Vdara Residences Homes For Sale

KEY TAKEAWAYS

What Should You Know About Vdara Residences at a Glance?

Vdara Residences is a 1,495-unit non-gaming, non-smoking condo-hotel at CityCenter between Bellagio and ARIA (ZIP 89158), with suites priced $400K–$1.2M, an active-listing median of $700,000, and 58 median days on market per Las Vegas REALTORS. Las Vegas city demographics per the U.S. Census anchor the context; the takeaways below unpack what makes the building unique.

• Non-gaming, non-smoking: the only condo-hotel on the Strip without a casino floor — no gaming noise, no cigarette-smoke infiltration from below.
• The location: inside CityCenter between Bellagio and ARIA — ARIA's restaurants and The Shops at Crystals are minutes on foot.
• Best for: buyers wanting a pied-à-terre or primary Strip residence with rental-program income potential and full hotel amenities, no resort fee.
• Condo-hotel structure: financing requires lender building approval; plan 20–30% down and verify rental-program eligibility early in due diligence.
• Do your homework: HOA dues ($400–$1,200/mo), rental-program terms, and condo-hotel warrantability all deserve investigation before you write.

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

PRICE DISTRIBUTION

How Many Vdara Suites Sell in Each Price Range?

Vdara suites span $400,000 to $1.2 million-plus across 1,495 units per the community plan record and Las Vegas REALTORS MLS data. Floor height, view orientation (Strip, mountain, or CityCenter courtyard), and unit size drive the spread — the bands below show where inventory concentrates.

Counts reflect community plan range and active MLS listings for ZIP 89158 (Vdara Residences) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price.

SAFETY & CRIME

Is Vdara Residences Safe?

• 24/7Front-desk staffing and controlled accessHotel-grade security protocols
• ValetValet-only vehicle entry — no self-park exposureCommunity plan record
• No casinoNo gaming floor below — no unfiltered street trafficVdara non-gaming policy
• LVMPDCity of Las Vegas Metro Police jurisdictionStrip corridor coverage

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 Vdara Residences Score?

Vdara earns top marks for location and amenities, with honest trade-offs on schools (downtown-zone CCSD campuses) and financing complexity (condo-hotel warrantability). Below is our category-by-category report card — the same six factors our agents walk through with every Strip high-rise buyer before a first tour.

• A

  Grade A: Safety

  Controlled lobby access, 24-hour front-desk staffing, valet-only vehicle entry, and hotel-grade security monitoring — no public casino floor to attract unfiltered foot traffic.

• C+

  Grade C+: Schools

  Downtown-zone CCSD campuses rate 5–6/10 per GreatSchools; most owner-residents send children to private schools (Bishop Gorman, The Meadows) 15–20 minutes away.

• B

  Grade B: Cost of Living

  Suite entry near $400K with $400–$1,200 monthly HOA is accessible for the Strip — but financing complexity and condo-hotel due diligence add a cost layer buyers must budget.

• A

  Grade A: Amenities

  Pool deck, spa, fitness, valet, concierge — full hotel-service stack with no resort fee for owners. The Shops at Crystals and ARIA dining on foot.

• B

  Grade B: Outdoor Access

  The Park Las Vegas green space is minutes away; Sunset Park is about 15 minutes by car; Red Rock Canyon is 30 minutes west for trail access.

• A

  Grade A: Commute

  Strip at the door, airport 15 minutes out, Downtown 10 minutes — the single best-located residential tower in Las Vegas for proximity to everything.

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 Vdara Residences Area Growing?

The CityCenter campus and Strip corridor are finished in the traditional sense — the land is built out — but ownership demand at Vdara grows with the Las Vegas metro. The parent city has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Strip remains the single strongest demand engine for short-term rental income anywhere in the Southwest.

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 Vdara Residences Score for Livability?

Vdara scores highest on location, amenities, and building security: the Strip's only non-gaming, non-smoking condo-hotel at CityCenter, with full hotel services and no resort fee for owners. Honest trade-offs are downtown-zone school scores and the financing diligence a condo-hotel building requires. Six categories below, benchmarked to Census and MLS data.

• 82A-

  Overall Livability

• 58C+

  Schools (downtown zone)

• 88A

  Safety (controlled access)

• 62B-

  Cost of Living

• 92A

  Amenities (hotel-grade)

• 94A

  Location & Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Vdara Residences 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 Vdara trades against. Building-specific figures: $700,000 active-listing median, 58 median days on market, $400K–$1.2M suite range in ZIP 89158.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is the Vdara Residences market right now?

Vdara is a deliberate buyer's market: 1,495 units provide meaningful inventory, and the 58-day median DOM reflects the extended search most condo-hotel buyers conduct. Financing complexity (lender building approval, 20–30% down) further narrows the competitive buyer pool — cash offers move faster and face less competition than they would in a traditional condominium.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Building-level statistics for Vdara Residences (ZIP 89158).

Suite Tier Comparison

How Do Vdara's Suite Tiers Compare?

A like-for-like comparison of Vdara's four price tiers — entry, mid-floor, upper-floor, and top-floor — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: per-tier medians shift frequently in a building this large, so we publish plan ranges rather than point estimates.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-tier $/SF and DOM are intentionally presented as ranges — samples inside one tier are too small for meaningful medians. Active-listing median for all Vdara: $700,000.

Suite Tier Deep Dive

What's Inside Each Vdara Suite Tier?

BY ZIP CODE

How Does the Vdara Residences ZIP Code (89158) Break Down?

Vdara sits in ZIP 89158, a strip-corridor postal code that covers CityCenter and the surrounding resort campus. The table below anchors the building in its ZIP context — median price, active inventory, and the corridors that share the postal code.

Source: Las Vegas REALTORS MLS plus NREG building analysis. *Per-tier $/SF and year-over-year change are intentionally omitted: tier-scale samples shift too frequently to be meaningful at a specific point in time. Boundaries per Clark County GIS.

WHY VDARA RESIDENCES

Why Does Vdara Residences Stand Apart From Its Peers?

From the non-gaming lobby to the no-resort-fee ownership structure, Vdara occupies a niche no other Strip building fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Clark County Assessor figures, Census data, and the community plan record — so you can check every claim.

1. 1

   Non-gaming, non-smoking — the only one on the Strip

   No casino floor below, no cigarette smoke in common areas — a separation from gaming-hotel noise and air quality that no HVAC upgrade can replicate in a mixed-use tower.

   Community plan record
2. 2

   No resort fee for owners

   Guests pay a resort fee at every neighboring hotel; Vdara owners access pool, spa, fitness, and concierge through their HOA — not an add-on charge.

   Community plan record
3. 3

   Rental-program income potential

   The condo-hotel structure lets owners place their suite back into hotel inventory when not in residence and earn a share of nightly revenue.

   Community plan record
4. 4

   Tax-capped carrying costs

   Nevada's 3% primary-residence cap under NRS 361.471 plus zero state income tax keep long-run ownership costs predictable.

   Nevada Revised Statutes 361.471
5. 5

   CityCenter address — Bellagio and ARIA on foot

   The Strip's most walkable campus for dining, entertainment, and The Shops at Crystals — within the building's address, not a rideshare away.

   Community plan record

WHY BUY AT VDARA RESIDENCES

What Are the Top 10 Reasons to Buy a Suite at Vdara Residences?

Vdara's case rests on Strip location, non-gaming quiet, and rental-program income — property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a position between Bellagio and ARIA on the world's most-visited entertainment corridor. Ten sourced reasons follow.

1. 1

   Non-gaming, non-smoking — unique on the Strip

   The only condo-hotel on the Strip without a casino floor — clean air and quiet the surrounding towers cannot match.

   Community plan record

2. 2

   Zero state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households.

   Nevada Department of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute under NRS 361.471.

   Nevada Revised Statutes

4. 4

   No resort fee for owners

   Pool, spa, fitness, and concierge access through HOA — not billed as an add-on the way hotel guests pay.

   Community plan record

5. 5

   Rental-program income stream

   Condo-hotel structure lets owners earn a share of nightly revenue through the managed rental program.

   Community plan record

6. 6

   CityCenter walkability

   ARIA, Bellagio, and The Shops at Crystals are minutes on foot — dining and entertainment without driving.

   Community plan record

7. 7

   1,495-unit liquidity

   Larger inventory than boutique towers means plentiful comparables and a broader buyer pool at resale.

   Community plan record

8. 8

   Airport proximity

   Harry Reid International is about 15 minutes — the shortest airport run of any major Strip residential building.

   Community plan record drive times

9. 9

   Contemporary design — opened 2009

   MGM Resorts' LEED Gold certified curved tower with floor-to-ceiling windows, open layouts, and Strip, mountain, or CityCenter courtyard views.

   Community plan record

10. 10

    Pied-à-terre value

    A Strip address for visits, with the rental program generating income between your stays — hard to replicate anywhere else in the U.S. at this price point.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Vdara Residences This Weekend?

Open houses at Vdara are by appointment — the building's controlled-access lobby means walk-in tours are not available without advance coordination. Set up instant alerts to get notified the moment a Vdara suite schedules a showing, or browse every active listing now and let us arrange a building-cleared private tour.

RELOCATION TIMELINE

How to relocate to Vdara Residences in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most Vdara 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.

1. 01

   Pick your floor tier and budget

   Decide which Vdara you are buying: entry studio ($400K+), mid-floor suite ($500K–$700K), upper-floor premium ($700K–$900K), or top-floor panoramic ($900K–$1.2M+). Each tier carries different views, rental-program income potential, and HOA ranges.

2. 02

   Confirm financing — condo-hotel approval is non-trivial

   Not all lenders approve condo-hotel buildings. Plan 20–30% down and have your lender confirm Vdara's current project-approval status before entering into contract. Cash buyers skip this step and move faster.

3. 03

   Hire a Vdara specialist

   Strip high-rise and condo-hotel transactions have nuances — rental-program eligibility, building warrantability, HOA reserve health — that generic residential agents miss. Work with an agent who has closed Vdara or comparable Strip tower transactions.

4. 04

   Tour in person or virtually

   Building access requires advance coordination through the front desk. Virtual tours work well for out-of-state buyers; floor and view confirmation is important enough to warrant an in-person visit before writing.

5. 05

   Write and negotiate the offer

   Cash is common and moves fastest. Financed buyers compete with clean terms, verified lender building approval, and pre-approvals in hand before the first showing.

6. 06

   HOA docs, rental program, and due diligence

   Order the resale package early: dues, reserve study, assessment history. Confirm your unit's rental-program eligibility and current terms with the HOA — this step cannot happen at the last minute.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Condo-hotel project review and HOA questionnaire add time to financed purchases — start early.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Las Vegas Valley Water District), register building access with the front desk and parking, then handle the DMV — license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Vdara Residences Economy?

Vdara runs on the Strip tourism engine and the Las Vegas metro professional economy. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and the resort corridor surrounding Vdara — ARIA, Bellagio, MGM Grand — employs tens of thousands and drives the rental demand that makes condo-hotel income viable.

Top Vdara-Area Employers

• MGM Resorts InternationalVdara's developer and manager; ARIA, Bellagio, and MGM Grand are the adjacent campuses
• Las Vegas Sands / VenetianMajor Strip resort employer within the corridor, minutes north
• Wynn ResortsResort, dining, and corporate operations on the northern Strip
• Clark County School DistrictArea campuses serving the CityCenter residential population
• City of Las VegasMunicipal services and administration for the parent city
• T-Mobile Arena / AEGEvents, sports, and concert employment immediately adjacent to CityCenter

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

COMMUNITY COMPARISON

How Does Vdara Residences Compare to The Signature at MGM Grand, Turnberry Place & Las Vegas?

If you're weighing Vdara against other Strip and near-Strip high-rises, this side-by-side covers the metrics buyers ask about most — median price, days on market, casino policy, rental program, and owner resort fees — with honest trade-offs for each, updated June 2026. Sources are LVR, the U.S. Census, and FBI UCR.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Building-level figures per community plan records. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Vdara Residences?

Location is Vdara's superpower: CityCenter sits at the center of the Strip corridor with direct pedestrian connections to adjacent properties. Harry Reid International Airport is about 15 minutes by car. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Vdara-area destinations beat that by a wide margin.

Drive Times from Vdara Residences

• < 5 minARIA Resort & Casino (on foot)CityCenter pedestrian walkway
• < 5 minBellagio Hotel (on foot)CityCenter pedestrian connection
• 5 minT-Mobile ArenaThe Park pedestrian link
• ~10 minDowntown Las VegasI-15 north or Las Vegas Blvd north
• ~15 minHarry Reid Intl AirportKoval Ln → Tropicana Ave or local
• ~20 minHendersonI-15 south → local
• ~25 minSummerlinI-15 north → Summerlin Pkwy
• ~30 minRed Rock CanyonI-15 north → W Charleston Blvd west

Transportation Options

• Driving

  Valet-only entry is the default for residents — no self-park exposure. I-15 is minutes away, and the Strip arterial grid connects all directions quickly outside peak traffic hours.

• Walking (Strip)

  CityCenter's elevated pedestrian system connects Vdara to ARIA, Bellagio, The Shops at Crystals, T-Mobile Arena, and the Cosmopolitan without touching the street — the strongest pedestrian network of any residential building in Las Vegas.

• Rideshare

  Fast and reliable — airport runs cost roughly $15–$25 from CityCenter, and Strip destinations are walking distance or a short rideshare. The building's valet staff coordinates pickup drop-off efficiently.

• RTC Transit

  The Deuce and SDX bus routes run Las Vegas Blvd, steps from CityCenter. Residents should not plan a car-free life for all destinations, but Strip and downtown errands are genuinely walkable or transit-accessible.

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 Vdara Residences?

Most Vdara buyers plan for 20–30% down because condo-hotel buildings require individual lender approval and conventional programs are not universally available. On a $700,000 suite that means $140,000 to $210,000 at closing, not counting reserves some lenders require. Cash buyers — common at this tier — skip the approval step entirely. Have your lender confirm Vdara's current project warrantability before structuring your offer around a specific program.

PEOPLE ALSO ASK

What Else Do People Ask About Vdara Residences?

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

WHY NEVADA REAL ESTATE GROUP

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

Direct builder relationships, the largest agent team in the Valley, 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 the Strip corridor, high-rise towers, and condo-hotel buildings — the depth behind the team's #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Vdara Residences?

Compare Vdara with neighboring high-rises and nearby Las Vegas communities. Each card pairs the commute time with price positioning, so you can judge whether trading a Strip address for a different lifestyle actually buys you more home for the money.

A–Z INDEX

Which Las Vegas High-Rise Communities Can You Explore A–Z?

Vdara is one of several Strip and near-Strip high-rise communities NREG specializes in — each with distinct pricing, casino policy, rental-program structure, and lender financing requirements that differ from traditional condominiums. The entries below are indexed alphabetically for orientation; click any entry to explore pricing, school options, market data, and available listings.

Sources & Methodology

Where Does This Vdara Residences Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Building-level statistics for Vdara Residences are presented from the community plan record; ZIP 89158 MLS data from Las Vegas REALTORS serves as the market benchmark. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Active-listing median, days on market, and closed counts for ZIP 89158 and the Las Vegas market. lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Vdara is not separately tabulated). census.gov/quickfacts
3. City of Las Vegas — City services, short-term rental rules, and planning matters for the Strip corridor. lasvegasnevada.gov
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89158. clarkcountynv.gov/assessor
5. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
6. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
7. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
8. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for ZIP 89158 zone schools. greatschools.org
9. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
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