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The Las Vegas skyline is undergoing dramatic changes as numerous high-rise projects spring forth from the desert floor. A number of factors are driving this trend toward vertical development: land and construction costs, land availability and the consumer demand for the unique lifestyle high-rise and condo living provides.

Long accustomed to expansive cuisine, educational and business options, the region now offers new residents a truly diverse set of housing options. Las Vegans have the option of choosing sleek high rises, gated town homes, mid-rise condos or historic lofts located throughout the valley.

Most projects are “mixed-use” in nature, providing residents with a combination of residential and retail amenities. This “urban village” concept is growing in popularity around the nation, affording owners the opportunity to live, work and play all within the confines of their high-rise home.

Things to consider when buying a high-rise condo
While typically smaller and more expensive than neighborhood condo and single-family housing in most suburban Las Vegas neighborhood communities, high-rise condo projects bring a lot to the table in the form of services, amenities and low-maintenance living. For the moment, real estate experts consider the high-rise market to have good investment potential.

–Location:
While some of the valley’s currently planned condo projects are located in neighborhoods, most are on or adjacent to the Las Vegas Strip or downtown Las Vegas. Residents who are interested in being centrally located and in close proximity to the action and excitement of the entertainment capital of the world find this an appealing “plus.” Many projects offer spectacular views. The desirable location also appeals to the investor looking for potential rental income from a strategically-placed property.

–Lifestyle:
In addition to the easy access to unparalleled retail, entertainment and dining amenities, the high-rise lifestyle provides for very low-maintenance living. Many services associated with high-rises mirror those found at luxury resort hotels. This lifestyle appeals to many people, particularly busy executives, vacation home owners and those who simply enjoy being pampered.

–Design:
Many projects currently on the market are “turnkey”– that is, they’ve been upgraded to the hilt and often come furnished with everything from furniture and appliances to bed linens and china!

–Amenities:
Probably the most impressive element of today’s high-rise condo market is the mix of amenities available on-site. Some services available today include:

• Concierge and room service
• Housekeeping
• High-level security
• Nightclubs
• Fitness centers
• Full-service spas
• Gourmet food stores
• Upscale restaurants
• Movie and game rooms
• Conference facilities

So is there a downside to high-rise condo ownership? It all depends on how you look at it. Because of the nature of the product, high-rise condo living is more restrictive than single family residential life. Most properties have a strict management association that carefully regulates things such as noise levels, the freedom to own pets and in some cases, how you decorate your unit. You may also face limitations on how many guests you have and how you use your investment from a rental/sale perspective. You’re also likely to have a variety of fees assessed in addition to your mortgage, particularly if the property provides a significant amount of maintenance and upkeep. The key is to do your homework before making a purchasing decision.

In the Works
Las Vegas’ high-rises mirror the modern, sophisticated vibe of the city. Here’s a current rundown of high-rise projects in development or recently completed.

Allure Las Vegas
Overlooking the fabulous Las Vegas Strip, the 41-story tower of Allure Las Vegas features 14 distinct floor plans ranging in size from 669 to 4,218 square feet. The luxurious residential high-rise offers studios, one-, two-, and three-bedroom residences, tower suites and lavish penthouses. Upscale amenities include stainless steel appliances, granite counters, European-style cabinetry, Italian tile floors and lush landscaping with an expansive pool deck surrounded by private cabanas. Additional amenities include a well-appointed fitness center with locker rooms, media center, conference room, catering kitchen and business center equipped with high speed Internet computers, Wi-Fi in all of the public spaces, resident storage, 24-hour security and valet parking.

Allure Now is Allure’s new and very exciting Five-Star Concierge service that offers it’s member an array of complementary services such as concert/show tickets, nightclub reservations, restaurant reservations and many other services. This unique, exclusive concierge service is available to buyers at the time of their Allure purchase.

Blue Heron
Characterized by a unique desert contemporary architectural style and packed with innovative and unprecedented features, Blue Heron was designed to become a community with no equal. The warm Mojave colors of the smooth stucco and rich stone elevations are perfectly complimented by the beautiful desert landscaping that has been master planned to tie the entire community together. As you enter the oversized courtyard of the Indigo model, you will immediately realize that the outdoor spaces at Blue Heron have been just as carefully planned as the spacious interiors. This dynamic “outdoor living room” is complete with a fire place, water feature, private casita, sky deck with strip views and a 10-foot roll up glass wall that blurs the boundary between the stylish modern interiors and the great outdoors. As you enter the home, you will be amazed by the expansive open floor plan including 20-foot ceilings and a multitude of large energy efficient windows. Polished concrete floors, a beautiful steel staircase and a stunning Italian kitchen create a unique living environment with a personality all its own. The flexible floor plans at Blue Heron are designed to accommodate any lifestyle and range from 1 to 6 bedrooms.

Boca Raton
Boca Raton is a mid-rise luxury condominium development on the South Las Vegas Strip. Combining the electrifying excitement of Las Vegas with the soothing solitude of the romantic Florida Coast, Boca Raton is where South Beach meets the South Strip. Boca Raton is the perfect blend of modern luxury with the iconic style of South Florida

Boca Raton's floor plans range in size from the one bedroom Casita plan with 593 square feet to the two bedroom plus den Caravella plan with 2,413 square feet. The Caravella is a unique plan in Las Vegas condominium living as it is the only two-story residence with a private street-side entrance. Penthouses are also available and range in size from 958 square feet to 2,204 square feet.

Brickwater
Brickwater Condominiums, a richly opulent designed condo residences located within the South Strip, is a $66 million dollar, four story 178 unit urban designed mid-rise project offering tranquil living spaces with floor plans ranging from approximately 750 square feet to over 1,500 square feet. Priced from the mid $200’s to over $500,000 Brickwater Condominiums offers luxury, location and design for tremendous value.

Brickwater was designed with the specific purpose of creating comfortable neutral spaces where neighbors have the opportunity to get to know one another. Lounge on a two-story patio. Kick back with some popcorn in the 18-seat stadium theatre. Pull up a chair in the coffee bar and lounge. Break a sweat in the fitness center. Walk your four-legged friend in the private pet park. And at the center of it all, take a dip in the resort-style pool.

City Crossing
Located in the southeast corner of the valley on St. Rose Parkway and Executive Airport Drive, City Crossing is a $2 billion project designed to create an upscale lifestyle that caters to those who want to live, work, exercise, and entertain all in one inter-connected neighborhood. The City Crossing mission is to create an urban neighborhood that is not a typical suburban strip center. Rather, City Crossing incorporates home, health, retail and office elements with modern architectural designs to create a dynamic destination that includes 2,500 luxury residences, 1,000,000 square feet of commercial retail and 1,000,000 square feet of Class A office space. The first 30 acres are scheduled for completion by the third quarter of 2009. 

Echelon at Centennial Hills
Echelon at Centennial Hills – exceptional Las Vegas mid-rise living.  Echelon is one of the newest master-planned communities in Las Vegas. Built on 15 acres in the valley’s emerging northwest area, this guard-gated, mid-rise residential community provides a new perspective on suburban living.  Here, architects and designers have crafted a modern village with spacious residences featuring breathtaking views of the world-renowned Las Vegas Strip and the surrounding mountains.  Highlighted by stylish design and fun-yet-functional floor plans, Echelon embodies luxurious mid-rise living with a neighborhood feel and provides a whole new perspective on Las Vegas living.  Phase one pricing is now available.

juhl
Winner of four Best of Nevada Real Estate Awards, including Best Developer, juhl exemplifies urban living and is just steps from downtown’s hottest clubs, restaurants, boutiques, and galleries. Priced from the $300,000s, residences range from 600 to 2,200 square feet with warehouse lofts, mid-rise and high-rise lofts, townhouses, flats and penthouses in more than 100 floor plans. Interior features include high-speed Internet access, designer-selected Grohe chrome plumbing fixtures, kitchens with granite slab countertops, center islands, maple cabinetry and stainless steel General Electric appliances. Amenities include a two-story fitness center, landscaped rooftop with a 75-foot pool, spa and a viewing deck.

ManhattanWest
ManhattanWest is the newest condominium development from Gemstone Development, the second-largest builder of condos in Las Vegas. The development is a new mixed-use community featuring 700 residences, 150,000 square feet of office and more than 40,000 square feet of retail on 20 lushly-landscaped acres. The flagship building, Element House, will rise up nine floors with sweeping views of the Las Vegas Valley from its rooftop lounge and pool deck. The community includes a coffeehouse that turns into a wine bar at night, a 7,000 square foot fitness center, a central barbeque pavilion, a theater and four gardens representing the four seasons. Four pools include two rooftop lounge pools, a lap pool and a fun pool with a waterfall and swim-up bar. Solar and wind power help energize the community.
“We have spent three years designing ManhattanWest setting as our standard a requirement that we deliver something that is accessibly priced, but that delivers services and lifestyle far beyond anything we or anyone else has offered in Las Vegas,” said Alexander Edelstein, Gemstone Development CEO. “Our innovative features, such as our ManhattanTransfer™ errand service and ManhattanMD™ on-site doctor, redefine what a condominium project can do to improve the quality of life of its residences, yet our residences start in the $200,000s.”

One Queensridge Place
One Queensridge Place is the first vertical custom home suburban master-planned community in the northwest Las Vegas Valley. Located at the southwest corner of Alta and Rampart within the Queensridge master-planned community, One Queensridge Place  offers spectacularly finished amenities and is in close proximity to dining, shopping, live entertainment, golf and resort gaming. The two 18-story buildings consist of 219 custom homes, which range in size from approximately 2,000 square feet to more than 16,000 square feet. Prices currently range from approximately $1.8 million to more than $20 million.

One Queensridge Place offers homebuyers nearly 50 different floor plans, each featuring distinctive European design, exquisite stonework and remarkable craftsmanship, showcasing architecture as art. The architectural details throughout each home and all community areas reflect the Art Nouveau movement from the turn of the 20th century that originated in Paris, Brussels, Florence and Tuscany.

Panorama Towers
Panorama Towers is a three-tower residential high rise located just west of the Bellagio Hotel and the recently announced Project CityCenter. Panorama offers its buyer’s unmatched views of the Las Vegas strip. Amenities include a full-service gym and spa, concierge and valet service and an on-site retail pavilion.

The design is nothing short of spectacular. Every residence at Panorama Towers is finished like a penthouse suite. Whether your home is 700 square feet or 6,000 square feet, you'll enjoy the absolute finest finishes available. From the slab marble flooring/granite countertops, to the fine wood cabinets and doors, no detail has gone overlooked at Panorama Towers.

Sky Las Vegas
Perfectly situated on the Strip, Sky Las Vegas condos include 409 units from 870 to 5,500 square feet, priced from approximately $500,000 to more than $5 million. In addition to penthouse units, Sky Las Vegas offers premium three-story suites with rooftop garden patios.
Sky's luxurious condos include access to an outdoor recreation area with a pool and garden space complete with putting green, outdoor fire pit, barbeque area and dog run. Indoor amenities include a social room, a spa and fitness center, business center with private meeting room, private screening room, billiard room with bar, valet parking, concierge services and state-of-the-art security.

“Sky is the only luxury high rise residence located directly on the Strip,” said Bruce Hiatt, a longtime Las Vegas luxury real estate agent and president of Luxury Realty Group Inc. “As opposed to other current projects which are timeshares and condominium hotels, Sky offers buyers the opportunity to own their own piece of the Las Vegas skyline.”

Sullivan Square
Sullivan Square, a 16.5-acre mixed-use community with many attractions that render it practically self-sufficient, is being co-developed by Las Vegas-based developer GSG Development and Harcourt Developments out of Dublin, Ireland. The $800 million project is being fully financed by Harcourt Developments and, upon completion, will consist of approximately 1,300 residences among six urban living options: High-rise condominiums, traditional brownstones, live/work spaces, mid-rise terraced condominiums, townhomes and Chicago-style lofts.
Floor plans range from 600 to nearly 3,000 square feet and prices start in the low-$300,000s. The community will boast Class A office space as well as a market street filled with 25 locally owned shops and services, including a full-service deli, neighborhood pub, fine restaurant, florist, fresh fish monger, wine shop, coffee shop and bakery. Amenities include a 1.5-acre community park, a dog park, concierge and valet services, extensive workout facilities, pools and tennis courts.

The Mercer
Situated at Grand Canyon Drive and Tropicana Avenue, the condominium development will feature three- and four-story modern style residences. The one-, two- and three-bedroom homes will range in size from 800 to 2,370 square feet.

Developed by Chicago-based JDL Corporation and Las Vegas-based Modern Living Holdings, The Mercer will offer 113 units that will include modern appliances and custom cabinetry as well as wood flooring, generous closets, floor-to-ceiling windows, modern bathrooms, 10-foot ceilings and dedicated work areas.

Other features will include balconies or private yards, pre-wired security systems, secure underground parking, Strip and Red Rock hillside views and a common courtyard that will feature a pool, spa, 24-hour fitness center and a clubhouse. Semi-private elevators for every six residences will also be offered.

Construction of The Mercer is now underway and will be completed in fall of 2008.

Verge
One block north of downtown Las Vegas, Verge has made Las Vegas history by selling 229 units, or 74 percent of the project, in one day. A $135 million dollar mixed-use, mid-rise project made for work, play and life, Verge will have shopping, dining and recreation on location as well as walking distance to downtown life, work and culture. On the corner of Main St. and Bonanza Rd., Verge is convenient to two major freeways, giving residents easy access to all of the Las Vegas Valley.

Created by architect Dennis Rusk, Verge is a nine-story urban-style community with the influences of the classic Frank Lloyd Wright and clean symmetrical shape of the Bauhaus School of Architecture. Verge will have 318 residences as well as a 10,000 square foot fitness center and 30,000 square feet of commercial retail space that will ideally include a gourmet market, wine bar and boutique clothing store.