The short answer: For owner-occupants shopping the Las Vegas Strip in 2026, the five most-shopped towers are Waldorf Astoria Residences (hotel-managed luxury), Veer Towers (CityCenter modern), Trump International Las Vegas (corner of Fashion Show, condo-hotel flexibility), The Martin (best amenity-to-price ratio), and Panorama Towers (walking distance to T-Mobile Arena and Allegiant Stadium). Each fits a different buyer profile — view priority, lock-and-leave needs, HOA budget, and primary-vs-secondary residence intent matter more than the building's prestige tier.
Key takeaways
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Only Waldorf Astoria and Trump sit physically on Las Vegas Boulevard. Veer Towers is inside CityCenter (between Aria and Cosmopolitan). The Martin and Panorama Towers are on Harmon Avenue, one block west of the Strip — closer to T-Mobile Arena and Allegiant Stadium than to the Bellagio fountains.
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HOA dues are the real number that drives ownership cost. Strip high-rise HOAs commonly run $1,000 to $5,000+ per month depending on tower. Waldorf is the highest because hotel services are bundled in.
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Owner-occupants get the best deal at The Martin — amenity stack rivals Veer and Trump, pricing tends to run lower per square foot.
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Waldorf Astoria is the prestige pick with the smallest unit count (47 residences), the highest HOA, and the strongest hotel-managed service model on the Strip.
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Veer Towers wins on walkability — Aria, Cosmopolitan, Crystals, and the T-Mobile pedestrian bridge are all door-to-door.
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Trump's flexibility is unique — many units allow short-term rental through Trump's hotel program when the owner is away, which most other Strip high-rises do not.
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Pricing in this guide is presented in bands. Strip condo pricing moves with the broader Las Vegas market and individual unit floor/view premium. Always run a live MLS pull before writing any offer.
What this guide covers
- Waldorf Astoria Residences — the luxury anchor
- Veer Towers at CityCenter — the modern-design pick
- Trump International Las Vegas — flexibility and condo-hotel programs
- The Martin — best amenity-to-price ratio
- Panorama Towers — sports and arena access
- At-a-glance comparison table
- How to think about buying a Strip high-rise
- Frequently asked questions
Why Strip high-rises are different from valley homes
Buying a condo on or near the Las Vegas Strip is closer to buying into a Manhattan or Miami Beach tower than buying a single-family home in Summerlin or Henderson. The building IS the product — your view, your gym, your concierge, your security, your parking, and a large slice of your monthly carrying cost are decided by the tower you pick, not the unit. Two units on the same floor of the same building have nearly identical lifestyle outcomes; two similar units in different towers are night-and-day different.
For the 150-agent team at Nevada Real Estate Group, the buyers we see for these towers tend to fall into four buckets: second-home owners (often from California or the Pacific Northwest), full-time downsizers selling a larger valley home, professionals who work on the Strip itself, and a growing population of remote workers who want lock-and-leave living with airport access in under 10 minutes. If you're shopping the broader Las Vegas high-rise condo market, this guide narrows the field to the five towers that drive the bulk of Strip buyer traffic in 2026.
1. Waldorf Astoria Residences Las Vegas
Address: 3752 Las Vegas Blvd S | Floors: 47 | Residential units: 47 condos (top floors) above 376 hotel rooms | Built: 2009 (originally Mandarin Oriental, rebranded Waldorf Astoria in 2018) | Typical price band: low seven-figures to $15M+ | HOA range: approximately $2,000–$5,000+ per month depending on unit size
What you actually get
The Waldorf is the most quietly prestigious address on the Strip. Forty-seven residences spread across the upper floors of a tower that's otherwise a five-star hotel, which means the residential population is tiny and the service ratio is unmatched. Twice-daily housekeeping is available. The hotel's spa, fitness center, lap pool, and Sky Lobby cocktail bar on floor 23 are part of daily life. Direct elevator access from a private residential entrance keeps the residence floors separate from hotel traffic.
Who it fits
Second-home owners who want hotel-managed turnkey living, full-time residents who want zero involvement with a homeowner's association in the traditional sense, and buyers who value privacy and a small resident community over big-amenity-deck pool scenes. The Waldorf is also a defensible choice for buyers whose primary home is on the coasts and who use the Vegas property eight to twelve weeks a year — the hotel handles the property when you're gone.
The real-talk caveats
The HOA is the highest on this list because it bundles hotel-grade services. You're not paying for landscape maintenance and an occasional pool re-tile — you're paying for around-the-clock concierge, valet, security, and the ability to call down to a five-star kitchen. If that's not how you'll use the property, the Waldorf is overbuilt for your needs and you'll pay for services you don't touch.
2. Veer Towers at CityCenter
Address: 3722 & 3726 Las Vegas Blvd S | Floors: 37 each (two towers leaning 5 degrees in opposite directions) | Residential units: 669 across both towers | Built: 2010 | Typical price band: low $300Ks for studios up to $2M+ for penthouses | HOA range: approximately $1,000–$1,800 per month
What you actually get
Two leaning glass towers anchored in the middle of CityCenter, with Aria on one side and Cosmopolitan on the other. The architecture is the most contemporary on the Strip — floor-to-ceiling glass, exposed concrete, clean lines. Amenities include two pool decks (one for each tower), a fitness center, a screening room, and a residents' lounge on the upper floors. Crystals shopping, twenty-plus CityCenter restaurants, and the T-Mobile pedestrian bridge are all under a five-minute walk.
Who it fits
Buyers who want the highest design-density per square foot on the Strip, single buyers and couples who don't need a lot of space, and anyone whose lifestyle revolves around the south-Strip restaurant and entertainment cluster. Veer is also where the most flexible price-of-entry sits — studios and one-bedrooms in Veer trade for less than comparable square footage at almost any other Strip-adjacent address.
The real-talk caveats
Sound transfer between units is a known characteristic of the building's construction. The Strip-facing units come with the Strip's noise floor and event lighting — the New Year's Eve and Fourth of July fireworks views are unmatched, but if you're a light sleeper on a low Strip-facing floor, it's worth a night in a comparable unit before you commit.
3. Trump International Hotel Las Vegas
Address: 2000 Fashion Show Drive (one block west of the Strip, behind Fashion Show Mall) | Floors: 64 | Units: approximately 1,282 (mix of condo-hotel suites and full condo units) | Built: 2008 | Typical price band: high $200Ks for studio condo-hotel units up to $1.5M+ for larger condos | HOA range: approximately $1,200–$2,500 per month
What you actually get
The tallest tower in the immediate north-Strip area and the only one of the five that operates an active condo-hotel program. Owners can opt to place their unit into the hotel's nightly rental pool when they're not using it, with the building handling all guest operations and splitting revenue with the owner. Amenities include an outdoor pool deck, a spa, a fitness center, valet, and DJT restaurant and lounge on the property. The gold-glass exterior is one of the most recognizable in the city.
Who it fits
Second-home buyers who want to defray ownership cost with rental income, investors and snowbirds who use the property less than half the year, and buyers who prefer to be a block off the Strip rather than directly on it. The condo-hotel program is the genuine differentiator — most Strip high-rises explicitly forbid short-term rentals under their CC&Rs. Trump's structure was purpose-built for it.
The real-talk caveats
Two unit classes exist in the building — true condo units and condo-hotel units — and they carry different financing, tax, and use rules. Get this right before writing the offer. Lender treatment of condo-hotel units is more restrictive than for residential condos, and a number of conventional lenders will not finance condo-hotel units at all. Cash buyers don't care; financed buyers absolutely need to confirm loan eligibility on the specific unit class first.
4. The Martin
Address: 4471 Dean Martin Drive (one block west of the Strip, on Harmon) | Floors: 45 | Units: 372 | Built: 2007 (originally launched as Panorama Tower 3, repositioned and reopened as The Martin in 2011) | Typical price band: mid $400Ks to $1.5M+ | HOA range: approximately $900–$1,500 per month
What you actually get
The Martin is the high-rise that quietly beats every comparable Strip tower on amenity-to-price ratio. The pool deck is the largest of any Strip high-rise — a real resort-style deck with cabanas, not a token rooftop dip pool. The fitness center is full-service. The lobby and corridors were redesigned during the rebrand and feel newer than the building's 2007 vintage. Larger floor plans average more square footage than equivalent-priced units at Veer or Trump.
Who it fits
Owner-occupants who want to maximize space and amenities per dollar, working professionals based on the south Strip or at T-Mobile/Allegiant, and downsizers who don't want to give up size in exchange for a Strip address. The Martin is the building we recommend most often to clients who are buying with an owner-occupant lens and aren't paying for the prestige tax of a full Las Vegas Boulevard address.
The real-talk caveats
You're a one-block walk to the Strip, not on it. For some buyers — particularly those whose mental image of Strip living is opening their window to the Bellagio fountains — this matters and you should choose Waldorf or Veer instead. For everyone else, the trade is a clear win.
5. Panorama Towers
Address: 4575 Dean Martin Drive (adjacent to The Martin, also on Harmon) | Floors: 33 each (two towers, Panorama 1 and Panorama 2) | Units: approximately 619 combined | Built: 2006 (Tower 1) and 2008 (Tower 2) | Typical price band: mid $400Ks to $2M+ for penthouses | HOA range: approximately $900–$1,600 per month
If your nights revolve around Allegiant Stadium and T-Mobile Arena, neighboring Southwest Las Vegas is the other zip code worth a side-by-side compare before you commit to a tower.
What you actually get
Two sister towers sharing a footprint and amenity deck — pool, spa, fitness center, business center, and 24-hour security. Closer to T-Mobile Arena and Allegiant Stadium than any other building on this list, which has driven a new buyer profile since the Raiders' arrival and the Golden Knights' run: season-ticket holders who use the property for game weekends and big residencies. The west-facing units capture full Red Rock and Spring Mountains sunsets.
Who it fits
Sports fans who attend ten-plus games or shows a year and want the walking distance, Las Vegas-based professionals who want a quieter address one block off the Strip with full views, and buyers who like having two towers to choose from at the same address — Tower 1 and Tower 2 have slightly different floor plans and orientation, and the pricing on identical floor levels can differ by 5–10 percent.
The real-talk caveats
The Strip-side glass facing east does heat up in the afternoon. Window treatments and competent HVAC matter here. Older HVAC units in some of the original Tower 1 stacks are due for replacement — confirm the unit's HVAC age and service history before closing.
At-a-glance: the five towers compared
| Tower | Location | Price band | HOA/mo | Best for |
|---|---|---|---|---|
| Waldorf Astoria | On the Strip (CityCenter east edge) | Low 7-fig to $15M+ | $2,000–$5,000+ | Hotel-managed luxury, lock-and-leave |
| Veer Towers | CityCenter (between Aria & Cosmo) | Low $300Ks – $2M+ | $1,000–$1,800 | Modern design, walk-everywhere lifestyle |
| Trump Las Vegas | North Strip, one block west | High $200Ks – $1.5M+ | $1,200–$2,500 | Condo-hotel flexibility, rental income offset |
| The Martin | South Strip, Harmon Ave (1 block west) | Mid $400Ks – $1.5M+ | $900–$1,500 | Owner-occupants, best amenity-to-price ratio |
| Panorama Towers | South Strip, Harmon Ave (1 block west) | Mid $400Ks – $2M+ | $900–$1,600 | Sports fans, arena/stadium walking access |
| Bottom line: price bands above are owner-occupant averages from recent Strip high-rise activity. Exact pricing varies by floor, view, and unit interior — always run a live MLS search before writing an offer. |
How to think about buying a Strip high-rise
Three decisions matter more than which tower you pick. Get these right and the building choice almost makes itself.
Selling another property to fund the high-rise? Start with a free home valuation so your downstroke and offer price are settled before you tour.
Decision 1: Primary residence or second home?
A primary home in a Strip high-rise is doable but rare — most full-time owners we work with also keep a valley home in Summerlin or Henderson and use the high-rise as a Strip pied-à-terre or as their walkable downtown alternative. If this will be your primary, prioritize buildings with full grocery and pharmacy access on foot (Veer at CityCenter wins this). If it's a second home, lock-and-leave service quality matters more — Waldorf and Trump both rank highest on that axis.
Decision 2: How will you handle the property when you're not there?
Trump's condo-hotel program is the only true one on this list. Every other building's CC&Rs either prohibit short-term rentals outright or restrict them to 30-plus-day stays. If short-term rental income is part of your underwriting, you're picking Trump or you're picking the wrong building. For long-term annual leases, all five buildings allow them — but tenant approval, rental terms, and HOA furniture/storage rules differ. Read the CC&Rs before you write.
Decision 3: What's your HOA tolerance?
An HOA at $3,000 per month is $36,000 a year before mortgage, taxes, and utilities. On a $1M unit, that's another 3.6 percent of value per year going out the door. The number isn't wrong — Strip high-rise HOAs cover services that would otherwise cost more if you bought them à la carte (security, pool maintenance, fitness center, package handling, valet, building insurance) — but you need to budget for it honestly. Get the HOA financial statements and reserve study before you write an offer. A building with a thin reserve is one special assessment away from a $20,000 bill.
If you're cross-shopping Strip high-rises against the off-Strip luxury market — for example, against a custom home in MacDonald Highlands or a condo at Four Seasons Private Residences in Henderson — the on-Strip towers always lose on per-square-foot value and always win on the why-you're-here. Buying a Strip high-rise is a lifestyle decision first. Make sure the lifestyle is one you'll actually live.
Frequently asked questions
Can I short-term rent (Airbnb/VRBO) a Strip high-rise condo?
For four of the five buildings on this list — Waldorf Astoria, Veer Towers, The Martin, and Panorama Towers — the answer is no. Their CC&Rs require minimum lease terms of 30 days or longer, which excludes Airbnb-style nightly rental. Clark County's short-term rental ordinance separately limits where STRs can operate countywide, and unincorporated Clark County (where most of the Strip sits) has its own restrictions. Trump International Las Vegas is the exception — its condo-hotel program lets owners place units into Trump's nightly hotel rental pool, which is structured as hotel inventory rather than as a short-term rental.
Are Strip high-rise condos a good investment in 2026?
It depends on the lens. For appreciation, Strip high-rises have historically lagged single-family homes in master-planned valley communities like Summerlin and Henderson. For yield, only Trump's condo-hotel structure consistently produces positive net cash flow after HOA, taxes, and rental program fees. Most Strip high-rise buyers are not buying for ROI in the traditional sense — they're buying for use, with appreciation as a secondary consideration.
Which Strip high-rise has the lowest HOA?
The Martin and Panorama Towers consistently run the lowest HOA fees on this list, typically in the $900–$1,600 per month range depending on unit size and amenity package. Both deliver a strong amenity stack at that price. Waldorf Astoria sits at the opposite end ($2,000–$5,000+) because hotel-managed services are bundled in.
Do Strip high-rises allow pets?
All five buildings allow pets, but each has its own size, weight, and breed restrictions in the CC&Rs. Generally one to two pets per unit are allowed with combined weight limits in the 30–75 pound range, plus exclusions on certain breeds. If you have a large dog, get specific written confirmation from the building's HOA management before writing an offer — denial after the fact is common enough to be worth heading off.
What's the difference between a condo and a condo-hotel unit at Trump?
A traditional condo at Trump is a residential unit owned outright with no rental program obligation, financed and taxed like a standard condominium. A condo-hotel unit is structured so the owner can place the unit into Trump's hotel inventory when not occupying it, sharing rental revenue with the operator. Condo-hotel units have stricter lender eligibility — many conventional mortgages will not cover them — and different tax treatment. Always confirm the unit class on the MLS sheet and with the title company before writing an offer.
Can I park a second car at a Strip high-rise?
Most units in these five buildings come with one assigned parking space. Veer, Trump, The Martin, and Panorama allow purchase or lease of a second space when inventory is available — supply is tight and the cost runs from $25,000 to $50,000 to buy or $150–$300 per month to lease. Waldorf typically includes valet only, with no assigned space at all.
How is property tax calculated on a Strip high-rise?
Nevada's property tax structure caps annual increases at 3 percent for owner-occupied homes and 8 percent for non-owner-occupied homes, and Strip high-rises fall under the same regime. Effective property tax rates in Clark County run around 0.6–0.8 percent of taxable value, materially lower than California or most coastal states. Owner-occupants must file for the 3 percent cap each year to avoid being assessed at the 8 percent rate.
Can I see all five buildings in one day?
Yes. The five towers are within a four-mile north-south stretch. We typically run Strip high-rise tour days in this order: Trump (north Strip) → Veer at CityCenter (mid Strip) → Waldorf Astoria (mid Strip) → The Martin (Harmon) → Panorama Towers (Harmon). Plan four to five hours including parking and unit walks. Concierge and HOA staff at each building need 24–48 hours' notice for showings of any specific unit.
Ready to tour Strip high-rises?
Nevada Real Estate Group has placed buyers in all five of these towers, and our team understands the unit-class nuances at Trump, the floor-plan differences across the Panorama and Veer stacks, and the HOA quirks that don't show up on MLS. If you want a guided comparison shoot specific to your budget and use case, our agents can have a side-by-side ready inside 48 hours. For a broader look at the wider Las Vegas high-rise inventory beyond the Strip, including off-Strip towers like Turnberry Place and One Queensridge, the full Waldorf Astoria Las Vegas building page and our broader sister-site inventory are good starting points.
About the author
Chris Nevada is the broker/owner of Nevada Real Estate Group, a 150-agent team headquartered at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148. Nevada Real Estate License S.181401. Reach the team at (702) 637-1759 or info@nevadagroup.com.
Equal Housing Opportunity. Nevada Real Estate Group is committed to the letter and spirit of the U.S. policy for the achievement of equal housing opportunity throughout the nation. We comply with the Fair Housing Act and do not discriminate on the basis of race, color, religion, sex, handicap, familial status, or national origin.
