About Skyrises®
Skyrises.com is the leading resource dedicated exclusively to high-rise condo living across the United States. Our mission is simple: to help buyers, sellers, and investors make confident decisions about high-rise living by providing in-depth knowledge, accurate data, and local expertise. We then connect you to local high-rise experts that we know can help you find your perfect space.
Our Focus: High-Rise Living
Unlike broad real estate platforms, we specialize in high-rise condo properties. From iconic glass towers in Downtown Miami to historic high-rise loft conversions in Fort Worth, our coverage highlights the unique lifestyle, amenities, and market dynamics that come with vertical living. On Skyrises you'll find:
- Building Profiles: Detailed pages for hundreds of high-rise towers, including photos, floor counts, unit numbers, amenities, and year built.
- Neighborhood Guides: Context on what it’s like to live in high-rise neighborhoods areas like Houston's Galleria Area, Portland’s Pearl District, and Uptown Dallas.
- Market Insights: Pricing trends, HOA dues, and investment considerations tailored to condo buyers.
- Expert Guidance: Exclusive partnerships with local real estate agents with an extensive record of high-rise transactions.
Why Trust Skyrises?
Our team combines local market specialists in each city with a national editorial team focused on condo living. Every post, guide, and insight is curated to ensure accuracy and relevance for high-rise buyers and investors. Our high-rise listings come from MLS's around the country and are updated constantly throughout the day with the latest information. This singular focus makes Skyrises a trusted authority for information on high-rise condos.
Our Mission
We believe high-rise living is more than an address—it’s a lifestyle. Our mission is to help people decide if high-rise living is right for them, and then connect them to a trusted local high-rise specialist. We provide the tools, knowledge, and expert support to navigate the high-rise market with confidence.
High-Rise Condo FAQ's
What qualifies as a high-rise condo?
This varies city by city. For instance an 8-story building in St Louis would locally be considered a high-rise. But in Chicago a building would have to be above 20 stories to really be considered a high-rise there. But, in general, the term high-rise generally refers to multi-family buildings that are at least 10 stories or about 75 feet with elevators, shared systems, and common amenities.
What do HOA dues usually cover?
This is another hard thing to define, as every building will have its own list of what is and isn't included in the HOA fee. But common coverage includes building insurance (structure/common areas), water/sewer/trash, exterior maintenance, management, and reserves for future repairs. If a building has a lot of resident amenities like a fitness center and a pool then the HOA dues will be higher to cover the maintenance and liability of those for everyone's enjoyment. Some buildings may even include utilities that are specific to the individual condos like internet, cable tv or electricity. A good buyer's agent who specializes in high-rise condos will know which buildings include what items in their HOA dues.
Will HOA dues go up over time?
Almost certainly they will. As costs for utilities, fuel, insurance and labor increase, the HOA has to recoup that increase by raising HOA dues. While this scares a lot of people it's not much different than when your local utilities and insurance raise their prices due to inflation. A well-run HOA will negotiate with providers and try to minimize any increase to HOA dues. Older buildings typically have higher HOA dues because they cost more to maintain, so if you're buying in a building that is around 20-25 years old be sure to check on things like when the elevators and roof will need to be replaced. Have your agent get all the HOA documents and review 3–5 years of budgets, reserve contributions, and meeting minutes to understand trends and whether increases are funding long-term needs.
What is a special assessment?
A special assessment is a one-time owner charge for major projects or budget shortfalls (e.g., façade, roof, elevators). Ask about upcoming projects, engineering reports, insurance changes, and whether an assessment is anticipated. If a large assessment is required the HOA will typically take out a loan to cover it and let individual owners finance their share of the assessment. However before the condo can be sold the assessment typically must be settled in full.
What is a reserve study and “percent funded”?
A reserve study estimates future replacement costs for common elements and recommends contributions. “Percent funded” gauges whether reserves match projected needs; higher funding reduces assessment risk. Look for recent studies and realistic contributions.
What’s in the resale certificate and condo docs?
Expect CC&Rs/bylaws/rules, budgets, reserves, owner-delinquency data, insurance summaries, meeting minutes, rental policies, litigation disclosures, and any pending assessments. Read them carefully! As an owner you will be bound by these rules and budget. This is another place where an agent who specializes in high-rises can help you.
What does Warrantable or Non-Warrantable mean for condos?
When banks write mortgages for condos they want to be sure that the condo is in a building that is in good financial health and low risk for any foreclosure. Lenders follow the agency guidelines (Fannie/Freddie) to determine if a building is warrantable. Some factors they consider are litigation, commercial/residential space ratio, investor concentration, and reserves. If the determination is made to make a building “non-warrantable,” loan options could be limited and it could affect rates and down payments.
What types of loans are there for high-rise condos
Warrantable condos may qualify for conventional loans with 5%+ down. Non-warrantable condos will often require portfolio/jumbo loans with larger down payments or hard money loans. Condos can be financed using FHA/VA, but approval is building-specific, usually based on how much of the building is rented vs owned. Talk to your agent and lender early in the process to determine which buildings qualify for your chosen financing. You don't want to fall in love with a condo only to find out the building is non-warrantable or not FHA-eligible.
What insurance do I need?
The building insurance will cover the structure, but will not typically cover your interior finish-out, appliances, cabinets and built-ins. An HO-6 (“walls-in”) policy typically covers those interior finishes as well as personal property, liability, loss-of-use, and loss assessment. The HOA will determine what coverage you need and what the deductible should be. Here's more good info about condo insurance.
Are short-term rentals like AirBNB allowed in high-rises?
Most high-rises prohibit rentals under 30 days and cap total rentals. Rules are set by the HOA and city ordinances. Violations can be severe and even trigger fines, so be sure to figure out the policy before you buy if rental flexibility matters for you. There is a new trend of building high-rises where owners can AirBNB their unit while away, like the Natiivo in Miami. And there are always Condotel buildings like the Platinum Resort or Signature MGM Towers in Las Vegas
Do all high-rises allow pets?
Most condo buildings allow pets these days, but they each have their own rules and limits. Some restrict the number and/or size and of course breeds. And there are the rare few buildings that exclude all pets. All buildings that allow pets will require registration, and set rules for pets in the common areas, elevators and lobby. Some buildings even have on-site pet relief areas and grooming stations. Beyond the building amenities though you should check the surrounding area for nearby green spaces and dog parks.
How does parking work? Is there EV charging?
Parking may be deeded, assigned, or leased. Guest parking is usually sparse but some full-service buildings will offer valet for residents and guests. For EVs, some buildings include on-site charging stations that residents can pay to use. Most buildings are allowing or considering allowing owners to install EV charging in their parking spaces. The owner is typically responsible for running the conduit to their space and installing a meter and charger. Be sure to check with your buidling about existing chargers, power capacity, fees, and the building’s policy for adding outlets or networked stations.
Are there fees for moving in and out?
Yes, expect move-in/move-out fees, deposits and elevator reservations. The building will also most likely request that your moving company have an insurance certificate on file, and that you have a move coordinator on site.
Should I buy a condo on a high or low floor?
An age old question! Like most things there are pros and cons to both. Higher floors usually mean better views and less street noise, but wind noise long elevator waits can be annoying. Lower floors can be appealing to those who want to be in and out faster, and who enjoy being closer to the street life (I know that sounds odd but it's a thing). In addition to floors be sure you consider the sun orientation for potentially hot sunsets, proximity to mechanical rooms and nearby business that could add noise.
Do I still need a home inspection for a high-rise condo?
Yes. A qualified home inspector will usually charge less for a high-rise than for a house and they will inspect the interior, electrical, plumbing, HVAC, appliances, windows, balcony surfaces, etc. We highly recommend you have this done in a high-rise for peace of mind at closing.
High-Rise, Mid-Rise or Traditional Condo?
Understanding the distinctions between high-rise, mid-rise, and traditional (low-rise) condos is key, as each offers a unique lifestyle and set of characteristics. These differences are primarily defined by height, location, amenities, views, and cost. Let's break down the differences between the three.
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