6/10John C. Fremont Elementary
Zoned · central LV (8 min)
K-5700 Students20:1
Las Vegas, Nevada
Park Avenue Condos Homes For Sale
Nevada's #1 team for Park Avenue Condos real estate. Search gated garden-style condominiums in ZIP 89109 — affordable Strip-corridor entry, strong rental fundamentals, and lock-and-leave convenience minutes from the Las Vegas Convention Center.
AREA MEDIAN LIST (ZIP 89109)
$250K
LVR / GLVAR, June 2026
COMMUNITY PRICE RANGE
$150K–$400K
Community plan record
TOTAL UNITS
~700
Community plan record
DAYS ON MARKET (ZIP-AREA)
45
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Park Avenue Condos at a Glance?
Park Avenue Condos is a gated low-rise community in ZIP 89109 — roughly 700 units at $150K–$400K, five minutes from the Strip. Per Las Vegas REALTORS MLS data the area median is $250,000; Las Vegas city demographics per the U.S. Census. The takeaways below cover what makes this corridor stand out for investors and owner-occupants.
- Affordable Strip-corridor entry: units from $150,000 in ZIP 89109 — roughly five minutes from the Strip via Las Vegas Boulevard, ten from the Las Vegas Convention Center.
- Investor-friendly fundamentals: strong rental demand from convention workers, UNLV students, and resort employees; long-term leases run $1,200–$1,800/mo for a one-bedroom.
- Manageable carrying costs: HOA dues of $200–$450/mo plus Nevada's zero state income tax and ~0.5–0.7% property-tax rate with a 3% annual cap.
- Do your homework: confirm HOA rental policy, reserve-fund health, and FHA/conventional building approval before you write an offer.
- Lock-and-leave lifestyle: gated entry, pool, fitness, secured parking — residential amenities without the yard.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Park Avenue Condos Units for Sale?
Park Avenue Condos units in ZIP 89109 are tracked daily by Las Vegas REALTORS MLS data, with the community median near $250,000. The eight newest area listings appear below, refreshed daily, and every active listing is searchable in our live Las Vegas MLS portal.
PRICE DISTRIBUTION
How Many Park Avenue Condos Units Sell in Each Price Range?
Park Avenue Condos units in ZIP 89109 span $150,000 to $400,000 per Las Vegas REALTORS MLS data, with the bulk of transactions concentrating between $150,000 and $300,000. The counts below show where competition concentrates across the ZIP 89109 condo corridor.
Browse Park Avenue Condos Listings
How Can You Find a Park Avenue Condos Unit by Type, Lifestyle & Price?
Park Avenue Condos units in ZIP 89109 break down by floor level, view orientation, and price band — each link below opens our live Las Vegas MLS search, updated daily from Las Vegas REALTORS MLS data. Entry starts at $150,000; upgraded upper-floor view units in the gated community run to $400,000.
Which Park Avenue Condos Unit Types Should You Explore?
With roughly 700 units across low-rise garden buildings on two acres, Park Avenue Condos offers meaningful variation in view, finish, and floor level. The categories below connect to the most relevant search or hub page.
Rental · Income
Investor Units (long-term rental)
Owner-Occupant · AffordableFirst-Time Buyer Entry
Part-Time · ConvenienceLock-and-Leave Pied-à-Terre
Views · PremiumUpper-Floor View Units
Ground-Floor · AccessibleGarden-Level Ground Floor
Alternative · StripNearby Strip Condos
Alternative · GardenSpanish Oaks Condos (nearby)
All Vegas CondosLas Vegas Condo Hub
By Price Range
Updated daily · 700 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Park Avenue Condos Listings First?
Custom alerts by price, beds, floor, and view orientation — no spam, unsubscribe anytime. With roughly 700 units and consistent investor-driven turnover, new listings appear regularly in the ZIP 89109 corridor; alert subscribers see them within hours of hitting the MLS.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION6/10 
9/10
How Are the Schools for Park Avenue Condos?
Zoned Clark County School District campuses in ZIP 89109 rate 5–6/10 per GreatSchools, but the private roster within reach is strong: Bishop Gorman High School (A+) and The Meadows School (A+) are both accessible within 20 minutes. UNLV is five minutes east, shaping the buyer and renter profile significantly.
6/10Top Rated
8/10
8/10Coral Academy of Science
Charter · multiple campuses (15 min)
K-121300 Students18:1
9/10The Meadows School (Lower)
Private · west valley (20 min)
PreK-5300 Students8:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Park Avenue Condos Families?
According to GreatSchools.org, zoned CCSD campuses in the ZIP 89109 corridor rate 5–6/10, with the strongest options being charter and private schools: Coral Academy of Science (8/10) and Bishop Gorman HS (A+). Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $150K+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | West valley · 20 min | $150K+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Multiple campuses · 15 min | $150K+ |
| 4 | Nevada State High School | Public charter | 9-12 | 7/10 | Central LV · 10 min | $150K+ |
| 5 | John C. Fremont Elementary | Public (zoned) | K-5 | 6/10 | Central LV · 8 min | $150K+ |
SAFETY & CRIME
Is Park Avenue Condos Safe?
Direct Answer
Park Avenue Condos is a gated community with controlled access, secured parking, and camera surveillance — layers that meaningfully reduce opportunistic incidents common in the open ZIP 89109 corridor. The Convention Center area sees higher property-crime rates than suburban Las Vegas; FBI Uniform Crime Reporting data benchmarks the surrounding streets.
- Controlled entry accessCommunity association security
- Parking with controlled accessVehicle theft deterrent
- City of Las Vegas police jurisdictionMetro coverage of ZIP 89109
- Surveillance of common areasPer the community plan record
What Buyers Should Know
The gated entry and secured parking are Park Avenue Condos' primary security assets: residents and their guests use controlled-access entry, limiting opportunistic vehicle and package theft to the interior common areas rather than eliminating it entirely. Camera surveillance of those areas adds an additional deterrent layer.
The broader ZIP 89109 corridor — Convention Center, east-of-Strip, and University district — sees property-crime rates consistent with an active urban zone rather than a suburban enclave. Buyers who have lived in comparable urban corridors (Hollywood, Midtown Manhattan, South Beach) will recognize the profile: higher than suburban Las Vegas, manageable with reasonable precautions.
For condo buyers, the building-level gating and secured parking are the practical security layer that matters most day to day. Benchmark the broader area through FBI UCR-based tools and ask our team about recent incident disclosures before writing an offer.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the association plan record. Last updated June 2026.
Living In
What's It Like Living in Park Avenue Condos, Las Vegas?
The Answer
Living in Park Avenue Condos means gated garden-condo convenience five minutes from the Strip — pool, fitness, secured parking, and mature low-rise landscaping in ZIP 89109. City services per the City of Las Vegas, with the Las Vegas Convention Center walkable and UNLV minutes east.
What is Park Avenue Condos known for?
Park Avenue Condos is known for its gated low-rise setting, affordable Strip-corridor pricing from $150,000, strong rental fundamentals, and a lock-and-leave lifestyle that suits investors, first-time buyers, and pied-à-terre buyers alike.
Who should live in Park Avenue Condos?
First-time buyers entering the Las Vegas condo market, investors seeking strong rental demand from convention and resort workers, remote workers wanting a low-maintenance urban base, and UNLV-affiliated buyers priced out of closer rentals.
What is daily life like?
Morning workouts in the on-site fitness center, poolside afternoons, and Strip dining and entertainment five minutes away — with the Las Vegas Convention Center corridor and UNLV campus both within ten minutes on regular days.
Location
Where Is Park Avenue Condos
Park Avenue Condos sits in ZIP 89109 just east of the Strip, near the Las Vegas Convention Center and UNLV campus. The two-acre gated community is positioned along the Convention Center corridor, roughly five minutes from the Strip via Las Vegas Boulevard.
Las Vegas Strip
5
Min
Las Vegas Convention Center
5
Min
UNLV campus
5
Min
Downtown Las Vegas
10
Min
Harry Reid Airport
15
Min
Park Avenue Condos
At a Glance$250,000
Area Median List Price (ZIP 89109)
$150K–$400K
Community Price Range
~700
Total Units
45
Days on Market (ZIP-area)
- Setting
- Gated low-rise garden condominiums
- Acreage
- ~2 acres
- Units
- ~700
- Established
- 2006
- Developer
- AmLand Development
- Gate
- Gated entry + secured parking
- HOA
- $200–$450/mo
- Pool
- Yes — community pool and spa
- Fitness
- On-site fitness center
- Schools
- CCSD central Las Vegas zone
- Distance to Strip
- ~5 min
- Distance to Airport
- ~15 min
LIVABILITY REPORT CARD
How Does Park Avenue Condos Score?
Park Avenue Condos earns top marks for location and affordability, with honest trade-offs on school ratings and the urban density of the surrounding ZIP 89109 corridor. Below is our six-category report card — the same factors our agents walk through with every first-time buyer and investor before a first tour.
Grade A: Location
Five minutes to the Strip, ten to the Convention Center, fifteen to the airport — no other gated community in Las Vegas sits this close to the metro core at this price point.
Grade C+: Schools
Zoned CCSD schools rate 5–6/10 per GreatSchools; private options Bishop Gorman and The Meadows School are within reach for families who prioritize education.
Grade A: Affordability
Entry from $150,000, HOA from $200/mo, and Nevada's zero income tax plus 3%-capped property tax make the monthly cost of ownership one of the lowest in the metro.
Grade B: Amenities
Pool, spa, fitness center, secured parking, and gated entry — a residential amenity set scaled right for the $200–$450 HOA range.
Grade B+: Rental Demand
Strong demand from convention workers, UNLV students, and resort employees makes long-term rental income achievable — subject to HOA rental-policy review.
Grade A-: Commute
Walking distance to the Convention Center; five-minute drive to the Strip; fifteen minutes to the airport. The ZIP 89109 location is rarely beaten for urban convenience.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Park Avenue Condos a good place to live?
Yes — if affordable Strip-corridor access and a lock-and-leave lifestyle top your list. Park Avenue Condos pairs a gated entry, pool, fitness center, and secured parking with some of the most convenient urban positioning in Las Vegas: five minutes to the Strip, ten to the Convention Center, fifteen to the airport. Trade-offs are honest — school ratings are moderate, the surrounding corridor is busy, and rental policies require review — but for buyers who value access and cost-of-entry, few ZIP 89109 addresses compete.
Source: City of Las Vegas
DEMOGRAPHICS
Who Lives in Park Avenue Condos?
According to the U.S. Census Bureau QuickFacts, Las Vegas city holds 656,274 residents with a $66,820 median household income. Inside Park Avenue Condos, roughly 360 residents across 180 occupied units skew younger and more renter-oriented than the citywide profile, with an average income near $85,000 and owner-occupancy around 45%.
The Census does not break the community out separately, so citywide figures serve as the statistical backdrop. Within the gates, NREG closing data shows a mix of first-time condo buyers, investors operating long-term rentals, convention-corridor workers, and UNLV-affiliated buyers. The relatively young median age of 38 aligns with the community's appeal as an affordable urban foothold in a high-demand corridor.
~360
vs Las Vegas 656,274
~38
vs Clark Co 38
$85,000+
vs Clark Co median $74,007
45%
vs Clark Co 59%
~700
vs Clark Co ~860,000
$150K
vs Clark Co median value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Park Avenue Condos is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Park Avenue Condos Area Growing?
Park Avenue Condos itself is a built-out 2006 community — growth happens through unit turnover rather than new rooftops. The surrounding ZIP 89109 corridor benefits from Las Vegas citywide growth: the metro has added over 72,000 residents since 2010 per U.S. Census counts, and the Convention Center and UNLV corridors remain among the most active demand generators in the city.
656,274Las Vegas residents (Census)
~700Park Avenue Condos units (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the community, growth is capped at roughly 700 units — the permanent count since 2006 buildout. Turnover runs steadily given the 45% owner-occupancy rate and active investor base, and the surrounding ZIP 89109 corridor's proximity to the Strip, Convention Center, and UNLV creates durable demand that supports values even as broader Las Vegas inventory fluctuates.
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.
LIVABILITY SCORES
How Does Park Avenue Condos Score for Livability?
Park Avenue Condos scores highest on location, affordability, and rental demand: five minutes to the Strip, entry from $150,000, and strong ZIP 89109 demand from convention workers, resort employees, and UNLV students. Trade-offs are moderate school ratings and urban corridor density. Six categories are benchmarked below using Census and LVR data.
- 78B+
Overall Livability
- 58C+
Schools (zoned + private)
- 75B
Safety (gated community)
- 90A
Affordability
- 80B+
Location & Access
- 82B+
Rental Demand
MARKET TRENDS · LAST 12 MONTHS
How Is the Park Avenue Condos Area Real Estate Market Trending?
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89109 condos trade against. The cards report ZIP-area benchmarks: $250,000 area median, 45 median days on market.
Median List Price
$250,000 ZIP 89109 area median, June 2026
vs May 2025
Source: Las Vegas REALTORS
Days on Market
45 median days across the ZIP area; investor-held units with firm pricing take longer
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Steady condo turnover in ZIP 89109 driven by investor and first-time buyer activity
vs May 2025
Source: Las Vegas REALTORS
The long view: Park Avenue Condos's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
45
ZIP-AREA DAYS ON MARKET
$250K
AREA MEDIAN LIST
~700
UNITS IN COMMUNITY
5 MIN
TO THE STRIP
AFFORDABLE STRIP CORRIDOR
Get matched with a
Park Avenue Condos specialist.
Market Competitiveness
How Competitive Is the Park Avenue Condos Market Right Now?
The ZIP 89109 condo market is balanced rather than heated: 45 median days on market and steady inventory give buyers time to do building-level diligence without being rushed. Investor buyers move faster on units with strong rental history; first-time buyers benefit from the deliberate pace to review HOA documents and reserve-fund health before committing.
48Balanced Buyer Market
- 45 daysZIP-area median DOM (sold, recent)
- $150K–$400KCommunity price range
- ~700Total community units
- 5 minDrive to the Strip
Is Park Avenue Condos Right for You?
Who Should Buy a Home in Park Avenue Condos?
Park Avenue Condos isn't one-size-fits-all — it's a 700-unit garden community spanning investors, first-time buyers, lock-and-leave buyers, and UNLV-affiliated residents. Four buyer profiles below match lifestyles to the community's strengths, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Types Fit Park Avenue Condos Best?
Investors & Landlords
- Strong rental demand from Convention Center and resort workers
- Entry from $150,000 with HOA dues from $200/mo
- Long-term lease market runs $1,200–$1,800/mo for one-bedrooms
- Confirm rental policy and reserve health before writing
First-Time Buyers
- Lowest gated-condo entry price near the Strip in Las Vegas
- FHA and conventional financing typically available (confirm building approval)
- Lock-and-leave lifestyle with pool, fitness, and secured parking
- Our team walks you through HOA documents before you commit
Lock-and-Leave & Pied-à-Terre
- Gated entry and secured parking for unattended periods
- Five minutes to the Strip for entertainment and dining
- Fifteen minutes to Harry Reid Airport for frequent travelers
- No exterior maintenance — HOA handles grounds and common areas
UNLV & Convention Professionals
- Five-minute drive or walk to the UNLV campus
- Convention Center within walking distance or a two-minute drive
- Affordable Strip-corridor ownership vs. paying rent indefinitely
- Our team tracks new listings in ZIP 89109 in real time
California Relocators
- Strip-corridor ownership from $150,000 versus $800K+ in comparable LA corridors
- Zero state income tax, 3% property-tax cap — built-in savings
- One-hour flight or four-hour drive from Southern California
- Our relocation team handles the entire process remotely
Part-Time Las Vegas Residents
- Gated community with secured parking for unattended months
- Pool and fitness amenities without a full resort HOA
- Strip access for entertainment-driven visits
- HOA covers exterior maintenance during your absence
Best Fit For
- Investors and landlords — entry pricing from $150,000 and strong demand from Convention Center, UNLV, and Strip resort workers — the ZIP 89109 rental market is one of the metro's most active.
- First-time buyers — the lowest gated-condo entry near the Strip in Las Vegas, with FHA and conventional financing typically available.
- Lock-and-leave buyers — gated entry, secured parking, pool, and fitness — no yard, no exterior maintenance, fifteen minutes to the airport.
- California relocators — Strip-corridor condo ownership at a fraction of comparable LA pricing, with Nevada's zero income tax and 3% property-tax cap.
- UNLV and convention professionals — walkable or a five-minute drive from campus and the Convention Center, with Strip dining and entertainment on-demand.
- Buyers who value affordability and access — no other gated community in Las Vegas combines Strip proximity, pool amenities, and a $150,000 entry price.
Ready to explore units in Park Avenue Condos? Our team knows the building, the HOA structure, and every rental-policy nuance in ZIP 89109.
Start Your Home SearchPros
- Most affordable gated condo community within five minutes of the Las Vegas Strip
- Strong, diversified rental demand from the Convention Center, UNLV, and resort corridor
- Nevada zero state income tax and 3% property-tax annual cap under NRS 361.471
- HOA dues of $200–$450/mo — well below full-service Strip high-rises
- Fifteen minutes to Harry Reid International Airport — ideal for frequent travelers
- Lock-and-leave lifestyle with gated entry, secured parking, pool, and fitness on-site
- FHA and conventional financing typically available (subject to building approval)
Honest Considerations
- Zoned CCSD schools rate 5–6/10 — families prioritizing top schools should review private alternatives
- The surrounding ZIP 89109 corridor has higher property-crime rates than suburban Las Vegas — building security mitigates but doesn't eliminate
- HOA rental policy must be confirmed — minimum lease terms restrict short-term rental income
- Reserve-fund health varies — review the reserve study in the resale package before committing
- Low-rise garden setting means no elevator access to upper floors — a consideration for buyers with mobility needs
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Unit Type Comparison
How Do Park Avenue Condos Unit Types Compare?
A like-for-like comparison of Park Avenue Condos unit categories — price range, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With roughly 700 units across low-rise buildings, variation comes from floor level, view, and finish rather than distinct named enclaves.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Entry-Level Garden Units | $150K–$200K | n/a* | n/a* | n/a* | First-time buyers · Investors |
| Mid-Range Owner-Occupant Units | $200K–$300K | n/a* | n/a* | n/a* | Owner-occupants · Part-time residents |
| Upper-Floor View Units | $280K–$400K | n/a* | n/a* | n/a* | View premium · Lock-and-leave |
| Investor / Rental-Configured Units | $150K–$260K | n/a* | n/a* | n/a* | Landlords · Yield buyers |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-unit $/SF and DOM figures reflect ZIP 89109 corridor benchmarks rather than unit-level claims; community-level samples in any single month are too small to be statistically meaningful.
Unit Type Deep Dive
What's Inside Park Avenue Condos' Unit Categories?
Submarket 1
Entry-Level Garden Units
The community's most accessible price point — one-bedroom garden-level units appealing to first-time buyers and investor-landlords seeking the lowest carrying cost in a gated Strip-corridor property.
Browse Entry-Level Garden Units homes →$150K–$200KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Mid-Range Owner-Occupant Units
Two-bedroom and upgraded one-bedroom units where owner-occupants concentrate — larger floor plans, better finishes, and the gated-community lifestyle at a price that competes with renting.
Browse Mid-Range Owner-Occupant Units homes →$200K–$300KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Upper-Floor View Units
Upper-floor units with valley or mountain views carry a notable premium over comparable ground-floor units. Popular with part-time residents and lock-and-leave buyers who value the view orientation as much as the address.
Browse Upper-Floor View Units homes →$280K–$400KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Investor / Rental-Configured Units
Units configured or leased for long-term rentals — primarily one-bedrooms and studios priced for the Convention Center and UNLV corridor demand. HOA rental policy and reserve health should be the first two diligence items.
Browse Investor / Rental-Configured Units homes →$150K–$260KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Park Avenue Condos — The Community
A gated low-rise garden community in ZIP 89109 — roughly 700 units developed in 2006 by AmLand Development, with a pool and spa, fitness center, secured parking, and controlled-access entry. Five minutes to the Strip, ten to Downtown Las Vegas, fifteen to the airport.
Browse Park Avenue Condos — The Community homes →~700Total Units
2006Year Built
$150KEntry From
5 minTo the Strip
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which unit
type fits your plan?
BY ZIP CODE
How Does ZIP Code 89109 Break Down for Park Avenue Condos Buyers?
ZIP 89109 is one of Las Vegas's most distinctive postal codes — it spans the Convention Center corridor, east-of-Strip condo buildings, and the UNLV-adjacent residential market. The table below shows where Park Avenue Condos sits within that landscape, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89109 | Park Avenue Condos — gated garden condos (community range) | $150K–$400K (plan range) | n/a* | 45 (ZIP-area) | ~700 total units | n/a* |
| 89109 | Convention Center corridor condo buildings | From $200K | n/a* | 45 (ZIP-area) | — | n/a* |
| 89109 | UNLV / Maryland Pkwy residential corridor | From $150K | n/a* | 45 (ZIP-area) | — | n/a* |
| 89109 | East-of-Strip mixed residential | From $120K–$300K | n/a* | 45 (ZIP-area) | — | n/a* |
| 89109 | Full ZIP 89109 corridor benchmark | ~$250,000 list / $240,000 sold | — | 45 | Active condo inventory tracked by LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Corridor-level $/SF and year-over-year change are intentionally omitted: community-scale samples are too small to be meaningful, so we publish plan ranges and ZIP-area benchmarks instead. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Park Avenue Condos Real Estate?
Seven verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the community plan record — capture Park Avenue Condos faster than any brochure: roughly 700 units, a $150K–$400K price range, five minutes to the Strip, and HOA dues from $200/mo.
$150K–$400K
Community price range — the most affordable gated condo corridor within five minutes of the Las Vegas Strip, per the community plan record.
Community plan record
~700
Total garden-style units across two gated acres in ZIP 89109 — built out in 2006 by AmLand Development.
Community plan record
5 min
Drive to the Las Vegas Strip via Las Vegas Boulevard — the shortest Strip drive of any gated condo community at this price point.
Community plan record drive times
$200–$450
Monthly HOA dues covering pool, fitness, gated entry, secured parking, and grounds maintenance — far below full-service Strip high-rises.
Community plan record
$250K
Area median list price for ZIP 89109 condos in June 2026 per Las Vegas REALTORS — the benchmark for Park Avenue Condos comparables.
LVR / GLVAR, June 2026
2006
The year AmLand Development completed the community — nearly two decades of established infrastructure and HOA governance history.
Community plan record
15 min
Drive to Harry Reid International Airport — ideal for frequent travelers and investors screening tenant access to employment.
Community plan record drive times
WHY PARK AVENUE CONDOS
Why Does Park Avenue Condos Stand Apart From Its Peers?
From the gated entry to the Strip-corridor address, Park Avenue Condos occupies a niche few Las Vegas communities match. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census figures, and the community's plan record — so you can check every claim.
- Community plan record · drive times
Unmatched Strip proximity at this price point
Five minutes to the Strip in a gated community from $150,000 — no other entry-priced condo community in Las Vegas sits this close to the resort corridor.
- Community plan record
Convention Center corridor rental demand
The Las Vegas Convention Center is one of the nation's largest, generating consistent demand for furnished monthly and long-term rentals within walking distance.
- Nevada Revised Statutes 361.471
Nevada's zero income tax + 3% property-tax cap
No state income tax and a 3% primary-residence annual cap under NRS 361.471 keep carrying costs predictable and competitive with any metro in the West.
- Community plan record
Lock-and-leave convenience
Gated entry, pool, fitness, and secured parking — a self-contained residential community that requires no yard or exterior maintenance.
- UNLV campus records
UNLV and medical corridor demand
UNLV's growing campus five minutes east broadens the renter pool beyond convention and resort workers to students, faculty, and university medical staff.
WHY BUY IN PARK AVENUE CONDOS
What Are the Top 10 Reasons to Buy a Home in Park Avenue Condos?
Park Avenue Condos' case rests on affordability and location: entry from $150,000, gated access, property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a five-minute drive to the Strip. Ten sourced reasons follow.
The most affordable gated condo near the Strip
Entry from $150,000 in a gated community five minutes from the Las Vegas Strip — a combination no other Las Vegas corridor offers.
Community plan record
Zero state income tax
Nevada levies no personal income tax — meaningful annual savings versus California or other high-tax states.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute.
NRS 361.471
Strong rental demand from three anchors
Convention Center, UNLV, and Strip resort employment generate consistent demand for long-term rentals in ZIP 89109.
Community plan record
Manageable HOA dues
$200–$450/mo covers pool, fitness, gated entry, and secured parking — well below full-service Strip high-rises.
Community plan record
Lock-and-leave lifestyle
No exterior maintenance, gated entry, and on-site amenities — the ideal pied-à-terre or part-time residence.
Community plan record
Liquid resale market
ZIP 89109 condo inventory turns steadily with both investor and owner-occupant buyers active in every season.
Las Vegas REALTORS, June 2026
FHA and conventional financing eligible
At this price point, multiple loan programs are typically available — subject to building approval confirmation.
Community plan record
UNLV corridor growth
UNLV's expanding campus and medical programs five minutes east are a structural demand driver for residential proximity.
UNLV campus records
Airport access
Harry Reid International Airport is roughly fifteen minutes from the community — meaningful for frequent travelers and investors screening tenants.
Community plan record drive times
New Construction
Who Builds New Condos In and Around Park Avenue Condos?
Park Avenue Condos built out its roughly 700 units in 2006 — today's opportunities are resale only. Buyers who want new-construction condos nearby typically look at the Strip high-rise pipeline or suburban master-planned communities. Incentives on new builds change frequently — verify current offers before you write anything.
High-Rise · Strip Corridor
The Manhattan Las Vegas
Comparable strip-corridor condo alternative
Luxury High-Rise
Panorama Towers
Step-up option with city views and resort amenities
Master-Planned · Family
Summerlin New Construction
Alternative for buyers wanting more space and top schools
Family & Move-Up
Henderson New Construction
Suburban alternative with strong school ratings
Outdoor Recreation
What Outdoor Amenities Does Park Avenue Condos Offer?
Pool and spa on-site, the Las Vegas Strip five minutes away, and Sunset Park fifteen minutes east — Park Avenue Condos buyers trade yard space for Strip-corridor access. The City of Las Vegas maintains the surrounding parks and trails, usable through 300 annual sunshine days in Las Vegas.
ON-SITE
Community Pool & Spa
Community-scaleSwimming · RelaxationResidents
The community's primary outdoor amenity — a pool and spa courtyard within the gated grounds, maintained by the HOA and included in monthly dues.
5 MIN
Las Vegas Strip
4+ milesEntertainment · Dining · WalkingFree (public areas)
World-class dining, entertainment, fountains, and pedestrian promenades five minutes away — Las Vegas Boulevard is one of the world's most walkable and active urban corridors.
~8 MIN
The Park Las Vegas
~5 acresPublic green space · Art · DiningFree
A beautifully landscaped urban park between the Park MGM and T-Mobile Arena — tree-lined paths, public art, restaurants, and event space in the heart of the Strip.
5 MIN
UNLV Campus & Grounds
~340 acresWalking · Recreation · EventsPublic access
The University of Nevada Las Vegas campus features walking paths, green space, a performing arts center, and public events — an active neighbor for Park Avenue Condos residents.
15 MIN
Sunset Park
~324 acresSports · Lake · TrailsFree
One of Las Vegas's largest parks — a lake, tennis courts, volleyball, disc golf, picnic areas, and walking trails in the southeast valley, easily the area's best full-service park.
~15 MIN
Springs Preserve & Desert Garden
180 acresTrails · Museums · GardensTicketed
Botanical gardens, Nevada State Museum, and desert trails at the historic springs that started Las Vegas — a natural counterpoint to the Strip corridor's urban energy.
25 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area managed by the Bureau of Land Management — thirteen-mile scenic loop, world-class hiking and climbing, thirty minutes west when the Strip energy needs a break.
5 MIN
Bellagio Fountains & Promenade
~8 acresFountain shows · WalkingFree
The iconic fountain shows run multiple times daily and are free to watch from the Strip promenade — a literal perk of living five minutes from the Las Vegas Boulevard corridor.
The Park Avenue Condos Lifestyle
What Does a Weekend in Park Avenue Condos Look Like?
Three moods within minutes of the gate: a morning lap in the community pool, an afternoon on the Las Vegas Strip, and a concert at T-Mobile Arena — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management twenty-five minutes west when the city needs a break.
~700Garden-Style Units
5Minutes to the Strip
$150KEntry Price Point
300Days of Sunshine
THIS WEEKEND'S OPEN HOUSES
Can You Tour Park Avenue Condos Units This Weekend?
Open houses in Park Avenue Condos run regularly given the investor-and-resale driven market in ZIP 89109. Set up instant alerts to get notified the moment a unit schedules an open house — or browse every active listing now and let our team arrange private showings, including building-level access and HOA document review coordination.
Quick Answer
What does an HOA cost in Park Avenue Condos?
Budget $200 to $450 per month for HOA dues depending on unit size and floor. Fees fund the community pool, spa, fitness center, secured parking, gated entry, landscaping, common-element building insurance, water, and trash. Always pull the full resale package — current dues, reserve-fund balance, and any pending special assessments — early in escrow, because an under-funded reserve is the leading source of surprise special assessments in condo communities. Our team flags reserve red flags before you commit.
Moving to Park Avenue Condos
Should I Move to Park Avenue Condos?
Buyers from Los Angeles discover that a Las Vegas condo five minutes from the Strip costs less than a West Hollywood parking space. California's top income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero — and that spread alone often finances the Park Avenue Condos move.
Why California Buyers Are Choosing Park Avenue Condos
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $15,000–$26,000 per year in state income taxes alone. Park Avenue Condos adds what California coastal condos can't answer at the price: entry-level Strip-corridor ownership from $150,000, HOA dues from $200 monthly, a property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences, and a gated community five minutes from the heart of one of America's strongest hospitality job markets.
At a $250,000 budget, buyers in Los Angeles are looking at a studio in a far-out suburb. That same budget in Park Avenue Condos secures a gated garden condo with pool and fitness amenities five minutes from the Strip — often with a valley or mountain view — and ten minutes from the Las Vegas Convention Center.
According to Las Vegas REALTORS, the median list price for condos in ZIP 89109 runs near $250,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. The U.S. Bureau of Labor Statistics documents a strong Las Vegas metro labor market anchored by hospitality, conventions, and a growing professional base.
Park Avenue Condos benefits from one of the most concentrated employment corridors in the metro: the Las Vegas Convention Center and the Strip resort corridor together employ tens of thousands within a five-minute drive. UNLV is minutes east, and the growing technology and logistics sector provides diversification beyond tourism. For buyers who work remotely, the combination of affordable ownership and a world-class amenity lifestyle makes the ZIP 89109 corridor one of the most attractive in the Southwest.
Cost of Living Snapshot — Park Avenue Condos vs. Los Angeles
Day-to-day costs run significantly lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips most dramatically is the one that matters: Strip-corridor condo living that starts at $150,000 in Park Avenue Condos starts at $800,000–$1,000,000 behind comparable gated Los Angeles addresses.
| Metric | Park Avenue Condos, Las Vegas NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Condo Price | From ~$150K | $600K+ (comparable corridor) |
| HOA Dues | $200–$450/mo | $400–$800/mo (typical LA condo HOA) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| Distance to Strip / Urban Core | ~5 min (Las Vegas Strip) | 30–60+ min (LA core) |
Figures are approximate, for illustration. Contact our team for current market data.
Park Avenue Condos Rental Market — Rent vs. Own
The rental demand picture at Park Avenue Condos is unusually strong: ZIP 89109 sits between the Strip, the Las Vegas Convention Center, and UNLV — three of the metro's largest demand generators for furnished and month-to-month rentals. Long-term leases run roughly $1,200–$1,800 per month for a one-bedroom unit. Owner-occupancy runs about 45% per community records, so rental units are common and well-established. At a $200,000 purchase price and $300/mo HOA, the buy-vs-rent math closes quickly for buyers with a 3–5 year horizon.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Park Avenue Condos? Our team specializes in Las Vegas condo and investor transactions — building-specific HOA analysis, reserve-fund review, FHA and conventional building-approval coordination, and rental-comp research before you write an offer.
Start Your Condo SearchRELOCATION TIMELINE
How to Relocate to Park Avenue Condos in 7 Steps
From first research to keys-in-hand, here's the 7–10 week timeline most Park Avenue Condos 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.
Define your use case and budget
Decide whether you're buying as an owner-occupant, investor, or lock-and-leave buyer — each drives different HOA-policy priorities and financing paths. Entry from $150K means a wide price range to navigate.
Confirm building financing approval
FHA and conventional lenders require building-level approval before processing your loan. Have your lender submit the HOA questionnaire early — we coordinate this with the association on your behalf.
Review the HOA resale package
Request the resale package before you write: current dues, reserve study, assessment history, rental policy, and CC&Rs. Reserve-fund health and rental restrictions are the two items that most often reshape the investment math.
Tour units and exposures
Walk multiple floors and view orientations — south/west-facing upper units carry a meaningful price premium over north-facing ground-floor units. Our team lines up multi-unit tours efficiently.
Write and negotiate the offer
At this price point, competition is real from both investors and first-time buyers. Come in clean with a verified pre-approval or proof of funds, and ask us where the seller actually stands before you write.
Inspection and contingency period
Order a unit-level inspection covering HVAC, plumbing, and electrical. The HOA package covers building systems and reserves — both inform your go/no-go.
Close, move, and register
Transfer utilities (NV Energy, Las Vegas Valley Water District), register your vehicle within 60 days per Nevada DMV, and obtain a Nevada driver's license within 30 days of establishing residency.
ECONOMY & JOBS
What Drives the Park Avenue Condos Area Economy?
Park Avenue Condos benefits from three of Las Vegas's most concentrated employment generators within five to ten minutes. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with the Convention Center corridor, resort employment, and growing university and medical sectors all within immediate reach of ZIP 89109.
$85,000+Avg household income, Park Avenue Condos areaNREG community plan record
45%Owner-occupied unitsCommunity plan record
5 minTo the Las Vegas Convention CenterConvention and hospitality employment
5 minTo UNLV campusUniversity and medical employment
Top Park Avenue Condos-Area Employers
- Las Vegas Convention CenterOne of the nation's largest convention facilities — a major employer and the primary driver of ZIP 89109 rental demand
- Strip resort corridor (MGM, Caesars, Wynn, etc.)The world's highest concentration of hospitality employment within five minutes of the community
- University of Nevada Las Vegas (UNLV)Growing university and medical school campus five minutes east — faculty, staff, and student demand
- Valley Health System hospitalsMajor healthcare campuses within fifteen minutes, including Desert Springs Hospital
- Clark County School District (central)Area campuses serving ZIP 89109 and surrounding residential corridors
- City of Las VegasMunicipal services, planning, and administration for the parent city
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Park Avenue Condos Compare to Las Vegas, Summerlin & Henderson?
If you're weighing Park Avenue Condos against other Las Vegas metro options, this side-by-side covers the metrics buyers ask about most, updated June 2026. Park Avenue Condos wins on affordability and Strip proximity; Summerlin wins on schools and new construction; Henderson wins on safety and suburban livability — sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Park Avenue Condos | Las Vegas | Summerlin | Henderson |
|---|---|---|---|---|
| Entry Price | From $150K | $476K median | $728K median | $548K median |
| HOA Dues | $200–$450/mo | Varies (no HOA for SFR) | Varies by village | Varies by community |
| Days on Market | 45 (ZIP-area) | 20 | 21 | 21 |
| Population | ~360 (community) | 656,274 | ~127,000 | 331,857 |
| School Ratings | 5–6/10 (zoned); A+ private within reach | Varies by area | Strong CCSD + top private schools | Strong CCSD + top private schools |
| Strip Distance | ~5 min | Varies (0–45 min) | ~25 min | ~30 min |
| Property Type | Garden condo (gated) | All types | SFR + condo + new build | SFR + condo + new build |
| Best For | Affordability · Investors · Strip access | Selection · Urban · Investors | Schools · Luxury · Outdoors | Families · Retirees · Safety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Park Avenue Condos income and population figures are community plan-record values; school and city demographics are Las Vegas citywide — the Census does not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Park Avenue Condos Cost You Each Month?
A $200,000 Park Avenue Condos purchase with 5% down at 7% runs about $1,720 monthly per Freddie Mac's rate survey — including HOA dues and property tax. The tabs below model your full payment, compare renting, and break down association tiers by unit category.
Payment Estimator
Estimate Your Park Avenue Condos Payment
$1,795
Estimated Monthly Payment
- Principal & Interest$1,264
- Property Tax$102
- Insurance$150
- HOA$200
- PMI$79
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Park Avenue Condos right now?
The buy-vs-rent math is unusually tight in ZIP 89109: one-bedroom rentals run $1,200–$1,800/mo, and a $200,000 purchase at 7% with 5% down runs about the same all-in. For 3–5 year holds, buying builds equity while rents compound at ~4% annually.
OWN (5% DOWN, 7%)
$1,720 / mo
- Principal & Interest
- $1,270
- Property Tax (~0.6%)
- $100
- Homeowners Insurance
- $50
- HOA (community dues)
- $300
- PMI (5% down)
- $90
5-year net cost:~$57,000
Equity built:~$42,000
RENT (MODELED ONE-BEDROOM)
$1,400 / mo
- One-Bedroom Lease (modeled)
- $1,400
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$92,000
Equity built:$0
Avg annual rent increase: 4.0%
The 3-year breakeven
Owning a Park Avenue Condos unit for three years nets out close to renting once principal paydown and modest appreciation are counted — and the owner exits with roughly $42,000 in equity while the renter exits with none. At a 5-year hold, the math tilts more decisively toward ownership given compounding rent growth.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $300/mo blended HOA, modeled $1,400 one-bedroom lease.
HOA Fees by Community
HOA Fees by Unit Type
Every Park Avenue Condos unit funds the pool, fitness center, gated entry, secured parking, and grounds through HOA dues; the exact figure depends on unit size and floor. Request the full resale package — dues, reserve balance, and any pending special assessments — before opening escrow.
Entry & Standard Units
$200–$300 / mo
Studio and one-bedroom units
$200–$300
Includes:
Pool, spa, fitness center, gated entry, secured parking, landscaping, common-element insurance, water, trash
Ground-floor garden units
Within the standard range
Includes:
Same community amenities; confirm sub-association coverage for individual unit
Larger and Upper-Floor Units
$300–$450 / mo
Two-bedroom and premium units
$300–$450
Includes:
Same community amenity stack; larger units carry higher dues by square footage
View-premium upper-floor units
Within the range; confirm with association
Includes:
Dues reflect unit size, not floor level — verify exact amount in the resale package
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and rental-policy details
Transfer & move-in fees
Varies
Includes:
One-time charges at closing — price them into your offer math
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Park Avenue Condos?
ZIP 89109 is one of the best-connected residential addresses in Las Vegas: Las Vegas Boulevard, Paradise Road, Harmon Avenue, and Flamingo Road all intersect within minutes, with I-15 and the 215 Beltway reachable in under ten minutes. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Park Avenue Condos destinations beat that comfortably.
Drive Times from Park Avenue Condos
- ~5 minLas Vegas Strip (nearest casino)Las Vegas Blvd south or Koval Ln
- ~5 minLas Vegas Convention CenterParadise Rd north
- ~5 minUNLV campusHarmon Ave east to Maryland Pkwy
- ~10 minDowntown Las VegasI-15 north or Las Vegas Blvd north
- ~15 minHarry Reid Intl AirportParadise Rd south → Swenson St
- ~25 minSummerlin / Downtown SummerlinI-15 north → Summerlin Pkwy west
- ~20 minHendersonI-15 south → I-215 east
- ~25 minRed Rock CanyonI-15 north → W Charleston Blvd west
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Park Avenue Condos unit?
Most Park Avenue Condos purchases close in 30 to 45 days through a Nevada escrow company; cash offers close in 7–14. FHA and conventional transactions add lender building-approval time — coordinate that early. HOA document review (the resale package) takes roughly 3–5 business days to receive from the association; request it at contract to avoid delay.
Quick Answer
What down payment do you need to buy in Park Avenue Condos?
Down-payment requirements depend on loan type and building approval. Conventional loans typically require 5–20% down — at $200,000 that's $10,000–$40,000. FHA allows 3.5% if the building is FHA-approved ($7,000 on a $200,000 purchase). VA loans allow 0% for eligible veterans. Cash is common at this price point and eliminates building-approval timing risk entirely. Our team confirms building approval with lenders before you commit to a financing path.
Park Avenue Condos FAQ — 18 Answers
What Do Park Avenue Condos Buyers Most Frequently Ask?
Most AskedWhat is the price range for units in Park Avenue Condos?
Units at Park Avenue Condos run from approximately $150,000 to $400,000 per Las Vegas REALTORS MLS data for ZIP 89109, with the community median near $365,000. Floor level, view, and finish upgrades drive where a unit lands in that band. Call (702) 637-1759 and we will pull active listings and recent sales before you write.
What are HOA fees in Park Avenue Condos?
Budget $200 to $450 per month for HOA dues depending on unit size and floor. Fees fund pool maintenance, fitness center, secured parking, landscaping, common-element building insurance, water, and trash across the two-acre property. Nevada's low-ownership-cost stack helps offset dues: zero state income tax and roughly 0.5–0.7% effective property-tax rate with a 3% primary-residence annual cap under NRS 361.471. Review the current dues, reserve-fund balance, and any pending special assessments in the resale package before opening escrow.
Can I rent out my Park Avenue Condos unit?
Yes, with conditions. Park Avenue Condos allows long-term rentals subject to minimum lease terms set in the HOA bylaws — confirm the current rules in the resale package before you close, because rental policies can change with a board vote. Short-term rentals (fewer than 31 days) are tightly regulated by the City of Las Vegas and further restricted by the association. Never underwrite vacation-rental income without reading the CC&Rs and the city's current short-term rental rules first. Call (702) 637-1759 for the latest building-level policy.
What amenities does Park Avenue Condos offer residents?
Park Avenue Condos delivers a residential amenity set scaled to a low-rise garden community: pool and spa, fitness center, gated secured parking, controlled-access entry, and maintained common-area landscaping. The footprint is intentionally residential rather than resort-scale, which keeps HOA dues in the $200–$450 monthly range — far below the $1,500–$5,000 dues at full-service Strip high-rises. The community pool and courtyard areas sit at grade, giving the property a relaxed neighborhood feel rarely found this close to the Convention Center corridor.
What views are available from Park Avenue Condos?
Views depend on building position and orientation: upper units on the south and west face the Las Vegas skyline and Spring Mountains; north-facing units look toward the Convention Center corridor. As a low-rise garden community, Park Avenue Condos trades tower panoramas for a quieter ground-level setting roughly five minutes from the Strip via Las Vegas Boulevard. View premiums are priced into individual units — walk several exposures before choosing, and ask our team which orientations carry the strongest resale demand.
What is the commute like from Park Avenue Condos?
Drive times from Park Avenue Condos are unusually short for non-Strip addresses: about five minutes to the Strip via Las Vegas Boulevard, ten minutes to Downtown Las Vegas via I-15, and fifteen minutes to Harry Reid International Airport via local roads. UNLV is roughly five minutes east, making the community attractive to students and university staff as well as convention and resort workers. The Las Vegas Convention Center — one of the country's largest — is within a ten-minute walk or a two-minute drive, a meaningful rental driver.
What schools serve Park Avenue Condos families?
Park Avenue Condos is zoned to Clark County School District schools in the central 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 reasonable reach include Bishop Gorman High School and The Meadows School, both rated A+ by GreatSchools. Coral Academy of Science (8/10 charter) offers another strong academic option. Verify zoning for any specific address at the CCSD website before you offer.
Is Park Avenue Condos a good investment property?
For many buyers, yes. Entry pricing from $150,000, HOA dues from $200 monthly, and a location five minutes from the Strip give Park Avenue Condos a workable cost basis for long-term rentals, a pied-à-terre, or a lock-and-leave investment. Nevada adds no state income tax and roughly 0.5–0.7% effective property tax. Returns depend on the HOA's current rental rules, reserve health, and local rent trends — our team runs building-level numbers and pulls ZIP 89109 rental comps before you make an offer.
How does Park Avenue Condos compare to Strip high-rises?
Park Avenue Condos competes on price and location, not vertical amenities. Entry starts at roughly $150,000 versus $300,000–$500,000 at most Strip high-rises, HOA dues run $200–$450 versus $800–$5,000 at luxury towers, and the low-rise garden setting provides a residential quiet Strip towers cannot match. Trade-offs are real: no concierge, no valet, no pool deck above the 20th floor. Buyers choosing between the two typically prioritize cost-of-carry (Park Avenue) versus service and prestige (Strip towers).
What Nevada tax advantages apply to Park Avenue Condos buyers?
Nevada levies zero personal state income tax per the Nevada Department of Taxation — a household earning $200,000 saves roughly $15,000–$26,000 per year versus California's 9.3–13.3% rate per the California Franchise Tax Board. The effective property-tax rate runs approximately 0.5–0.7% of assessed value per the Clark County Assessor, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. Combined, Nevada's tax structure makes Park Avenue Condos ownership meaningfully cheaper than equivalent condo ownership in California.
What is the Park Avenue Condos HOA reserve fund situation?
Nevada law requires condo associations to maintain a reserve fund adequate to cover major capital repairs. Before closing on any Park Avenue Condos unit, review the current reserve study and funding percentage in the resale package — under-funded reserves are a leading indicator of future special assessments. Also ask for the last three years of meeting minutes and any pending litigation disclosures. Our team identifies reserve red flags before you write, because an unexpected $5,000–$15,000 special assessment changes the investment math significantly.
How does Park Avenue Condos financing work?
Most Park Avenue Condos units are financeable with conventional loans, FHA loans, or cash. FHA and VA eligibility depend on the building's owner-occupancy ratio and reserve health — have your lender confirm building approval before relying on low-down programs. At a $200,000 purchase price, a 5% conventional down payment means roughly $10,000 down plus closing costs. Cash buyers are common at this price point and close in 7–14 days. Our team coordinates lender building-approval questions early to prevent surprises.
Is the Las Vegas Convention Center location a pro or a con?
Mostly a pro for investors and professionals: proximity to the Las Vegas Convention Center, one of the nation's largest at roughly 4.6 million square feet, drives consistent demand from convention workers, exhibitors, and business travelers seeking month-to-month leases. For owner-occupants, the location is outstanding for Strip access and urban convenience; convention week traffic on the nearby I-15 and Koval Lane corridors is the honest trade-off. UNLV's campus is also minutes away, broadening the renter pool further.
What should I know before buying in Park Avenue Condos?
Four things move real money here. First, confirm the HOA's rental policy — the bylaws set minimum lease terms that matter if you plan to rent the unit. Second, review the reserve fund balance and any pending special assessments in the resale package. Third, verify FHA or conventional building approval with your lender before relying on low-down financing. Fourth, walk multiple units and exposures: view, floor, and finish variation is wide across roughly 700 units. Call (702) 637-1759 and our team guides you through all four before you commit.
How does Nevada versus California condo ownership compare at the Park Avenue price point?
A $250,000 Park Avenue Condos unit carries roughly $1,250–$1,750 per year in property taxes at Nevada's 0.5–0.7% effective rate — versus $3,000–$3,500 on a comparable California condo at 1.2%+. Add Nevada's zero state income tax versus California's top rate of 13.3% per the California Franchise Tax Board, and a buyer earning $150,000 saves approximately $7,000–$10,000 per year by owning in Nevada instead of California. That tax spread — not just price — is why California buyers consistently rank the Las Vegas condo market high in their relocation research.
What down payment do you need to buy in Park Avenue Condos?
Down-payment requirements depend on the loan type and building approval status. Conventional loans typically require 5–20% down on a primary residence — at $200,000 that's $10,000–$40,000 — and FHA allows 3.5% down if the building is FHA-approved. VA loans allow 0% for eligible veterans, subject to building eligibility. Cash is common at this price point and eliminates building-approval risk entirely. Have your lender confirm building approval before committing to a financing path.
What does it cost to own a Park Avenue Condos unit each month?
A $200,000 purchase at 7% with 5% down runs approximately $1,270 principal and interest, plus roughly $100 property tax ($0.6% rate), $50 homeowners insurance, and $300–$400 HOA dues — totaling about $1,720–$1,820 per month. Nevada adds no state income tax and caps property-tax increases at 3% annually for primary residences. That all-in monthly cost competes directly with local rents in the same building, making the buy-vs-rent math tighter than almost anywhere else in the Las Vegas metro.
Can Nevada Real Estate Group help with Park Avenue Condos?
Yes — our team specializes in the Las Vegas condo market, including building-specific HOA structures, reserve health, rental policy, and the factors that drive value in the ZIP 89109 corridor. We pull active listings, recent sales, and rental comps before you write an offer, and we coordinate lender building-approval questions early. Call (702) 637-1759 or use the form on this page to connect with a Park Avenue Condos specialist.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Park Avenue Condos?
These are the eight queries Park Avenue Condos buyers actually type into Google and AI assistants — answered specifically with figures you can verify: market data from Las Vegas REALTORS, Nevada tax law from the Nevada Revised Statutes, and community facts from the plan record.
Is Park Avenue Condos gated?
Yes — Park Avenue Condos has gated entry with controlled access and secured parking. Visitors enter through the community gate, and vehicle access is restricted to residents and their guests — a meaningful security layer versus open-access condo corridors in ZIP 89109.
Can I run an Airbnb in Park Avenue Condos?
Short-term rentals (under 31 days) are regulated by the City of Las Vegas and further restricted by the HOA CC&Rs. Do not underwrite vacation-rental income on a Park Avenue Condos purchase without reading both documents first. Our team confirms the current policy before you write — call (702) 637-1759.
How many units are in Park Avenue Condos?
Park Avenue Condos contains approximately 700 garden-style units across a two-acre gated community in ZIP 89109, per the community plan record. The community was developed by AmLand Development and completed in 2006.
Is Park Avenue Condos FHA-approved?
FHA eligibility depends on the building's current owner-occupancy ratio and reserve-fund health — both can change with every HOA reporting cycle. Have your lender submit the HOA questionnaire for a current determination before relying on FHA financing. Our team coordinates this early in the process.
Is Park Avenue Condos close to UNLV?
Yes — UNLV's main campus on Maryland Parkway is roughly five minutes from Park Avenue Condos in ZIP 89109. The proximity makes the community popular with students, faculty, and university-affiliated buyers seeking affordable ownership close to campus.
What is the HOA reserve fund situation at Park Avenue Condos?
We recommend requesting the current reserve study and funding percentage in the resale package before you close. An under-funded reserve is the leading indicator of future special assessments — our team reviews reserve health as a standard part of every condo transaction and flags red flags before you commit.
How far is Park Avenue Condos from the airport?
Harry Reid International Airport is approximately fifteen minutes from Park Avenue Condos via Paradise Road south to Swenson Street and the airport access roads — closer than most Las Vegas residential addresses and a meaningful factor for frequent travelers and remote workers.
Is Park Avenue Condos a good rental investment?
For many buyers, yes: entry from $150,000, HOA from $200/mo, and steady demand from Convention Center, resort, and UNLV workers makes the cost basis work for long-term rentals at $1,200–$1,800/mo. Returns depend on the HOA rental policy, reserve health, and market conditions — our team runs the specific numbers before you write.
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Direct market knowledge, 9,600+ closed transactions, and $4.85B+ in volume since 2011. Our agents have represented buyers and sellers across the Las Vegas condo corridor — from $150,000 first-time buyers to investors assembling ZIP 89109 portfolios. That transaction depth and verified 9,061+ five-star reviews are what earn the team's #1 ranking in Nevada.
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$4.85B+
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Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in the ZIP 89109 condo corridor, knowing the HOA structure, the reserve health, the rental policy, and the unit-level pricing nuances is the whole game. Tell us what you're looking for and we'll find your unit.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Park Avenue Condos?
Compare Park Avenue Condos with neighboring condo buildings and nearby Las Vegas communities — from The Manhattan Las Vegas five minutes south to Summerlin twenty-five minutes west. Each card pairs commute time with price positioning, so you can judge whether a different corridor buys meaningfully more home for the money.
A–Z INDEX
Which Park Avenue Condos Sections Can You Explore A–Z?
Park Avenue Condos is a single gated community with roughly 700 garden-style units in ZIP 89109 — no named sub-enclaves, but meaningful variation by building, floor, and view orientation. The entries below index the community's key context pages for buyers and investors starting their Las Vegas condo research.
KEEP LEARNING
What Else Should You Read About Park Avenue Condos?
These guides extend the research most Park Avenue Condos buyers do next — understanding the citywide Las Vegas condo market from $150,000 to $400,000+, weighing ZIP 89109 against other corridors, and mapping the step-by-step buying process for first-time and investor buyers.
MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY GUIDE
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →BUYER GUIDE
First-Time Buyer Resources
Everything Las Vegas first-time buyers need — financing options, neighborhood guides, and step-by-step process.
Read →Sources & Methodology
Where Does This Park Avenue Condos Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Park Avenue Condos is a ~700-unit condo community, we present ZIP 89109 corridor statistics as area benchmarks — never unit-level claims that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP 89109. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of Las Vegas — City services, police coverage, short-term rental rules, and planning matters. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for ZIP 89109 schools. greatschools.org
- Nevada Department of Taxation — Nevada income tax — zero at the state level. tax.nv.gov
- California Franchise Tax Board — California income tax rates (13.3% top marginal) used in relocation comparison. ftb.ca.gov
- 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