Nevada's #1 team for The Manhattan Las Vegas real estate. Search gated garden condos and townhomes — 1-to-3 bedrooms, resort pool, fitness, and secured parking in south Las Vegas near the 215 Beltway and Harry Reid Airport.
ZIP-AREA MEDIAN LIST (89123)
$300K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$250K–$500K
Community plan record
UNITS ON CAMPUS
~700
Community plan record
DAYS ON MARKET (ZIP-AREA)
45
LVR / GLVAR, June 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
The Manhattan Las Vegas pairs ~700 gated garden condos priced $250K–$500K across 44 Brownstone-style buildings in ZIP 89123 with a ZIP-area median list of $300,000 per Las Vegas REALTORS, 45 median days on market, and south Las Vegas demographics per the U.S. Census. The five takeaways below unpack what makes this community stand out.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
The Manhattan Las Vegas carries active listings across its ~700-unit, 44-building garden-condo campus in ZIP 89123, with the corridor median near $300,000 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
Across ZIP 89123, The Manhattan Las Vegas price band spans $250,000 to $500,000 — a mix of 1-, 2-, and 3-bedroom garden condos and townhomes in 44 gated buildings tracked through active and sold data compiled by Las Vegas REALTORS, with entry-level 1-bedrooms near $250K and top-floor 3-bedroom units approaching $500K.
The Manhattan Las Vegas offers 1-, 2-, and 3-bedroom garden condos and townhomes across 44 Brownstone-style buildings in south Las Vegas ZIP 89123 — entry near $250K for 1-bedrooms, up to $500K for top-floor 3-bedrooms. Each link below opens our live MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Four main unit categories make up the ~700-unit campus. Counts show approximate active availability; inventory turns steadily in this ZIP and changes weekly.
Updated daily · 700 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by bedrooms, price, floor, and building — no spam, unsubscribe anytime. The Manhattan Las Vegas sees steady turnover, but well-priced 2-bedroom units in popular buildings can go under contract within days; alert subscribers see new listings within hours.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living at The Manhattan Las Vegas means gated garden-condo comfort in south Las Vegas — resort pool, spa, and fitness across a 44-building Brownstone-inspired campus. The community sits within the City of Las Vegas per City of Las Vegas, fifteen minutes from Harry Reid Airport and twenty from the south Strip via the 215 Beltway.
The Manhattan Las Vegas is known for bringing a New-York Brownstone aesthetic to south Las Vegas garden-condo living — gated entry, resort pool, spa, and fitness across a walkable low-rise campus at prices well under the valley average, near the 215 Beltway and Harry Reid Airport.
First-time buyers seeking a gated, amenity-rich entry point; downsizers trading a house for low-maintenance condo living; and investors who want a liquid, south-Las Vegas rental property close to the airport, south Strip, and Silverado Ranch employment corridor.
Mornings at the resort pool or fitness center, quick errands along the Silverado Ranch corridor, and an easy 215 on-ramp to the Strip or airport — the campus is walkable internally but designed around car-centric south Las Vegas, with Sunset Park's lake and trails about ten minutes east.
The Manhattan Las Vegas sits in south Las Vegas, ZIP 89123, near the Silverado Ranch neighborhood and the 215 Beltway. The campus spans approximately 4 acres across 44 four-story garden-condo buildings. About 10 miles from the south end of the Las Vegas Strip.
Quick Answer
Yes — if value, gated security, and south Las Vegas positioning top your list. The Manhattan Las Vegas pairs a Brownstone-inspired garden campus with resort pool, spa, and controlled-access entry from $250,000, fifteen minutes from Harry Reid Airport and ten from Henderson via the 215. The trade-offs are real — zoned schools rate 5–6/10, the investor-heavy ownership mix (55% renters) creates a more transient feel than owner-occupant communities, and HOA dues add $280–$650 monthly. For first-time buyers and investors who want a gated, amenity-rich entry point in south Las Vegas, few addresses compete at this price.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city that contains The Manhattan — the parent city holds 656,274 residents with a median household income of $66,820. The Manhattan Las Vegas community plan records show roughly 1,400+ residents across ~700 units, a median age of 38, and an average household income near $85,000.
The Census does not break this community out separately, so citywide figures serve as the macro backdrop. Within the campus, our transaction data shows a mix of first-time buyers, downsizing locals, airport and hospitality professionals who value the south-LV positioning, and investors holding long-term rental units. The 55% renter rate reflects a healthy investor presence without overwhelming owner-occupant character.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Manhattan Las Vegas is not separately tabulated) · Updated
POPULATION & GROWTH
The Manhattan Las Vegas campus is fixed at ~700 units across the 44-building footprint established in 2006. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the south-LV corridor around ZIP 89123 continues to attract airport-adjacent workers and value-oriented buyers priced out of Henderson and Summerlin.
The Manhattan Las Vegas campus itself is structurally capped at its 44-building footprint — no new supply will be added. The broader ZIP 89123 and south-LV market continues to absorb demand from buyers and renters priced out of Henderson, creating steady underlying demand for resale units within the community.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89123 trades against. The Manhattan Las Vegas itself is ~700 units, so the cards report ZIP-area benchmarks: $300,000 median list, 45 median days, and a corridor with steady investor and owner-occupant demand.
Median List Price
$300,000 ZIP-area median (89123) — The Manhattan units range $250K–$500K by size and floor
vs the prior year
Source: Las Vegas REALTORS
Days on Market
45 median days across ZIP 89123; well-priced lower-floor units move faster than top-floor or 3BR homes
vs the prior year
Source: Las Vegas REALTORS
Closed Sales
Active south-LV corridor with steady investor and owner-occupant turnover per LVR
vs the prior year
Source: Las Vegas REALTORS
The long view: The Manhattan Las Vegas's median sold price rose 62% between 2015 ($225,000) and 2021 ($365,000), across 6,818 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
SOUTH LV MARKET
Market Competitiveness
ZIP 89123 is a mid-paced market — 45 median days on market reflects a corridor with steady but not frenzied demand. The Manhattan Las Vegas itself benefits from one of south Las Vegas's only gated garden-condo campuses at this price, which creates a distinct buyer pool separate from the broader ZIP 89123 resale mix.
The Manhattan Las Vegas appeals to four distinct buyer types — first-timers, downsizers, investors, and relocators — each drawn by a different combination of price, gated security, and south Las Vegas positioning. Six profiles below match lifestyles to this community, followed by the honest pros and trade-offs our team walks through with every buyer.
Ready to explore units at The Manhattan Las Vegas? Our team knows every building cluster, floor plan, and HOA nuance across the 44-building campus.
Start Your Home SearchBuilding Comparison
The Manhattan Las Vegas spans 44 four-story garden buildings across a gated 4-acre campus. Building placement affects view, parking proximity, and noise levels. Entry and pricing data drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with ~700 units, per-building market medians would be statistical noise, so we publish planning guidance instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| 1-Bedroom Garden Condos | From $250K | n/a* | n/a* | n/a* | Entry · Lock-and-leave |
| 2-Bedroom Garden Condos | $275K–$400K | n/a* | n/a* | n/a* | Core · Most popular |
| 3-Bedroom Condos / Townhomes | $350K–$500K | n/a* | n/a* | n/a* | Families · Space |
| Top-Floor Units | From $400K | n/a* | n/a* | n/a* | Views · Privacy |
| Pool-Adjacent Buildings | Premium varies | n/a* | n/a* | n/a* | Amenity access · Resort feel |
| Corner / End Units | Slight premium | n/a* | n/a* | n/a* | Light · Privacy |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Building-level $/SF and DOM intentionally omitted — samples within one building are too small to be meaningful. ZIP-area benchmarks: 45-day median DOM, $300K median list.
Campus Deep Dive
Submarket 1
The community's entry tier — 1-bedroom units for first-time buyers, investors, and lock-and-leave buyers who want gated amenities without a large footprint or price tag.
Browse 1-Bedroom Garden Condos homes →Submarket 2
The core inventory and most frequently traded unit type — 2-bedroom condos appeal to both owner-occupants and investors and represent the bulk of campus resale activity.
Browse 2-Bedroom Garden Condos homes →Submarket 3
3-bedroom units and townhome-style floor plans appeal to small families and buyers who need a home office or extra bedroom without leaving the gated condo lifestyle.
Browse 3-Bedroom Condos / Townhomes homes →Submarket 4
Fourth-floor units capture the best mountain and valley sightlines and tend to price at the upper end of the range. Quieter than ground-level units, and popular with buyers who prioritize view and light.
Browse Top-Floor Units homes →Submarket 5
Buildings closest to the resort pool and spa command a lifestyle premium among owner-occupants who want walkable amenity access. Summer pool noise is the honest trade-off to review.
Browse Pool-Adjacent Buildings homes →Submarket 6
Corner units offer more windows, better cross-ventilation, and fewer shared-wall neighbors — a meaningful upgrade in a campus of this scale that buyers should ask about specifically.
Browse Corner / End Units homes →Submarket 7
A gated, Brownstone-inspired garden-condo community in south Las Vegas ZIP 89123 — ~700 units across 44 four-story buildings with resort pool, spa, fitness, and secured parking. Entry from $250,000. Fifteen minutes to Harry Reid Airport. Popular with first-time buyers, downsizers, and south-LV investors.
Browse The Manhattan Las Vegas — Campus Overview homes →STILL DECIDING?
BY ZIP CODE
ZIP 89123 in south Las Vegas covers the Silverado Ranch neighborhood and surrounding corridors. The table below maps the area from entry condos to single-family homes, with The Manhattan Las Vegas sitting at the gated-condo tier in the lower-to-mid price band. Figures from Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89123 | The Manhattan LV — gated garden condos | $250K–$500K (community range) | n/a* | 45 (ZIP-area) | ~700 units total | n/a* |
| 89123 | Silverado Ranch — entry single-family | From $350K | n/a* | 45 (ZIP-area) | — | n/a* |
| 89123 | South LV established residential corridors | From $300K | n/a* | 45 (ZIP-area) | — | n/a* |
| 89123 | Full ZIP-area benchmark (89123) | $300,000 median list | — | 45 | Active corridor | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: building-scale samples are too small to be statistically meaningful. Boundaries per Clark County GIS.
New Construction
No production builder operates within The Manhattan Las Vegas — the community completed its ~700-unit campus in 2006 and today's opportunities are resale only. Buyers who want new construction in south Las Vegas or nearby Henderson will find active communities a short drive away. Builder incentives change monthly — verify current offers before writing anything.
Family & Investor
Closest new-build alternative to the south-LV condo market
55+ Active Adult
For downsizers comparing Manhattan LV to active-adult alternatives
Family & Move-Up
Value-oriented new builds for buyers ready to step up from condos
Attainable & Family
Closest price-point to the condo market in new single-family format
Move-Up & Family
Step-up option for Manhattan LV buyers ready for a detached home
Outdoor Recreation
Resort pool and spa on campus, Sunset Park ten minutes east, and the 215 Beltway linking the community to Red Rock Canyon and Mount Charleston — The Manhattan trades yard upkeep for instant access to Clark County's park network, maintained per the City of Las Vegas, through 300 days of annual sunshine.
ON CAMPUS
The campus centerpiece: a resort-style pool with spa and sun deck, walkable from every building on the 44-building property.
ON CAMPUS
On-site fitness center — no drive-time or membership fee for residents maintaining a regular workout routine.
10 MIN
One of Clark County's largest parks — a lake, walking and cycling trails, tennis courts, picnic areas, and a dog park. A realistic daily-recreation option for Manhattan residents.
5 MIN
Neighborhood park in the adjacent Silverado Ranch area — sports courts, open fields, and walking paths for quick outdoor access without leaving the ZIP.
20 MIN
The southern end of the Strip — MSG Sphere, T-Mobile Arena, and the MGM Grand corridor are within a 20-minute drive for residents wanting a show-night or dining-out option.
25 MIN
Henderson's master-planned waterfront community — a 25-minute east-on-215 drive for kayaking, lakefront dining, and golf when residents want a resort-day-trip.
35 MIN
The 13-mile scenic loop and world-class hiking are about 35 minutes west via the 215 and Charleston — a practical weekend destination for Manhattan residents.
15 MIN
The 15-minute airport commute is the community's headline lifestyle advantage — important for travel-heavy professionals and second-home buyers who split time between cities.
The Manhattan Las Vegas Lifestyle
Three rhythms within minutes of the campus: a morning lap at the resort pool, an afternoon at Sunset Park's lake and trails, and an evening twenty minutes north on the south Strip — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management accessible in 35 minutes for bigger outdoor days.
THIS WEEKEND'S OPEN HOUSES
The Manhattan Las Vegas campus runs regular open houses — especially for 2-bedroom and 3-bedroom units. Gated entry means tours need gate-clearance coordination in advance. Set up instant alerts to get notified the moment a unit schedules an open house, or browse every active listing now and let us arrange a same-afternoon campus tour.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
The Manhattan Las Vegas draws residents from the south Las Vegas employment base: airport workers, healthcare staff, hospitality professionals, and small-business owners. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and community records put average household income near $85,000 — slightly above the Clark County median.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you are weighing The Manhattan Las Vegas against other south-LV condo options, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Manhattan wins on gated security and airport proximity; Park Avenue on price; One Las Vegas on Strip views; Henderson on schools. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Manhattan LV | Park Avenue Condos | One Las Vegas | Henderson |
|---|---|---|---|---|
| Entry Price | ~$250K (1BR gated) | ~$200K | ~$200K | ~$350K single-family |
| Gate/Security | Gated campus | Open-access | Gated high-rise | Select gated enclaves |
| Style | Garden · Brownstone · Low-rise | Low-rise condos | High-rise tower | Mixed (master-planned) |
| Airport Commute | 15 min | 20 min | 20 min | 25 min |
| HOA / Month | $280–$650 | $200–$450 | $350–$700 | Varies |
| Best For | Investors · First-timers · Airport workers | Entry price · Rental | Views · Strip access | Families · Schools · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community-level figures are plan-record values; school and demographics are CCSD and citywide. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
The 215 Beltway is the community's key asset — a few minutes from campus opens every direction of the valley. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Manhattan Las Vegas destinations beat that comfortably, especially the airport.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Manhattan Las Vegas purchases close in 30 to 45 days through a Nevada escrow company; cash offers — common in the investor tier — close in 10 to 14 days. FHA and conventional loans may add a few days for HOA questionnaire processing. Start the resale-package request on day one of escrow.
Quick Answer
Most Manhattan Las Vegas buyers put down 3.5–20%. FHA loans allow 3.5% down on units in approved buildings — on a $300,000 condo that is about $10,500 at closing. Conventional loans start at 3–5% for owner-occupants and 15–25% for investors. Confirm lender building warrantability before relying on FHA or low-down conventional programs; condo project approval requires HOA financial health. VA loans allow 0% for eligible veterans. Call (702) 637-1759 and we will connect you with lenders who know this building.
The Manhattan Las Vegas FAQ — 18 Answers
The Manhattan Las Vegas runs $250,000 to $500,000 for 1-to-3-bedroom garden condos and townhomes across its 44 four-story Brownstone-style buildings in ZIP 89123. The ZIP-area median list sits near $300,000 per Las Vegas REALTORS MLS data, reflecting the south Las Vegas corridor, with a median of about 45 days to sell.
Yes — The Manhattan Las Vegas is a gated community with controlled-access entry throughout the campus. The gate, secured parking, and perimeter fencing run across all 44 buildings. Unlike a 24-hour staffed-gate community, access here is card- or fob-controlled rather than manned — a level of security common at garden-condo communities in this price tier that suits lock-and-leave owners and privacy-minded buyers.
HOA dues at The Manhattan Las Vegas range from $280 to $650 per month depending on unit size and building. Fees cover pool and spa maintenance, fitness center, common-area landscaping, exterior building insurance, water, trash, and gated-parking upkeep across the 44-building campus. Request the full resale package — current dues, reserve study, and any special-assessment history — early in escrow so there are no surprises inside Nevada's typical 30-to-45-day closing window.
In most cases yes, within the HOA's published parameters. The Manhattan Las Vegas bylaws address minimum lease lengths and any cap on rented units; because boards can amend these policies, confirm the current version rather than relying on older listings. Our team pulls the building's present rental rules before clients write offers, which protects investors counting on lease income. Call (702) 637-1759 for the current rental policy before you offer.
The community takes its design cues from New York City Brownstone architecture: brick-accented facades, arched entry details, and a garden-courtyard layout that avoids the anonymous-tower feel. Four-story buildings surround resort-style common areas — pool, spa, fitness center, and landscaped walkways — creating a neighborhood-within-a-neighborhood that feels more townhome than high-rise despite the condo ownership structure.
Nevada's effective property-tax rate runs roughly 0.5–0.75% 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 $300,000 Manhattan Las Vegas condo, that means approximately $1,500–$2,250 per year — far below what comparable condos carry in California at the 1.1%+ base rate. Zero state income tax adds further annual savings for Nevada residents versus California.
The Manhattan Las Vegas is zoned to Clark County School District campuses for the south Las Vegas corridor: John C. Fremont Elementary (6/10), Fremont Middle School (5/10), and Clark High School (6/10) per GreatSchools. Private options within reach include Bishop Gorman High School and The Meadows School. Charter alternatives include Coral Academy of Science (8/10) and Nevada State High School (7/10). Verify zoning for any specific unit before making school-access part of your decision.
The Manhattan Las Vegas undercuts most Henderson condo alternatives on price — entry near $250,000 versus most Henderson communities starting $350,000 and up — while sitting closer to the south Strip and Harry Reid Airport. Henderson typically offers newer construction, higher-rated schools, and more master-planned amenities. Buyers choosing The Manhattan do so for price, the Brownstone aesthetic, airport proximity, and the south Strip's dining and entertainment corridor.
It is a credible entry-level investment: ~700 units in ZIP 89123 with entry pricing near $250K gives investors liquidity and consistent comps, while Nevada's zero state income tax and a property-tax effective rate of roughly 0.5–0.75% keep carry costs low. Confirm the HOA's current rental-cap policy and reserve position before writing. The proximity to Harry Reid Airport and the south Strip creates steady renter demand from healthcare workers, travel professionals, and south-valley employees.
Nevada levies zero personal state income tax — a household earning $150,000 saves roughly $7,000–$10,000 per year compared to California's 9.3–13.3% brackets per the California Franchise Tax Board. The state also caps annual property-tax increases at 3% for primary residences under NRS 361.471. For first-time buyers and investors stepping up from California, those savings often fund the down payment on a second property within three to five years of the move.
The Manhattan Las Vegas sits in south Las Vegas, ZIP 89123, near the 215 Beltway and Silverado Ranch. Drive times: Las Vegas Strip approximately 20 minutes north via Las Vegas Boulevard; Harry Reid International Airport about 15 minutes via local roads; downtown Las Vegas about 25 minutes via I-15; Henderson about 10 minutes east on the 215. The 215 on-ramp is the community's key asset — quick reach to every valley destination.
The Manhattan Las Vegas delivers a resort-style pool and spa, fitness center, secured gated parking, and landscaped common areas across its 44-building garden campus. The low-rise format means each amenity is within walking distance of most buildings, and the Brownstone-inspired courtyards create outdoor social areas that tower communities cannot match. Walk the campus before choosing a building — proximity to the pool, gym, and gated entry varies by location within the property.
The Manhattan Las Vegas offers 1-, 2-, and 3-bedroom garden condos and townhomes across its 44 four-story buildings. Townhome-style units typically include direct-access stairs or a small private entry, while condo units share common stairways. Top-floor units tend to capture better sightlines and quieter positioning. Unit finishes and layouts vary across buildings, so comparing several in one visit is worth the time. Our team can line up multiple showings in a single afternoon.
Views at The Manhattan Las Vegas depend on building placement and floor: units can face the Spring Mountains to the west, the Las Vegas Valley, or the community's own landscaped courtyards. Four-story buildings mean top-floor units capture the clearest mountain and city sightlines and command the strongest prices within the $250K–$500K band. If a specific exposure matters, tell our team upfront so we can filter available units by building and orientation.
Four things move real money here. First, HOA due diligence: dues run $280–$650 monthly, so pull the reserve study early. Second, rental-policy confirmation: boards can change rental caps between listings and sales. Third, building selection: the 44-building campus means location within the property affects noise, parking distance, and view quality. Fourth, financing: some lenders require a higher owner-occupancy ratio — confirm building warrantability before relying on low-down programs. Call (702) 637-1759 to get started.
Most Manhattan Las Vegas buyers put down 3.5–20%. FHA loans allow 3.5% down on eligible units — on a $300,000 condo that is about $10,500 at closing. Conventional loans start at 3–5% for owner-occupants and 15–25% for investors. Confirm lender building warrantability before relying on FHA or low-down conventional programs; condo projects need HOA financial health to qualify. VA loans allow 0% for eligible veterans. Call (702) 637-1759 and we will connect you with lenders who know this building.
On a $300,000 purchase with 5% down at 7%, model roughly $1,910 in principal and interest, $150 in property taxes, $80 in insurance, and $400–$600 in HOA dues — total carrying cost of about $2,540–$2,740 per month. FHA buyers add mortgage insurance of roughly $150–$175 per month until 20% equity. Always pull the full resale package — dues, reserves, and any pending assessments — before making an offer.
Yes — our team has represented buyers and sellers across south Las Vegas condo communities including The Manhattan. We coordinate building access, pull the HOA resale package, advise on unit selection and building placement within the campus, and connect buyers with lenders who have approved the project. 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
These are the eight queries Manhattan Las Vegas buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from Nevada Revised Statutes, and community facts from the plan record.
No — The Manhattan Las Vegas is a low-rise garden-condo community: 44 four-story buildings spread across a gated campus in south Las Vegas ZIP 89123. The Brownstone-inspired architecture and garden layout give it a neighborhood feel that distinguishes it from high-rise towers on or near the Strip.
The Manhattan Las Vegas sits in south Las Vegas, ZIP 89123, near the Silverado Ranch neighborhood and the 215 Beltway. It is approximately 15 minutes from Harry Reid International Airport and 20 minutes from the south end of the Strip via Las Vegas Boulevard.
Yes — the campus has controlled-access entry with gated vehicle access throughout the property and secured parking. Entry is card- or fob-controlled rather than staffed 24 hours, which is typical for garden-condo communities in this price range.
Usually yes, within the HOA bylaws' limits — minimum lease length and any rental-unit cap apply. Because boards can amend these rules, always confirm the current policy directly from the HOA rather than relying on an older listing. Our team pulls the building's live rules before buyers write offers.
HOA dues range from $280 to $650 per month depending on unit size, covering pool and spa maintenance, fitness center, exterior building insurance, water, trash, gated parking, and grounds across the 44-building campus. Pull the full resale package in escrow — not just the dues number, but the reserve study and any pending assessments.
It is a credible entry-level investment: ~700 units in ZIP 89123, entry near $250K, a 55% renter base, and airport-adjacent demand from hospitality and travel professionals. Confirm the rental-cap policy and reserve position before writing; Nevada's zero income tax and 3% property-tax cap keep carry costs low.
About 10 miles from the south end of the Strip — plan roughly 20 minutes north on Las Vegas Boulevard, depending on time of day. Harry Reid International Airport is about 15 minutes via local roads, making the community's positioning particularly strong for airport-adjacent professionals.
Zoned CCSD campuses for ZIP 89123 rate 5–6/10 per GreatSchools. Charter alternatives improve the picture — Coral Academy of Science rates 8/10 and accepts applications valley-wide. Private options include Bishop Gorman High School (25 minutes west) and The Meadows School. Verify zoning for any specific address before making school access part of your decision.
WHY NEVADA REAL ESTATE GROUP
Direct community knowledge, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across south Las Vegas condos, garden-condo communities, and first-time-buyer markets — the depth behind the team's #1 ranking in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare The Manhattan Las Vegas — gated garden condos from $250,000 in ZIP 89123 — with neighboring condo communities and nearby cities within 30 minutes. Each card pairs the drive time with price positioning and community type, so you can judge whether a different south Las Vegas option fits your budget or lifestyle better.
5 MIN
From $350K
5 min from The Manhattan LV
View Silverado Ranch (nearby neighborhood) →More Las Vegas communities
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
The Manhattan Las Vegas is a single unified campus — 44 garden buildings organized by cluster across a gated 4-acre footprint in ZIP 89123, priced from $250,000. Nearby comparable communities are indexed below for buyers who want to compare south Las Vegas condo options and decide on the right address.
KEEP LEARNING
These guides extend the research most Manhattan Las Vegas buyers do next — understanding the citywide Las Vegas condo market, evaluating FHA financing for first-time buyers, and weighing south Las Vegas versus Henderson — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →BUYER GUIDE
How FHA financing works in Las Vegas, including condo project approval and low-down-payment strategies.
Read →CITY HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The Manhattan Las Vegas sits inside the ZIP 89123 corridor, so we present ZIP-area figures as benchmarks and note where community plan-record values differ from the area median. Follow any link below to verify.
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).