Veer Towers is a twin-tower residential condo development in the center of MGM Mirage’s City Center complex. It stands between the Strip itself and the main hotel/casino (Aria). Veer promises to be an icon of architecture in that each tower is built to appear to be leaning at a 4 degree angle. Each tower “veers” in opposite directions. At 30 stories, it is not the tallest building but is definitely the most unique. Both towers feature a rooftop swimming pool and recreation area. While the architecture of the exterior is remarkable, unfortunately the views from inside will be less so. It is surrounded by other towers in the City Center complex and Cosmopolitan so sweeping views of the Strip will not be found here. However, Veer is close to the entrance to Aria and across the street from Mandarin Oriental as well as the Crystals shopping mall so getting to all the shops, restaurants, and entertainment will be easy.

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Although just completed a few years ago, Park Towers was one of the first true high-rise luxury condo towers in Las Vegas (around the same time as Turnberry Place which is a few blocks north). Park Towers arguably sets the standard for the highest luxury features and amenities (Steve Wynn, developer of Bellagio and Wynn Las Vegas casinos, partnered on the development). The towers are more appropriately compared to One Queensridge Place (then, say, Cosmopolitan) in that the residences are primarily full time owners (not rented out) and is not affiliated with a hotel or condo-hotel program. Our "cool" factor rating reflects the exclusivity, spaciousness, and opulence that might be more suited to billionaires and CEO's rather than party-seeking young celebs. Also, the size of each unit starts at 2,000 square feet and increases considerably. Not surprisingly, resale prices are approaching a minimum of a million dollars (there are only 84 units with only half a dozen floor plans so availability is limited). Location is not directly on the Strip but is a few blocks east clustered in the Hughes Office Park complex which includes several new office buildings as well as a number of restaurants (Lawry's Prime Rib, Gordon Biersch, McKormick and Schmick's are within a block). Although near the Strip and just off Flamingo Road, the office park environment lends a bit of a park-like setting and on evenings and weekends the area is fairly quiet. Views from west-facing units are beautiful with the mid-Strip spread out. Views to the east are less noteworthy although sunsets illuminating the mountains in the distance can be picturesque. This building comes with all the amenities one expects of a top notch building but drops a bit in rankings due to only a small number of floor plans and lack of on-site conveniences (e.g., groceries. Although many retail establishments are nearby, they'll require a short drive (or delivery). Park Towers is not the tallest nor is it the trendiest or in the immediate heart of the action. If you are looking for a hip studio to serve as your party pad, Park Towers will not work for you. However, if you want understated luxury with room to spread out and money is not a decision factor then put this one on the top of your list and hope there's a current owner ready to sell soon.

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Not surprisingly, Trump scores high in our ratings. It is a first class building with nearly all the amenities anyone could ask for. It is, however, not quite on the strip (the empty lot where the New Frontier casino was is in front) and while it is across the street from the Fashion Show Mall and near the new Encore and Wynn Las Vegas, it is a little off (about a block) from the heart of the strip. Some buyers may appreciate that, though. While the spa facilities are top notch, some buyers may be disappointed with the pool which is small relative to Las Vegas resorts and is somewhat spartan. Views in units looking East and South will be fantastic. Since the mall is directly to the South, owners will not be surprised with high-rises cutting off their views anytime soon. West views, though, will be of the I-15 freeway and North will be of some nearby low-rise buildings (e.g., a strip club and the halted construction site of the Echelon Hotel). Trump offers a variety of usage options for buyers including full time living, part-time residence, rent out independently, or participation in the condo-hotel. Unfortunately, floor plan choices are few (1 bedroom or studio) for most buyers but Trump is a world-wide high class brand and that should help sustain values even though a few competing condo buildings may boast slightly better locations. Trump announced a second tower would be built but economic conditions have put that development on hold indefinitely.

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Sky Las Vegas is a single tower project located right on the Las Vegas Strip. Although the location sounds desirable, it is at the northern end of the Strip, which is a less desirable area. It's other nearby condo neighbors include Turnberry Place and Allure and a Hilton timeshare tower is next door. The north Strip seems to be in the news a lot with grand plans for new developments. But, as of yet, these three condo developments are about the only things actually under construction. Sky is next to Circus Circus and just down the street from the Sahara and Riviera. None of these hotels is ultra luxurious. Several vacant lots are nearby so in time this could be a very up and coming area (but it is not there yet). It is relatively close to the Las Vegas Convention Center and Hilton (although not walking distance) so it could offer good opportunities for companies looking for hospitality rooms during conventions. Similar to Panorama, Sky's developers got started earlier than most and were able to sell to the earliest buyers at prices much lower than what units will likely sell for today on the re-sale market. Sky wins points for a variety of floor plans, including it's several top floor multi-level penthouses. Sky's location does have one benefit in that views from nearly all the units will be great, especially the south-facing units which will look straight into the heart of the Strip. North facing units won't be too bad either with views of the Stratosphere Tower and downtown. Sky is typical of a mid-range luxury condo with a spacious pool/spa area, and amenities such as business center, social room, billiards room, racquetball court, valet parking, and dry cleaners/laundry service. There is a retail area available for small shops and restaurants but none has been announced. Sky is not offering condo rental management program nor is affiliated with a hotel and owners are restricted to renting out their unit at no less than 3 months per renter so it is not feasible as a short term rental. It is a decent location with great views and flexible floor plan choices which make it a good choice particularly for full time residents.

Sample Floorplans>

Sky's 3-Level Penthouse Floorplans:

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Turnberry Place could arguably claim to have started the high-rise luxury condo boom in Vegas. Begun in 1999, it (and the only other new condo high-rise at the time, Park Towers) was designed from the start to offer a luxurious lifestyle with 4 towers surrounding a central clubhouse. History alone won't cut it for long in this market but Turnberry Place delivers a lot of luxury for the money. Most of the amenities are concentrated in the Stirling Club including a full service restaurant and other conveniences/shops. Residents could theoretically live quite well without ever leaving the property. But if they did want to leave, except for the Hilton across the street, there's not many places to go. Turnberry Place really lost points for its location which is only a block off the Strip but this is at the north end of the Strip where most of the remaining old casino's are left. Riviera, Circus-Circus, and Sahara to name a few. In addition, the closed and desolate old Wet and Wild water park is next door. Of course, there are a number of proposed developments for all of these properties which could mean a lot of new and more upscale properties in the coming years (not to mention a lot of construction noise and dust, too). A distinction of Turnberry's towers is that some units have private elevators or share with just one other unit. No long dark halls here. Views are fairly good from most units. South-facing condos will have some of the best views looking toward the heart of the strip while the northern side residents will look toward the Sahara and downtown. All units have been sold by the developer but many re-sales are available and with prices around $600-$700+ per square foot, values are reasonable compared to other properties. Many consider Turnberry Place to be the ultimate Las Vegas luxury high-rise and that's probably true while you are onsite. It's the location that keeps the property from achieving a higher overall rating. In fact, if it was located closer to the center of the Strip or on the Strip it would achieve an Overall Rating score of 4.6, tieing for first place with One Queensridge Place (which is not on the Strip either but is top rated in every other category). It's not the most contemporary or hippest building but if you are more used to hanging out with rich corporate CEO's vs. rock stars, this could be the best choice in Las Vegas.

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Planet Hollywood Towers were originally conceived as a twin-tower residential development. Given current economic conditions, the second tower may not happen. However, at this point, the first tower is a 40 story timeshare connected to the Planet Hollywood casino. Planet Hollywood partnered with Westgate Resorts, an operator of timeshare properties. About a block East of the Strip, it is in an area near several other condo towers (Signature at MGM Grand) and timeshares (Polo Towers, Marriott Grand Chateau). It is also within walking distance of the MGM Grand (south), Monte Carlo (west), and the brand new City Center complex is just across the Strip from Planet Hollywood’s casino. Despite the location, it is at the fringe of the “Strip” neighborhood such that walking a block to the East leads to non-descript apartment buildings or empty lots. The architecture features deep blue tinted glass with a distinctive red fin projecting out from the top third of the tower.