Live MLS Feed · The Palms · West of the Strip

Palms Place Condos for Sale

Palms Place is a 47-story condo-hotel at the Palms, just west of the Strip, opened in 2008 by George Maloof and designed by the Jerde Partnership. Its 599 individually owned units range from studios to penthouses on the top floors, with Drift Spa, a resort pool, on-site dining, valet, and 24/7 security. Owners may live in, lease, or place a unit in a rental program, with hotel services billed à la carte.

  • Active condos are priced $175K–$1.1M (about 615–1,318 sq ft).
  • A 47-story 599-residence building completed in 2008, developed by Maloof Development (George Maloof).
  • Located in The Palms · West of the Strip — 4381 W Flamingo Rd.
  • Condo-hotel ownership: residences are individually owned but run under a hotel rental program with resort/operating fees — see the ownership section below.
  • Recent closings show a median sold price of $213,000 (about $343/sq ft) over the last 12 months.

69 Palms Place condos are for sale right now, priced from $175K to $1.1M (about 615–1,318 sq ft).

  • Condo-hotel (hotel-operated)
  • 24/7 secured access
  • 47 stories, opened 2008
  • 599 condo-hotel units
  • Designed by the Jerde Partnership
  • Drift Spa & resort pool
  • Connected to the Palms resort
  • Studios to top-floor penthouses

Listings and sold data pulled live from the MLS and refreshed every 30 minutes · units approximately 615–1,318 sq ft (from active inventory) · building facts verified against public records.

Listing data sourced from GLVAR via the MLS IDX feed. Building membership is detected from MLS address/neighborhood fields; confirm the exact unit, floor, HOA dues, and lease rules with the listing detail page or your NREG agent before scheduling a tour. Information deemed reliable but not guaranteed.

What are the key facts about Palms Place?

Verified, non-volatile building details from public records. Pricing and unit sizes are shown live above from the MLS, because they change constantly — we never publish a stale price sheet.

Address4381 W Flamingo Rd, Las Vegas, NV 89103
Year built2008
Stories47
Residences599
DeveloperMaloof Development (George Maloof)
ArchitectJerde Partnership
ViewsStrip skyline and valley views from a 47-story tower at the Palms, west of the Strip; the top floors hold large penthouses.
ParkingValet and self-parking at the Palms.
Fees & rental programCondo-hotel fee structure (operating assessment + resort/rental-program terms) — see "How owning at Palms Place works" below. Fees vary by unit and change over time; contact us for the current figures on a specific residence.
Active listings69 ($175K–$1.1M)

Amenities

Drift Spa & hammam
Resort pool
Fitness center
On-site dining
Valet
24/7 security
Connected to the Palms resort

How owning at Palms Place works

Palms Place is a condo-hotel: the residences are individually owned and bought and sold like any condo, but the building is run as a hotel. That changes three things every buyer needs to understand before making an offer — the rental program, the fee structure, and financing.

Rental program

Optional. Owners may use the unit, lease it, or place it in a rental program — roughly 100 units have been operated by a vacation-rental manager. Revenue-split terms vary; confirm current terms before buying.

Fees & assessments

Resort-style monthly dues vary widely by unit size, and hotel services such as housekeeping and room service are billed à la carte rather than bundled into a flat HOA. Confirm the current monthly figure on a specific residence.

Financing

As a condo-hotel, Palms Place is typically non-warrantable for conventional loans; buyers commonly use cash or a specialty/portfolio lender. We connect buyers with lenders familiar with the building.

Condo-hotel terms — rental splits, resort fees, and use rules — are set by the building's current management agreement and CC&Rs and change over time. Confirm the exact current terms on a specific residence with your NREG agent before you offer. Call (702) 637-1759.

What have Palms Place condos sold for recently?

The most reliable read on real values is what has actually closed. Over the last 12 months, 41 matching condos sold:

Median sold price$213,000
Average price / sq ft$343
Median days on market56 days
Closed sales (12 mo)41

Aggregate closed-sale statistics for condos matching "Palms Place" over the last 12 months, sourced from GLVAR via the MLS IDX feed. GLVAR IDX rules do not permit publicly displaying individual sold listings, so we show building-level aggregates. Figures approximate the building and may include nearby matching condos; confirm specific comparables with your NREG agent. Information deemed reliable but not guaranteed.

What is Palms Place?

Palms Place is a 47-story condo-hotel at the Palms, just west of the Strip on Flamingo Road, opened in 2008 by George Maloof and designed by the Jerde Partnership. It is connected to the Palms resort, giving owners access to the resort’s dining and entertainment while keeping a separate, residential-feeling tower.

The building holds 599 individually owned units, from studios around 1,200 square feet to penthouses of 2,000–7,000 square feet on the top floors. As a condo-hotel, owners can live in a unit, lease it, or place it in a rental program; about 100 units have been operated by a vacation-rental manager. Amenities include Drift Spa and hammam, a resort pool, fitness center, on-site dining, valet, and 24/7 security.

Hotel services like housekeeping and room service are billed à la carte rather than bundled into a flat HOA. Current pricing, square footage, and inventory are pulled live from the MLS above.

Looking at other Las Vegas high-rises? Compare this building with the rest of the valley's towers on our high-rise condos hub, or explore luxury condos across Las Vegas.

How did Palms Place come to be?

George Maloof announced Palms Place on March 2, 2005 as part of a $600 million expansion of the Palms resort. The Jerde Partnership designed the 47-story tower and M.J. Dean built it, with financing from Wells Fargo. Ground broke on May 5, 2006, the tower topped out on August 10, 2007, it received its certificate of occupancy in February 2008, and the grand opening was held on May 31, 2008. The budget rose from $300 million to $350 million during construction, and prices were raised six times to cover costs.

The tower holds 599 units, with 21 penthouses on the top four floors. Opening into the recession, only 342 units (57 percent) had closed by October 2008; by May 2009, 370 had sold, and the Palms offered financial assistance to about 150 buyers who had made deposits but could not get credit.

Dates, developers, and sale figures above are drawn from the public sources listed under the FAQ section.

Where is Palms Place?

Palms Place is in the The Palms · West of the Strip area of Las Vegas, at 4381 W Flamingo Rd, Las Vegas, NV 89103.

Views from the building: Strip skyline and valley views from a 47-story tower at the Palms, west of the Strip; the top floors hold large penthouses.

A high-rise here puts dining, entertainment, and the Strip corridor within walking distance or a short drive, with secured parking and building amenities in place of yard upkeep. Compare nearby towers or browse luxury condos valley-wide.

What is near Palms Place?

  • The Palms resortconnected to the tower
  • Center Strip (Bellagio)1.1 mi straight-line, about 5 to 10 minutes by car
  • T-Mobile Arena1.2 mi straight-line, about 5 to 10 minutes by car
  • Allegiant Stadium1.7 mi straight-line, about 10 to 15 minutes by car
  • Harry Reid International Airport3.1 mi straight-line, about 15 to 20 minutes by car
  • Downtown Summerlin8.1 mi straight-line, about 20 to 30 minutes by car

Straight-line distance from the building to six Las Vegas reference points, with a conservative drive-time band. Real drive times depend on the hour and on Strip event traffic.

LandmarkStraight-line distanceTypical drive
Center Strip (Bellagio)1.1 mi5 to 10 minutes
T-Mobile Arena1.2 mi5 to 10 minutes
Allegiant Stadium1.7 mi10 to 15 minutes
Harry Reid International Airport3.1 mi15 to 20 minutes
Fremont Street (Downtown)4.9 mi15 to 20 minutes
Downtown Summerlin8.1 mi20 to 30 minutes

Who buys at Palms Place?

Palms Place attracts second-home owners and investors who want the flexibility to live in, lease, or place a unit in a rental program, and some full-time residents in the larger units and penthouses. Resale entry has started near $150,000; financing is usually cash or a specialty lender.

How does Palms Place rank among Las Vegas towers?

Palms Place is one of 22 Las Vegas towers with a page in this directory, 16 of them residential condominiums and 6 condo-hotels; it is one of the 6 condo-hotel buildings. At 47 stories it ranks 4th by story count among the 17 buildings with a verified floor count; the tallest by stories is Trump International at 64. Its 599 residences rank 8th of 21 by size, on a directory that runs from Metropolis with 71 residences to The Signature at MGM Grand with 1,728.

Completed in 2008, it is newer than 13 and older than 4 of the 22 towers with a verified year; the directory spans 1974 to 2010. Age matters in a tower because it sets where the building sits in its elevator, glazing, and mechanical replacement cycles, which is what the reserve study discussed in the buying guide on this page is about.

No other building in this directory shares the The Palms area, so the comparison table lower on this page draws its peers from the closest price tier instead.

Rankings are computed from the verified facts in this directory at render time; buildings without a verified figure are left out of that ranking rather than estimated.

Are there rentals at Palms Place?

Palms Place owners may lease their units long-term, self-manage, or use a rental program, so both furnished and unfurnished leases appear. Hotel services are billed separately from rent.

3 Palms Place condos are listed for rent in the current MLS window, asking $2,595 to $3,500 per month. Prices on the cards below are monthly rent.

  • 4381 W Flamingo Road, Unit 3801 — Las Vegas
    NEW
    $3,500
    Condo
    Est. $20/mo
    1 Bed
    1.25 Baths
    1,220 Sq. Ft.1.05 Acres
    Built in 2006
    4381 W Flamingo Road, Unit 3801
    Las Vegas, NV, 89103
    Palms Place A Resort Condo & Spa At The Palms Lv
    MLS #2809522 · Listed 3 weeks agoListing courtesy of Las Vegas Realty Group
    View 4381 W Flamingo Road, Unit 3801, Las Vegas, NV, 89103 — $3,500

Rental listings sourced from GLVAR via the MLS IDX feed; the price shown on each card is the asking monthly rent. Building membership is detected from MLS address/neighborhood fields. Lease terms, deposits, and HOA tenant rules are set by the owner and the association; confirm them on the listing detail page or with your NREG agent. Information deemed reliable but not guaranteed.

How do you buy a high-rise condo in Las Vegas?

Buying in a condo-hotel like Palms Place follows the same steps as any Las Vegas condo, with three extra layers: specialty financing, the management agreement, and use rules. Here is the checklist we run with every high-rise buyer.

Financing and non-warrantable condos

Condo-hotels are almost always non-warrantable: the units are operated as hotel inventory, so the building does not meet the agency (Fannie Mae and Freddie Mac) project rules that conventional mortgages depend on. Most buyers pay cash or use a portfolio or specialty lender that underwrites the building itself, usually with a larger down payment and a higher rate than a conventional loan.

Before you write an offer, have the lender confirm in writing that it will lend in this specific building, and ask how it treats rental-program income. That answer decides whether you can finance at all, so get it first rather than after you are in contract.

The HOA resale package and reserve study (NRS 116)

Nevada law (NRS 116.4109) requires the seller to deliver an HOA resale package before the sale closes: the CC&Rs, bylaws, rules and regulations, the current budget, the reserve study, current assessments, and disclosure of any pending litigation or special assessments. Once you receive it you have a statutory five-day window to cancel the purchase.

Read the reserve study before anything else. Nevada HOAs must commission one at least every five years, and it lists the building's big-ticket components (elevators, roof, mechanical systems, exterior glazing, pool decks) with their remaining life and the money set aside to replace them. A building whose reserves are well below the study's recommended funding level is a building where a special assessment is more likely.

In a condo-hotel the package also includes the management or rental-program agreement. Confirm who controls the common areas, how the revenue split works, what fees are charged to owners outside the program, and how the agreement can be changed.

Condo-hotel vs residential ownership

In a condo-hotel you own the unit, but a hotel operator runs the building: front desk, housekeeping, and often the rental program. You may have a cap on personal-use nights, rules about furnishings, and fees that are billed like hotel charges rather than a single HOA line. Some buildings restrict full-time residency in their governing documents.

The trade is flexibility for control. You can usually place the unit in the rental program or, in some buildings, self-manage nightly stays, but you do not set the house rules. Buy with a clear plan for how you will use the unit, and confirm that the CC&Rs allow it.

Litigation history

Ask whether the association is, or recently was, a party to a lawsuit: construction-defect claims against the developer, disputes with a management company or rental operator, or claims by owners. The resale package must disclose pending litigation, but ask about resolved matters too, because a settlement can leave repair work that is still being funded.

Litigation matters twice. It can raise dues or trigger an assessment, and while it is open many conventional lenders will not lend in the building at all, which shrinks the pool of buyers you can sell to later.

Parking and storage

Parking in a high-rise is either deeded (a numbered space that transfers with the unit on the deed), assigned by the association (a license that can be reassigned), or valet-only with no assigned space. Storage cages work the same way. The listing often says "two parking spaces" without saying which kind, so verify it in the deed and the association records before you rely on it.

Deeded spaces and storage add to resale value and can sometimes be sold separately inside the building; assigned spaces cannot. If you have two cars, an oversized vehicle, or an EV that needs a charger, confirm the exact space and the rules on charger installation before you offer.

Special assessments

A special assessment is a one-time charge on top of monthly dues, levied when reserves cannot cover a repair or replacement. In a tower the triggers are predictable: elevator modernization, exterior glazing and sealant, cooling towers and chillers, garage waterproofing, and pool-deck rebuilds. The reserve study shows which of those are coming and whether the money is there.

Ask the association for any assessment levied or approved in the last several years and any under discussion. If one is pending at closing, the purchase contract decides who pays it, so negotiate that line before you sign rather than after.

Insurance and property taxes

The association carries a master policy on the structure and common elements; you carry an HO-6 condo-owner policy for your finishes, contents, liability, and loss of use. Ask for the master policy declarations page in the resale package and match your HO-6 to it, including loss-assessment coverage, which pays when the association bills owners for a covered loss that exceeds the master policy.

Property tax on a condo-hotel unit is assessed by the Clark County Assessor like any other parcel. Nevada's partial abatement caps annual increases at 3 percent for an owner-occupied primary residence and up to 8 percent for other property; because most condo-hotel units are second homes or rentals, plan on the higher cap.

Inspection and appraisal in a tower

A high-rise inspection is narrower than a house inspection and different in kind. Inside the unit the inspector checks the fan-coil or heat-pump HVAC unit, the water heater, plumbing shutoffs, window and slider seals, the electrical panel, and any balcony door and railing. The building systems (elevators, roof, chillers, garage) are outside the inspector's reach; the reserve study and the association's maintenance records stand in for them.

Appraisals in a tower lean on closed sales inside the same building, adjusted for floor, exposure, and line, before looking at nearby towers. In a small building with few recent closings the appraiser may reach further, which is one reason the aggregate sold statistics on this page matter: they are the comp set your lender's appraiser will start from.

The sequence, offer to keys

One: line up financing that fits a condo-hotel (cash, portfolio, or specialty) and get the lender's written confirmation for this building. Two: set a building alert so you see units the day they list; owned inventory in a condo-hotel is a small share of the tower. Three: tour with the floor, exposure, and rental-program status of each unit in hand. Four: write the offer with resale-package, inspection, and financing contingencies, and ask for the management agreement and current fee schedule.

Five: read the resale package inside the five-day window, reserve study and rules first. Six: inspect the unit and confirm the deeded or assigned parking and storage in the association records. Seven: bind the HO-6 policy against the master policy. Eight: schedule the move with the building; most towers require an elevator reservation, a move-in deposit, and a certificate of insurance from the mover. Nine: close through escrow and title, then file for the primary-residence tax cap if you will live there.

General guidance, not legal or lending advice. Nevada HOA resale rules are in NRS chapter 116; confirm the current terms for a specific residence with your NREG agent, your lender, and the association.

Frequently asked questions about Palms Place

Is Palms Place a condo-hotel?

Yes. Its 599 units are individually owned, and owners can live in a unit, lease it, or place it in a rental program — roughly 100 units have been run by a vacation-rental manager. The building is connected to the Palms resort but functions as a separate residential tower.

How many units does Palms Place have, and how big are they?

Palms Place has 599 units, ranging from studios around 1,200 square feet up to penthouses of 2,000–7,000 square feet on the top floors. That spread makes it one of the more flexible condo-hotels on the west side of the Strip.

How does the rental program work at Palms Place?

It’s optional. Owners can self-manage, lease long-term, or use a rental program — about 100 units have been operated by a vacation-rental manager. Revenue-split terms vary by arrangement, so confirm the current terms before buying for investment.

How are fees structured at Palms Place?

Resort-style monthly dues vary widely by unit size, and hotel services like housekeeping and room service are billed à la carte rather than bundled into a flat HOA. We pull the current monthly figure on the specific unit you’re considering. Call (702) 637-1759.

Can I finance a Palms Place unit with a normal mortgage?

Usually not. Palms Place is typically non-warrantable for conventional loans, so buyers commonly use cash or a specialty/portfolio lender. We connect buyers with lenders familiar with the building.

What amenities does Palms Place offer?

Palms Place has Drift Spa and hammam, a resort pool, fitness center, on-site dining, valet, and 24/7 security, plus access to the connected Palms resort’s dining and entertainment. It’s a full resort-amenity package west of the Strip.

What views does Palms Place offer?

The 47-story tower captures Strip skyline and valley views, with the largest exposures from the top-floor penthouses. The live listings above note floor and exposure where the MLS provides it.

Is Palms Place a good investment in 2026?

Its appeal is flexibility — a resort-connected condo-hotel with a wide range of unit sizes and rental options. Whether a specific unit pencils depends on price, the à-la-carte fee model, and how you intend to use it; the recent closed-sale trends above are the best read on real values.

How far is Palms Place from the Strip and the airport?

Palms Place is just west of the Strip on Flamingo Road, so the central Strip is a few minutes east and Harry Reid International Airport is roughly a 10–12 minute drive southeast.

What does it take to buy at Palms Place?

Because financing is specialized and the fee model is à la carte, buyers benefit from an agent who knows the building and the condo-hotel lender landscape. We track Palms Place inventory and can set an alert for the floor and layout you want.

Building facts verified against: Palms Place — Wikipedia, Palms Place condos — lasvegasrealestate.org.

How Palms Place compares to similar Las Vegas high-rises

Verified building facts side by side. Pricing changes constantly and is shown live from the MLS on each tower's page — tap any building to see its current listings and sold trends.

BuildingAreaStoriesResidencesBuiltTypePets
Palms Place (this building)The Palms · West of the Strip475992008Condo-hotel—
Newport LoftsDowntown · Arts District231682006ResidentialPet-friendly
SoHo LoftsDowntown · Arts District161202006ResidentialPet-friendly
Regency TowersLas Vegas Country Club · East of the Strip—2181974ResidentialPet-friendly
The Signature at MGM GrandHarmon Ave · East of the Strip38 × 31,7282006Condo-hotel—
The PlatinumFlamingo Rd · East of the Strip172552006Condo-hotel—

Facts verified against public records and building documentation; a dash (—) means we don't publish an unverified figure. Confirm specifics for a given residence with your NREG agent.

Tour Palms Place with a high-rise specialist.

High-rise buildings have their own rules — HOA structures, lease/rental restrictions, view tiers, and assessment history. Our NREG agents know Palms Place and the valley's towers; we'll line up access, pull the building's sold history, and tell you which floors and lines actually fit what you want.

Call (702) 637-1759
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