionals who value fifteen-minute airport access and walking proximity to the Convention Center.
What is daily life like?
Morning laps in the resort pool or a workout in the fitness center, a short walk or rideshare to the Strip for dinner, and easy airport access for Monday-morning departures — with the concierge handling logistics from guest access to restaurant reservations. Las Vegas Boulevard and its restaurants are minutes away.
Location
Where Is Turnberry Towers
Turnberry Towers sits on Paradise Road just east of the Las Vegas Strip, near the Las Vegas Convention Center and Resorts World Las Vegas, ZIP 89109. Approximately 0.5 miles from the Strip, 15 miles from Harry Reid International Airport.
Las Vegas Strip
5
Min
Las Vegas Convention Center
5
Min
Resorts World Las Vegas
3
Min
Airport (Harry Reid Intl)
15
Min
Downtown Las Vegas
15
Min
Turnberry Towers
At a Glance$900,000
Median Active Listing
$400K–$2.5M+
Residence Range
~700
Total Residences
~70
Median Days on Market
- Setting
- Twin 45-story towers near the Las Vegas Strip
- Towers
- 2 (45 stories each)
- Residences
- ~700 total
- Unit Sizes
- 1,000–2,800 sq ft
- Completed
- 2006–2007
- Developer
- Turnberry Associates
- HOA
- $800–$2,500+/mo
- Security
- 24-hour concierge + controlled lobby
- Gaming
- None on-site — purely residential
- Pools
- Resort-style elevated pool decks
- Airport
- ~15 min to Harry Reid Intl
- Distance to Strip
- ~5 min / walkable
LIVABILITY REPORT CARD
How Does Turnberry Towers Score?
Turnberry Towers earns top marks for Strip proximity, amenities, and airport access, with honest trade-offs on carrying costs and school options. 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 A: Safety
Building-level 24-hour concierge, controlled lobby access, and valet — one security layer rather than the dual community-gate model of guard-gated estates, but robust for a high-rise in its class.
Grade C+: Schools
ZIP 89109 CCSD campuses serve the corridor; most families with children opt for private schools (Bishop Gorman, Doral Academy) within 15–20 minutes.
Grade C: Cost of Living
HOA dues of $800–$2,500+/mo plus jumbo mortgage payments make this a high-carrying-cost address — though far below comparable Strip-adjacent options in Miami or Los Angeles.
Grade A+: Amenities
Resort pools, fitness center, 24-hour concierge, valet, and residents' lounge — a full hotel-service stack without the hotel operation.
Grade A+: Strip & Entertainment Access
Walking distance to the Las Vegas Strip, Resorts World, and Convention Center. Every major dining and entertainment option within minutes by foot or rideshare.
Grade A+: Airport Access
Fifteen minutes to Harry Reid International Airport via I-15 — one of the fastest airport commutes of any luxury residential address in Las Vegas.
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 Turnberry Towers a good place to live?
Yes — if Strip-adjacent full-service luxury living, panoramic views, and fast airport access top your list. Turnberry Towers pairs 1,000–2,800 square foot residences with resort pools, 24-hour concierge, and valet — all steps from the Las Vegas Strip, five minutes from the Convention Center, and fifteen minutes from Harry Reid International Airport. The trade-offs are real: HOA dues of $800–$2,500+ monthly, thinner school options in the ZIP 89109 corridor, and jumbo financing requirements above the conforming limit — but for buyers who value Strip proximity, lock-and-leave living, and Nevada's zero income tax, few Las Vegas addresses compete.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives at Turnberry Towers?
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median household income of $66,820. Inside the towers, the profile skews dramatically higher: community plan records show approximately 1,500 residents across ~700 residences, a median age near 45, and average household incomes well above the city median.
The Census does not tabulate Turnberry Towers separately, so citywide figures serve as the macro backdrop — presented honestly as exactly that. Within the towers, our transaction data shows a mix of executives, entrepreneurs, convention-circuit professionals, California and international relocators, and second-home buyers who choose the towers for Strip proximity, airport access, and the lock-and-leave full-service building stack.
~1,500
vs Las Vegas 656,274
~45
vs Clark Co 38
~700
vs Clark Co ~860,000 households
~60%
vs Clark Co 59%
$400K
vs Clark Co value $391K
$900K
vs LV median $476K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Turnberry Towers is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Turnberry Towers Area Growing?
Turnberry Towers itself is fixed at approximately 700 residences across two towers completed in 2006–2007 — 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 the Strip-adjacent corridor continues to attract high-income in-migrants and second-home buyers.
656,274Las Vegas residents (Census)
~700Turnberry residences (fixed)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the towers, growth is structurally impossible: two 45-story buildings completed in 2006–2007 are the permanent building envelope. That fixed supply, combined with a growing population of high-income households seeking Strip-adjacent full-service living in Las Vegas, is the fundamental scarcity argument for ownership at Turnberry Towers.
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 Turnberry Towers Score for Livability?
Turnberry Towers scores highest on Strip access, amenities, and airport convenience: walking distance to the Strip, a full-service concierge and valet stack, and fifteen-minute airport runs. Honest trade-offs are $800–$2,500+ monthly HOA dues, modest school options in ZIP 89109, and higher carrying costs than suburban alternatives. Six categories below, benchmarked to community plan data.
- 85B+
Overall Livability
- 55C+
Schools (CCSD + private options)
- 88A-
Safety (concierge + controlled lobby)
- 35D+
Cost of Living (HOA + jumbo)
- 97A+
Strip & Entertainment Access
- 96A+
Airport Access (15 min)
MARKET TRENDS · LAST 12 MONTHS
How Is the Turnberry Towers 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 building trades against. With approximately 700 residences, Turnberry Towers has more market depth than smaller high-rises; the cards report the ZIP 89109 context alongside building-specific observations.
Median Active Listing
~$900,000 per LVR — building range spans $400K entry studios to $2.5M+ penthouses
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~70 median days — Strip-adjacent luxury buyer pool is active; well-priced units move faster
vs May 2025
Source: Las Vegas REALTORS
Annual Sales Volume
More liquid than smaller high-rises; ~700 total units produce meaningful monthly transaction data
vs May 2025
Source: Las Vegas REALTORS
70
MEDIAN DAYS ON MARKET
$900K
MEDIAN ACTIVE LISTING
~700
TOTAL RESIDENCES
< 1 hr
OUR RESPONSE TIME
ACTIVE INVENTORY
Get matched with a
Turnberry Towers specialist.
Market Competitiveness
How competitive is the Turnberry Towers market right now?
Turnberry Towers is a moderate-velocity luxury market — more active than ultra-boutique high-rises, with roughly 700 residences providing genuine liquidity. Median days on market run approximately 70; well-priced one- and two-bedroom units in the $500K–$1M range move faster than penthouse-tier units above $1.5M.
55Moderate Luxury Market
- ~70 daysMedian days on market (building)
- ~700Total residences in the building
- ActiveMonthly sales — more liquid than boutique high-rises
- $400K–$2.5M+Full active listing range
Is Turnberry Towers Right for You?
Who Should Buy a Residence at Turnberry Towers?
Turnberry Towers is for the specific buyer who wants Strip-adjacent luxury high-rise living — full-service concierge, resort pools, valet, and walking access to the Strip's dining and entertainment — in a purely residential non-gaming building. Six buyer profiles below match lifestyles to tiers, with the honest pros and trade-offs our team covers with every client.
Which Turnberry Towers Residence Tiers Fit Your Buyer Type?
Convention-Circuit Executives
- Five-minute walk to Las Vegas Convention Center
- 15-minute airport run every Monday morning
- 24-hour concierge handles arrivals and logistics
- Strip dining and entertainment steps from the lobby
California Relocators
- Strip-adjacent luxury at $900K vs. $2M+ in Beverly Hills
- Zero state income tax — $40K–$60K annual savings for most
- 3% property-tax cap under NRS 361.471
- One-hour flight or four-hour drive from Southern California
Lock-and-Leave Second-Home Buyers
- Concierge and valet manage the residence when you're away
- Resort pools and fitness center for every visit — no maintenance
- CC&Rs restrict short-term rentals — ownership rather than rental play
- Fly in Friday, Strip access immediately, fly out Monday
Entertainment & Sports Professionals
- Walking distance to every major Strip venue
- Resorts World entertainment complex adjacent
- Airport fifteen minutes for road-trip departures
- Full-service building handles logistics between dates
Entry Luxury Buyers ($400K–$600K)
- Studios and one-bedrooms offer the lowest Strip-adjacent entry tier
- Full access to resort pools, concierge, and valet at any price point
- More accessible than Panorama Towers or boutique Strip-adjacent high-rises
- Strong rental demand for long-term leases if not owner-occupying
Penthouse & Upper-Floor Buyers ($1.5M+)
- Panoramic Strip and Spring Mountains views from 40+ stories
- Private elevator foyers at the top floors
- Largest units in the building at 2,400–2,800 sq ft
- Fewer comps = more pricing power at the right moment
Best Fit For
- Convention-circuit executives — five-minute walk to the Convention Center, fifteen-minute airport run, and 24-hour concierge handling everything between trips.
- California relocators — Strip-adjacent luxury at $900K versus $2M+ in comparable coastal buildings, with zero Nevada state income tax.
- Lock-and-leave second-home buyers — full-service concierge and resort pools for every visit, with CC&Rs restricting short-term rentals for a quiet building.
- Entertainment and sports professionals — walking distance to every Strip venue, Resorts World adjacent, and airport access fifteen minutes away.
- Entry luxury buyers — studios and one-bedrooms from $400K provide the lowest-cost entry to full-service Strip-adjacent high-rise living in Las Vegas.
- Penthouse buyers — panoramic Strip and mountain views from 40+ stories with private elevator foyers and the largest units in the building.
Ready to explore residences at Turnberry Towers? Our team knows every tier, view orientation, and floor plan in both towers.
Start Your Residence SearchPros
- Walking distance to the Las Vegas Strip — every major restaurant, show, and entertainment venue within minutes
- Purely residential non-gaming building — no casino floor, no hotel guests, no resort commercial traffic
- Full-service amenity stack: resort pools, fitness center, 24-hour concierge, valet, and residents' lounge
- Twin 45-story towers delivering panoramic Strip and Spring Mountains views from upper floors
- Nevada zero state income tax and 3% property-tax cap under NRS 361.471
- 15-minute airport run to Harry Reid International — among the fastest of any luxury residential building
- More liquid than boutique high-rises: approximately 700 residences with active monthly transactions
Honest Considerations
- Carrying costs are real: HOA dues of $800–$2,500+/mo plus mortgage, taxes, and insurance
- School options in ZIP 89109 are limited — most families with children use private schools 15–20 min away
- Condo warrantability: confirm lender building approval before relying on conventional financing
- Short-term rentals restricted by CC&Rs and city ordinance — this is not a vacation-rental investment
- Strip corridor means more urban foot traffic and noise at street level than suburban alternatives
- Summer heat — 105°F+ stretches July through September, intensified in the dense Strip corridor
Residence Tier Comparison
How Do Turnberry Towers' Four Residence Tiers Compare?
A like-for-like comparison of the four residence tiers at Turnberry Towers — entry pricing, square footage, and view orientation — drawn from the community plan record and active-listing data via Las Vegas REALTORS. The table below covers the practical differences between tiers our agents discuss with every buyer.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Penthouse-Level Units | From $1.5M+ | n/a* | n/a* | Rare | Top floors · Panoramic views |
| Upper-Floor Two-Bedrooms | From $900K+ | n/a* | ~70 | Active | Premium views · Core luxury |
| Core One- and Two-Bedrooms | From $600K+ | n/a* | ~65 | Most liquid | Mid-floors · Best liquidity |
| Studios & Entry One-Bedrooms | From $400K+ | n/a* | ~60 | Active | Entry tier · Lock-and-leave |
| International Tower | Varies by floor | n/a* | n/a* | Active | North Tower · Convention views |
| Signature Tower | Varies by floor | n/a* | n/a* | Active | South Tower · Strip views |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Pricing reflects active listing ranges; confirm current availability with our team.
Tier Deep Dive
What's Inside Each Turnberry Towers Residence Tier?
Submarket 1
Penthouse-Level Units
Upper-floor residences at 2,400–2,800 square feet with panoramic Strip, mountain, and city views. Private elevator foyers at the highest floors. The building's most coveted tier — surface when they surface; register interest with our team rather than waiting on MLS.
Browse Penthouse-Level Units homes →$1.5M+Median Price
n/a*Days on Market
RareActive Listings
n/a*Price / Sq Ft
Submarket 2
Upper-Floor Two-Bedrooms
Two-bedroom residences from 1,800–2,200 square feet on upper floors with Strip or mountain view exposure. The sweet spot for buyers who want full luxury without the penthouse price premium — the tier where most executive buyers land.
Browse Upper-Floor Two-Bedrooms homes →$900K+Median Price
~70Days on Market
ActiveActive Listings
n/a*Price / Sq Ft
Submarket 3
Core One- and Two-Bedrooms
The building's most actively traded tier — one- and two-bedroom residences from 1,200–1,800 square feet at $600K–$900K. Strong long-term rental demand for non-owner-occupied units; the most straightforward financing path if the building remains warrantable.
Browse Core One- and Two-Bedrooms homes →$600K+Median Price
~65Days on Market
Most liquidActive Listings
n/a*Price / Sq Ft
Submarket 4
Studios & Entry One-Bedrooms
Studios (1,000–1,100 sq ft) and entry one-bedrooms (1,200–1,300 sq ft) from $400K — the most accessible entry to Strip-adjacent full-service high-rise living in Las Vegas. Full access to all building amenities at any price point.
Browse Studios & Entry One-Bedrooms homes →$400K+Median Price
~60Days on Market
ActiveActive Listings
n/a*Price / Sq Ft
Submarket 5
International Tower
The north tower faces the Convention Center corridor; upper floors have Strip-angle views. Floor plan configurations differ modestly from the Signature Tower — tour both before committing to a specific unit.
Browse International Tower homes →VariesMedian Price
n/a*Days on Market
ActiveActive Listings
n/a*Price / Sq Ft
Submarket 6
Signature Tower
The south tower delivers more direct Strip view angles; upper-floor units here command a view premium. Both towers share the same amenity deck, concierge, and valet.
Browse Signature Tower homes →VariesMedian Price
n/a*Days on Market
ActiveActive Listings
n/a*Price / Sq Ft
Submarket 7
Turnberry Towers — The Building at a Glance
Twin 45-story towers completed 2006–2007, steps from the Las Vegas Strip. Purely residential non-gaming building with full-service concierge, resort pools, valet, and approximately 700 residences from 1,000 to 2,800 square feet.
Browse Turnberry Towers — The Building at a Glance homes →2Towers (45 stories each)
~700Total Residences
$400K+Residences From
5 minWalk to the Strip
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Turnberry Towers
residence tier fits?
BY ZIP CODE
How Does ZIP Code 89109 Break Down for Turnberry Towers Buyers?
Turnberry Towers sits in ZIP 89109, which also encompasses the Las Vegas Strip resort corridor, Convention Center, and adjacent Paradise Road residential uses. The table below breaks the ZIP into its real segments so the area benchmark context is honest.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Turnberry Towers — luxury high-rise condominiums | $400K–$2.5M+ (plan range) | n/a* | ~70 (building typical) | ~20–30 at any time | Active monthly turnover |
| 89109 | Sky Las Vegas and other nearby high-rises | From $350K | n/a* | varies by building | Varies | n/a* |
| 89109 | Strip resort corridor (non-residential) | N/A | N/A | N/A | N/A | N/A |
| 89109 | Full ZIP 89109 benchmark — all segments combined | Varies widely | — | 65–80 | Active | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Building-level $/SF labeled as n/a where building-only statistics would be misleading without sufficient comparable data. ZIP-area figures serve as the honest liquid benchmark. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Turnberry 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 Turnberry Towers faster than any brochure: approximately 700 residences, a $400K–$2.5M+ price range, HOA dues of $800–$2,500+, and the only full-service residential high-rise within walking distance of the Las Vegas Strip that is purely non-gaming.
$400K–$2.5M+
Full residence range from entry studios to penthouse-level units, per the community plan record.
Community plan record
$900K
Median active listing price for the building, per Las Vegas REALTORS MLS data, June 2026.
Las Vegas REALTORS
~700
Total residences across two 45-story towers — fixed at buildout in 2006–2007, with no expansion possible.
Community plan record
~70
Typical median days on market for building units — active luxury buyer pool with more turnover than boutique high-rises.
LVR / GLVAR, June 2026
$800–$2,500+
Monthly HOA fee range by unit size — covering concierge, valet, pools, fitness, building insurance, and reserves.
Community plan record
2006–2007
Year both towers were completed — 45-story landmarks on the Las Vegas skyline near the Convention Center.
Community plan record
5 min
Walk or drive to the Las Vegas Strip — every major restaurant, show, and entertainment venue within minutes.
Community plan record drive times
15 min
Drive to Harry Reid International Airport — one of the fastest airport commutes of any luxury Las Vegas residential address.
Community plan record drive times
WHY TURNBERRY TOWERS
Why Does Turnberry Towers Stand Apart From Its Peers?
From Strip-walkable location to full-service concierge and Nevada's tax advantages, Turnberry Towers occupies a specific niche: luxury non-gaming residential living closest to the Strip. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, FBI data, and the community plan record — so you can verify every claim.
- Community plan record
Strip-adjacency without the casino-resort environment
Walking distance to Las Vegas Boulevard — but Turnberry Towers has no casino floor, no hotel guests, and no resort commercial traffic. Purely residential with a full-service building stack.
- Community plan record
Twin 45-story towers completed 2006–2007
Among the tallest residential buildings on the Las Vegas skyline, delivering panoramic Strip, Spring Mountains, and city views from upper floors that few other addresses can match.
- Community plan record
Full-service building amenities
Resort pools, 24-hour concierge, valet parking, fitness center, and residents' lounge — the same stack as a five-star hotel, minus the hotel guests sharing the elevator.
- NRS 361.471 · Nevada Dept. of Taxation
Nevada tax advantages
Zero state income tax and a 3% primary-residence property-tax cap under NRS 361.471 — the two pillars of Nevada's structural advantage over California and most other high-tax states.
- Community plan record drive times
Fifteen-minute airport access
Harry Reid International Airport is fifteen minutes south via I-15 — one of the fastest airport commutes of any luxury residential building in the Western United States.
WHY BUY AT TURNBERRY TOWERS
What Are the Top 10 Reasons to Buy at Turnberry Towers?
Turnberry Towers' case rests on Strip proximity, full-service living, and Nevada's tax structure: property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, walking distance to the Strip, and a full-service building fifteen minutes from the airport. Ten sourced reasons follow.
Walking distance to the Las Vegas Strip
Turnberry Towers sits steps from Las Vegas Boulevard — every major restaurant, show, and entertainment venue within minutes by foot or rideshare.
Community plan record
Purely residential — no casino floor
Full-service luxury living without gaming noise, tourist traffic, or hotel guests sharing the lobby. The building is entirely private residential.
Community plan record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California or New York households.
Nevada Department of Taxation
3% property-tax cap on primary residences
Annual increases are capped by statute — long-run ownership cost is more predictable than nearly any coastal market.
NRS 361.471
Full-service amenity stack
Resort pools, fitness center, 24-hour concierge, valet, and residents' lounge — without a hotel running the floors above you.
Community plan record
Panoramic Strip and mountain views
Floor-to-ceiling glass on upper floors delivers unobstructed views of the Strip, Spring Mountains, and city skyline from 45 stories.
Community plan record
15-minute airport access
Harry Reid International Airport is fifteen minutes south via I-15 — the fastest airport commute of any strip-adjacent residential building.
Community plan record drive times
Convention Center corridor — work where you live
Las Vegas Convention Center is five minutes away, Resorts World is adjacent — ideal for convention-circuit executives and entertainment professionals.
Community plan record
More liquidity than boutique high-rises
With approximately 700 residences, Turnberry Towers has active monthly transaction volume — easier to enter and exit than a 200-unit building.
LVR / GLVAR, June 2026
Entry tier from $400K
Studios and one-bedrooms from $400K provide an accessible entry to Strip-adjacent high-rise living — the lowest price tier of any full-service luxury building in this location.
LVR / GLVAR, June 2026
New Construction
Is There New Construction Near Turnberry Towers?
Turnberry Towers itself is a completed 2006–2007 building — no new tower construction is underway or planned on the site. Buyers who want new construction with a luxury high-rise profile have limited options in the Strip corridor; most new-build activity is in suburban Summerlin and Henderson. The /high-rise-condos page tracks the full inventory of Strip and off-Strip high-rise options.
Luxury & Move-Up
Toll Brothers
Closest new-build luxury single-family profile for buyers comparing towers to estates
Family & Mid-Market
Lennar
Broadest new-build selection for buyers considering Strip-adjacent vs. suburban
55+ Active Adult
Pulte / Del Webb
Active-adult alternative for downsizers comparing the tower lifestyle with community living
Outdoor Recreation
What Outdoor Amenities Does Turnberry Towers Offer?
Resort pools on elevated decks, the entire Las Vegas Strip entertainment district within walking distance, and the Spring Mountains thirty minutes west — Turnberry Towers trades a yard for finished, full-service outdoor living at building scale. The City of Las Vegas and Clark County maintain the broader parks network, usable through 300 days of annual sunshine.
ON-SITE
Turnberry Towers Pool Decks
Elevated resort decksResort pools · Lounges · ViewsResidents
Resort-style pool decks with Strip and mountain views — the building's outdoor living center, elevated above the Convention Center corridor.
WALKABLE
Las Vegas Strip
4+ miles of entertainmentDining · Shows · EntertainmentFree to walk
The world's most concentrated entertainment corridor — every major restaurant, show, and venue within walking distance or a short rideshare from the building.
3 MIN
Resorts World Las Vegas
88-acre resortDining · Entertainment · PoolsPublic areas free
The newest mega-resort on the Strip, immediately adjacent — home to dozens of restaurants, entertainment venues, and pool experiences accessible without leaving the neighborhood.
5 MIN
Las Vegas Convention Center
4.6M sq ft facilityEvents · ConventionsEvent-specific
One of the world's largest convention centers, five minutes from the building — the key amenity for convention-circuit professionals who choose Turnberry Towers as a base.
10–15 MIN
City of Las Vegas Parks
Multiple parksTrails · Sports · PicnicsFree
Sunset Park, Lorenzi Park, and the broader Las Vegas parks network serve as green-space alternatives when the pool deck needs a change of scenery.
30 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area managed by the Bureau of Land Management — 13-mile scenic loop and world-class hiking, thirty minutes from the Strip.
25 MIN
Las Vegas Ballpark
10,000-seat stadiumBaseball · EventsTicketed
Home of the Las Vegas Aviators Triple-A baseball team in Downtown Summerlin — a family-friendly evening option twenty-five minutes from the towers.
15 MIN
Harry Reid International Airport
International airportTravel hubN/A
While not a recreation amenity, the fifteen-minute airport run is what lock-and-leave owners cite first — weekend departures and Monday returns without a long commute.
The Turnberry Towers Lifestyle
What Does a Weekend at Turnberry Towers Look Like?
Morning laps in the resort pool, a walk to the Strip for brunch at a Resorts World restaurant, an afternoon show or poolside session at a neighboring casino, and back to a quiet residential floor by 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 Strip entirely.
~700Residences in Two Towers
1,000–2,800Square Feet Per Residence
5 minWalk to the Strip
15 minTo Harry Reid Airport
THIS WEEKEND'S OPEN HOUSES
Can You Tour Turnberry Towers Residences This Weekend?
Open houses at Turnberry Towers require building concierge coordination — all visitors are logged through the lobby. Set up instant alerts for open-house notices, or browse active listings and let us arrange a private, concierge-coordinated showing at a time that works for you.
Quick Answer
What are the HOA fees at Turnberry Towers?
Monthly HOA fees range from approximately $800 to $2,500 or more depending on unit size, per the community plan record. Fees cover 24-hour concierge, valet parking, resort pools, fitness center, residents' lounge, building insurance, and reserve funding. Always pull the full resale package — current dues, reserve study, pending assessments, and transfer-fee schedule — early in escrow. Compare total monthly carrying cost across units, not just list price, before writing an offer.
Moving to Turnberry Towers
Should I Move to Turnberry Towers?
Each month, executives and entrepreneurs from Los Angeles, San Francisco, and New York discover that Strip-adjacent full-service high-rise living priced out of reach on the California coast is attainable at Turnberry Towers. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations to the towers.
Why Buyers Are Choosing Turnberry Towers
The tax math is the first conversation: California's 13.3% top marginal rate versus Nevada's zero means a household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Turnberry Towers adds what a West Hollywood or Century City building cannot match at the price: 1,000–2,800 square feet with floor-to-ceiling Strip views, an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, valet parking, and a full-service concierge stack — all within walking distance of the Las Vegas Strip and five minutes from Harry Reid International Airport.
At a $1.5M budget, a Beverly Hills buyer is looking at a 1,200-square-foot condo with a parking-structure view. That same budget at Turnberry Towers secures a penthouse-level residence with panoramic Strip and Spring Mountains views, full concierge, valet, and resort pools — minutes from the city's best dining, entertainment, and convention venues — with zero Nevada state income tax on every dollar earned.
According to Las Vegas REALTORS, active Turnberry Towers listings carry a median near $900,000, with the building's range spanning $400K entry studios to $2.5M+ penthouses. 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 towers sit steps from the Las Vegas Convention and Visitors Authority corridor.
Turnberry Towers residents skew high-income executives, entrepreneurs, and professionals: the building draws California and Northeast relocators, second-home buyers who want a Strip-adjacent base, and international buyers seeking a non-gaming residential address near the Strip. The Convention Center corridor is five minutes away, Resorts World Las Vegas is adjacent, and Harry Reid International Airport is fifteen minutes south — the towers sit at the intersection of every major Strip-area destination.
Cost of Living Snapshot — Turnberry 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 for luxury buyers: Strip-view full-service high-rise living that starts at $900K at Turnberry Towers starts at $2M+ in comparable West Hollywood or Century City buildings.
| Metric | Turnberry Towers, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Residence Entry (1,600 sq ft) | ~$750K (two-bedroom) | $1.5M+ (comparable West Hollywood) |
| Monthly HOA | $800–$2,500+ | $1,500–$4,000+ (Century City / BH) |
| 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.
Turnberry Towers Rental Market — Rent vs. Own
Executive leases at Turnberry Towers surface regularly — with ~700 residences the building has more rental inventory than smaller Las Vegas high-rises. Two-bedroom units typically lease at $2,800–$4,500 per month; penthouse-level units command $5,000–$8,000. Short-term rentals are restricted by both the City of Las Vegas and the building's CC&Rs — never underwrite vacation-rental income on a Turnberry Towers purchase without reviewing current association rules and city ordinance.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG transaction records
Already planning a move to Turnberry Towers? Our team coordinates building access, pulls the HOA resale package, advises on view-tier and floor-tier pricing, and connects you with lenders who have already approved the building.
Start Your Tower SearchRELOCATION TIMELINE
How to Relocate to Turnberry Towers in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Turnberry 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.
Select your residence tier
Decide which tier fits your lifestyle: entry studios ($400K+), core one- and two-bedrooms ($600K–$900K), upper-floor two-bedrooms ($900K–$1.5M), or penthouse-level units ($1.5M+). Each tier carries different HOA dues and financing paths.
Get pre-approved for financing
Most Turnberry Towers residences above $700K exceed the conforming loan limit — secure jumbo pre-approval with reserves early, and confirm your lender's building approval and warrantability before committing to a financing path.
Hire a Turnberry Towers specialist
With view-tier premiums, floor-position pricing, and HOA reserve health all in play, you need an agent who knows the building. Call (702) 637-1759 to be connected with a Turnberry Towers specialist.
Tour in person or virtually
All showings require building concierge coordination — we handle lobby clearance with same-day notice for most units. Virtual tours work well for out-of-state buyers at the research stage; plan an in-person visit before writing an offer.
Write and negotiate the offer
Cash is common at the penthouse tier; financed buyers compete with clean terms and a vetted pre-approval. Strip views command a real premium — ask our team what floor-position pricing data shows before you write your number.
Inspection, HOA docs & due diligence
Order the resale package immediately: dues, reserve study, assessment history, CC&Rs, short-term rental restrictions, and pending litigation. Confirm current city ordinance on short-term rentals in ZIP 89109 if relevant to your plans.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding, with extra time for HOA questionnaire turnaround and jumbo appraisal at the penthouse tier where comps are thinner.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with building concierge for key fobs and valet accounts, then handle the Nevada DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Turnberry Towers Economy?
Turnberry Towers runs on a high-income professional and hospitality economy: convention-circuit executives, entertainment industry professionals, entrepreneurs, and international buyers rather than a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains strong, anchored by the $100B+ resort and convention industry on the adjacent Strip corridor.
5 minTo Las Vegas Convention CenterThe primary economic driver for the ZIP 89109 corridor
AdjacentResorts World Las Vegas88-acre resort immediately north of the building
15 minTo Harry Reid AirportCritical for convention-circuit and frequent-travel residents
$100B+Las Vegas resort industry (annual)LVCVA, 2025 economic impact
Top Turnberry Towers Area Employers
- Resorts World Las Vegas88-acre mega-resort immediately adjacent — dining, entertainment, and resort operations
- Las Vegas Convention CenterWorld's largest convention center, five minutes from the building — the anchor for convention-circuit residents
- Strip Resort Corridor (MGM, Wynn, Caesars, etc.)The metro's hospitality and entertainment employment core, within walking distance east on the Strip
- Las Vegas Convention and Visitors Authority (LVCVA)Convention and tourism authority headquartered in the Convention Center corridor
- Clark County / City of Las VegasMunicipal services, planning, and administration for the parent jurisdictions
- Healthcare corridor (east Las Vegas)Valley Health System campuses and medical offices within 15–20 minutes of the building
Sources: U.S. Bureau of Labor Statistics, Las Vegas Convention and Visitors Authority. Last updated June 2026.
COMMUNITY COMPARISON
How Does Turnberry Towers Compare to Turnberry Place, Sky Las Vegas & High-Rise Alternatives?
If you're weighing Turnberry Towers against nearby high-rises or considering the broader Las Vegas condo market, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sources are LVR, the U.S. Census, and the community plan record.
| Metric | Turnberry Towers | Turnberry Place | Sky Las Vegas | LV High-Rise Market |
|---|---|---|---|---|
| Residence Range | $400K–$2.5M+ | $400K–$1.5M+ | $350K–$2M+ | $300K–$5M+ |
| Median Active Listing | ~$900K | ~$550K | ~$600K | Varies widely |
| Total Residences | ~700 (fixed) | ~800 (guard-gated) | ~700 (Strip-facing) | 1,000s across buildings |
| Gaming On-Site | None — purely residential | None | None | Some buildings adjacent |
| Guard-Gated | Building security only | Yes — guard-gated | Building security only | Varies by building |
| HOA / Monthly | $800–$2,500+ | $600–$1,800+ | $700–$2,000+ | $500–$3,000+ (varies) |
| Unit Sizes | 1,000–2,800 sq ft | 1,000–2,600 sq ft | 700–2,200 sq ft | 700–2,800 sq ft typical |
| Distance to Strip | ~5 min walk | ~15 min (off-Strip) | On the Strip | Varies by building |
| Best For | Strip access · Concierge · Scale | Quiet · Guard-gated · Off-Strip | Strip views · Direct access | Variety of price/location options |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, NREG community plan record. Building inventory and HOA figures reflect the plan record; market medians reflect LVR active-listing data June 2026. Last updated June 2026.
Cost of Ownership
What Will Turnberry Towers Cost You Each Month?
A $900K Turnberry Towers two-bedroom with 20% down at 7% per Freddie Mac's rate survey runs approximately $4,800 in principal and interest, plus $450 in property taxes, $150 in insurance, and $1,200–$1,800 in HOA dues — total $6,600–$7,200 per month. Tabs below model your payment and detail the full HOA tier structure.
Payment Estimator
Estimate Your Turnberry Towers Payment
$5,598
Estimated Monthly Payment
- Principal & Interest$4,790
- Property Tax$458
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at Turnberry Towers right now?
Long-term leases at Turnberry Towers are available — the building has active rental supply, with two-bedrooms typically leasing at $2,800–$4,500/mo. For 5+ year holds, the equity build and Nevada tax advantages tilt toward owning.
OWN (20% DOWN, 7%)
$6,794 / mo
- Principal & Interest
- $4,794
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $150
- HOA (building)
- $1,400
- PMI (20% down = $0)
- $0
5-year net cost:~$228,000
Equity built:~$316,000
RENT (MODELED 2BR LEASE)
$3,200 / mo
- Two-Bedroom High-Rise Lease (modeled)
- $3,200
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$213,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $900K Turnberry Towers two-bedroom for five years nets out close to renting at $3,200/mo — but the owner walks away with roughly $316,000 in equity (including the $180K down payment) while the renter walks away with none. Nevada's zero state income tax adds five-figure annual savings on top of the mortgage math for most California relocators.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $1,400/mo blended HOA, modeled $3,200 two-bedroom lease.
HOA Fees by Community
HOA Fees by Residence Tier
Every Turnberry Towers residence funds the concierge, valet, pools, fitness, and building insurance through its association; the exact figure depends on unit size. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Entry Tier (Studios & One-Bedrooms)
$800–$1,200 / mo
Studios (1,000–1,100 sq ft)
$800–$1,000
Includes:
24-hour concierge, controlled lobby, valet, resort pools, fitness center, residents' lounge, building insurance, reserves
Entry One-Bedrooms (1,200–1,300 sq ft)
$900–$1,200
Includes:
Same full-building service stack as larger units — all amenities are community-wide
Core & Upper-Floor Tiers (Two-Bedrooms)
$1,200–$2,000 / mo
Core Two-Bedrooms (1,600–1,800 sq ft)
$1,200–$1,600
Includes:
Full building amenities; HOA scales proportionally with unit size
Upper-Floor Two-Bedrooms (1,800–2,200 sq ft)
$1,500–$2,000
Includes:
Same stack; premium allocations for larger upper-floor units with elevated view-deck access
Penthouse-Level Units
$2,000–$2,500+ / mo
Penthouse-Level (2,400–2,800 sq ft)
$2,000–$2,500+
Includes:
Full building services plus private elevator foyer service at the highest floors and proportional reserve contribution
Due-Diligence Checklist
Request in escrow
Includes:
Current dues, reserve study, assessment history, CC&Rs, short-term rental restrictions, transfer fees, and guest access policies
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Turnberry Towers?
Turnberry Towers sits on Paradise Road just east of the Strip — one of the Las Vegas Valley's most accessible residential locations. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Turnberry Towers destinations beat that comfortably.
Drive Times from Turnberry Towers
- 3 minResorts World Las Vegas (dining & entertainment)Paradise Rd north
- 5 minLas Vegas Strip (Las Vegas Blvd)Paradise Rd west
- 5 minLas Vegas Convention CenterParadise Rd north to Convention Center Dr
- ~15 minDowntown Las Vegas (Fremont Street)I-15 north
- ~15 minHarry Reid International AirportI-15 south → I-215 east
- ~25 minHendersonI-15 south → I-215 east
- ~30 minRed Rock Canyon NCAW Charleston Blvd west
- ~25 minSummerlin (Downtown Summerlin)Sahara Ave west → Summerlin Pkwy
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 Turnberry Towers residence?
Most Turnberry Towers purchases close in 30 to 45 days through a Nevada escrow company; cash offers can close in 7–14 days. Financed purchases add time for HOA questionnaire turnaround and lender building warrantability confirmation — start this process at contract, not at closing. Jumbo appraisals at the penthouse tier take extra time because true comparable sales are thinner above $1.5M.
Quick Answer
What down payment do you need to buy at Turnberry Towers?
Plan on 20–25% down for a jumbo loan on most Turnberry Towers two-bedrooms — on a $900K unit, that means $180,000–$225,000 at closing before reserves. Entry studios and one-bedrooms near the $400K–$550K tier may qualify for conventional financing with as little as 10–20% down if the building is warrantable for that loan program, but confirm lender project approval before relying on it. Cash is common at penthouse-level units above $1.5M and can close in as few as seven days.
Turnberry Towers FAQ — 18 Answers
What Do Turnberry Towers Buyers Most Frequently Ask?
Most AskedWhat is the price range at Turnberry Towers?
Turnberry Towers residences range from approximately $400,000 for entry-level studios and one-bedrooms to over $2.5 million for upper-floor penthouses per the community plan record. The current market median for active listings runs around $900,000, and homes typically take about 70 days to sell — reflecting the deliberate search process Strip-adjacent luxury condo buyers conduct before committing.
How large are the residences at Turnberry Towers?
Residences range from approximately 1,000 square feet for studios and one-bedrooms on the lower floors to 2,800 square feet for two-story penthouse-level units at the top of each tower. Most one-bedroom layouts run 1,200–1,500 square feet, and two-bedroom units span 1,600–2,200 square feet with floor-to-ceiling glass and full Strip or mountain views. Every residence features high-end appliances, a private balcony or terrace, and a private elevator foyer on upper floors.
What HOA fees do Turnberry Towers residents pay?
Monthly HOA fees range from approximately $800 to $2,500 or more depending on unit size, per the community plan record. Fees cover 24-hour concierge, valet parking, resort-style pools, fitness center, residents' lounge, building insurance, and reserve funding. Always pull the full resale package — current dues, reserve study, and any pending assessments — early in escrow before comparing list prices across units.
Is Turnberry Towers a good investment?
Turnberry Towers offers Strip-proximity scarcity: two 45-story towers completed in 2006–2007 that cannot be replicated on the same land. Short-term rental income is restricted by CC&Rs and city ordinance, so underwrite for long-hold ownership rather than vacation-rental yield. Benchmark financing, carrying costs, and comparable closed sales carefully — the 700-unit pool provides more liquidity than smaller high-rises but still rewards correct pricing.
What are property taxes like at Turnberry Towers?
Nevada's effective property-tax rate runs approximately 0.5–0.7% of assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $900,000 Turnberry Towers residence, that means roughly $4,500–$6,300 per year — a fraction of what a comparable Strip-adjacent condominium carries in coastal California at the 1.2%+ effective rate.
What schools serve Turnberry Towers residents?
Turnberry Towers is zoned to Clark County School District campuses in the ZIP 89109 corridor. Families with school-age children typically also consider private options: Bishop Gorman High School is approximately 15 minutes away, and Doral Academy and Pinecrest Academy campuses are within 20 minutes. Verify current zoning for any specific unit via the Clark County School District website, as boundaries can shift.
What amenities does Turnberry Towers offer?
The amenity stack includes resort-style pools on elevated decks, a state-of-the-art fitness center, 24-hour concierge, valet parking, residents' lounge, and business center. Combined with building-level 24-hour security, controlled lobby access, and private elevator foyers on upper floors, Turnberry Towers delivers a full-service residential experience — a genuine alternative to a luxury hotel suite, minus the gaming floor and tourist traffic.
How does Turnberry Towers compare to Panorama Towers and Sky Las Vegas?
Turnberry Towers is larger at 45 stories versus Panorama's 38 stories and Sky Las Vegas's 45 stories. Strip-adjacency is comparable across all three. Turnberry distinguishes itself with valet parking and a stronger concierge program; Panorama Towers offers a slightly more private off-Strip feel; Sky Las Vegas sits directly on the Strip corridor. Compare HOA dues, reserve health, and lender building approval status across all three before committing.
What are the Nevada tax advantages for Turnberry Towers buyers?
Nevada levies zero personal state income tax per the Nevada Department of Taxation — a household earning $500,000 saves roughly $51,000 per year versus California's 13.3% top rate per the California Franchise Tax Board. The state also caps annual property-tax increases on a primary residence at 3% under NRS 361.471, and levies no inheritance or estate tax at the state level. Combined, Nevada's tax structure is one of the most favorable for high-income buyers relocating from coastal markets.
Can I get a mortgage for a Turnberry Towers unit?
Yes, but lender due diligence matters. Purchases above the conforming loan limit require a jumbo mortgage; most lenders want 20–25% down plus six months' reserves. More importantly, confirm Turnberry Towers' condo project approval and warrantability with your lender — not all lenders approve all high-rise condo buildings, and a non-warrantable designation limits your options to portfolio lenders at higher rates. Our agents can refer lenders who have closed transactions here.
What floor plans and residence types are available at Turnberry Towers?
Turnberry Towers offers studios (1,000–1,100 sq ft from $400K), one-bedroom residences (1,200–1,500 sq ft from $550K), two-bedroom residences (1,600–2,200 sq ft from $750K), and penthouse-level units (2,400–2,800 sq ft from $1.5M+). The International Tower and Signature Tower have slightly different floor plan configurations; view orientation — Strip vs. mountain vs. Convention Center — varies significantly by unit position and should be verified in person.
How long does it take to sell a Turnberry Towers unit?
Median days on market inside Turnberry Towers runs approximately 70 days per Las Vegas REALTORS tracking — in line with the broader Las Vegas luxury condo market. Well-priced, professionally staged units in the 1–2 bedroom range move faster; penthouse-level units above $1.5M require a more targeted buyer search. Our team recommends pricing to the most recent closed comparable, not the most optimistic asking price in the building.
What should I know before buying at Turnberry Towers?
Five things move real money here. First, HOA dues: $800–$2,500+/mo on top of principal, taxes, and insurance. Second, condo warrantability: confirm lender building approval before committing to a financing path. Third, view premiums: upper-floor Strip-view units command materially higher prices than lower-floor or north-facing units. Fourth, short-term rentals: restricted by CC&Rs and city ordinance — do not underwrite vacation-rental income. Fifth, reserve health: request the reserve study in escrow. Call (702) 637-1759 to get started.
What is the Nevada vs. California tax comparison for Turnberry Towers buyers?
California's top personal income tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero per the Nevada Department of Taxation. A buyer earning $400,000 annually saves approximately $41,000 per year in state income taxes alone by establishing Nevada residency. Add the 3% annual property-tax cap under NRS 361.471 and Nevada's zero estate and inheritance taxes, and the tax case for Turnberry Towers versus a comparable West Hollywood or Century City condominium is compelling across any hold period.
Is Turnberry Towers a non-gaming residential building?
Yes — Turnberry Towers is a purely residential high-rise with no casino floor, no hotel operations, and no public gaming on the premises. It sits east of the Strip corridor near the Las Vegas Convention Center and Resorts World, close enough to walk to the Strip in minutes but structurally separate from the resort environment. Residents get the Strip-proximity benefit without living above a casino floor — a distinction that matters for quality of life, insurance, and lender condo approval.
What down payment do I need to buy at Turnberry Towers?
Plan on 20–25% down for a jumbo loan on most Turnberry Towers residences — on a $900K two-bedroom, that means roughly $180,000–$225,000 at closing before reserves. Lower-floor units near the $400K–$550K entry tier may qualify for conventional financing with as little as 10–20% down if the building is warrantable for that program, but confirm lender project approval first. Cash is common at the penthouse tier above $1.5M and can close in as few as seven days.
How much are monthly costs at Turnberry Towers?
On a $900K purchase with 20% down at 7%, model roughly $4,800 in principal and interest, $450 in property taxes, $150 in insurance, and $1,200–$1,800 in HOA dues — total carrying cost of $6,600–$7,200 per month. Upper-floor penthouse units at $1.5M+ run proportionally more. Pull the full resale package — current dues, reserve study, and any pending assessments — early in escrow so there are no surprises.
Can Nevada Real Estate Group help me buy or sell at Turnberry Towers?
Yes — our team has represented buyers and sellers across Turnberry Towers and the broader Las Vegas high-rise market. We coordinate building access, pull the HOA resale package, advise on view-tier and floor-tier pricing, and connect buyers with lenders who have approved the building. 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 Turnberry Towers?
These are the eight queries Turnberry Towers 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.
Who built Turnberry Towers?
Turnberry Towers was developed by Turnberry Associates and completed in 2006 (International Tower) and 2007 (Signature Tower). The developer is known for luxury residential and mixed-use projects in Florida and Nevada; Turnberry Place, the nearby guard-gated off-Strip towers, is also a Turnberry Associates development.
How many units are in Turnberry Towers?
Approximately 700 total residences across two 45-story towers — the International Tower and Signature Tower. The active monthly transaction volume makes it one of the more liquid Strip-adjacent high-rises in Las Vegas, with more turnover than boutique buildings under 300 units.
Is Turnberry Towers on the Strip?
Turnberry Towers is Strip-adjacent, not on the Strip — it sits on Paradise Road just east of Las Vegas Boulevard, near the Convention Center and Resorts World. The Strip is a five-minute walk or drive. This positioning gives residents Strip access without the resort-corridor noise and tourist foot traffic at street level.
Can you rent a Turnberry Towers unit short-term?
No — the CC&Rs restrict short-term rentals, and the City of Las Vegas separately regulates them in residential buildings. Turnberry Towers is an owner-occupant and long-term-lease community; never underwrite vacation-rental income without reading the current association rules and city ordinance first.
What views do Turnberry Towers residences have?
Upper-floor units on the south and west faces deliver panoramic views of the Las Vegas Strip, Spring Mountains, and city skyline — some of the most direct Strip-view framing of any residential building in Las Vegas. North and east-facing units look toward the Convention Center corridor and downtown. Lower floors have limited views; verify view orientation before committing to a specific unit.
Is there parking at Turnberry Towers?
Yes — valet parking is a full-service building amenity included in HOA dues. Residents also have assigned garage spaces. Guest vehicles log through the concierge before proceeding to the garage. Valet handling means residents never deal with parking-structure logistics.
Are pets allowed at Turnberry Towers?
Pets are generally permitted under the CC&Rs with restrictions on size and number per unit — confirm the current pet policy in the resale disclosure package before assuming your pet qualifies. Policies can change through HOA board vote; our agents will pull the current rules during due diligence.
How far is Turnberry Towers from Harry Reid Airport?
Approximately 8 miles — plan roughly fifteen minutes via I-15 south, depending on time of day and Strip traffic. This is one of the fastest airport commutes of any luxury residential address in Las Vegas, and it's a key reason convention-circuit executives and frequent travelers choose the building.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct access to building inventory, the valley'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 have represented buyers and sellers across Turnberry Towers' four residence tiers — from entry studios to penthouse-level units with panoramic Strip views — the depth behind the team's #1 ranking in Nevada.
#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 Turnberry 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 Strip-adjacent full-service high-rise, knowing every floor plan, view tier, and HOA nuance is the whole game. Tell us what you're looking for and we'll find your residence.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Turnberry Towers?
Compare Turnberry Towers with neighboring high-rises and nearby city hubs. Each card pairs the commute time with price positioning, so you can judge whether trading Strip-adjacent full-service high-rise living for a guard-gated community or suburban master plan actually gets you more value.
A–Z INDEX
Which Turnberry Towers Residence Tiers Can You Explore A–Z?
Four distinct residence families make up the approximately 700-unit building, plus nearby high-rise alternatives and the broader Las Vegas market. Entries are indexed alphabetically for orientation — our team can pull current listings, dues, and HOA documents for any tier on request.
C
- Core One- and Two-Bedrooms ($600K–$900K)
E
- Entry Studios & One-Bedrooms ($400K–$600K)
I
- International Tower (north tower)
P
- Penthouse-Level Units ($1.5M+)
S
- Signature Tower (south tower)
- Sky Las Vegas (nearby high-rise)
U
- Upper-Floor Two-Bedrooms ($900K–$1.5M)
KEEP LEARNING
What Else Should You Read About Turnberry Towers?
These guides extend the research most Turnberry Towers buyers do next — understanding the broader Las Vegas high-rise market, comparing nearby Strip-adjacent buildings, and mapping the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
COMMUNITY GUIDE
Las Vegas High-Rise Condos Guide
The full Strip and off-Strip high-rise market — useful context for comparing Turnberry Towers against every major building in Las Vegas.
Read →MARKET HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →Sources & Methodology
Where Does This Turnberry Towers Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Building-level series are presented alongside the ZIP 89109 benchmark as honest disclosure — where individual building data would be misleading, we say so and present the broader market context instead. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89109 and the Turnberry Towers building. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the building is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, short-term rental regulations, and zoning for the ZIP 89109 corridor. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89109. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Nevada Department of Taxation — Nevada's zero personal income tax confirmation and state tax structure. tax.nv.gov
- California Franchise Tax Board — California's 13.3% top marginal income tax rate, used in the CA-vs-NV comparison. ftb.ca.gov
- 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, and student-teacher ratios for the 89109 attendance zone. 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
- Las Vegas Convention and Visitors Authority (LVCVA) — Convention and tourism economic impact data for the Las Vegas corridor. lvcva.com
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