Palms Place
- 3700 S Las Vegas Blvd, Las Vegas NV 89109
- Walkability Score: 57/100
- 47 stories - 78 units - built in 2008
- Rental Policy: Nightly and Short Term rentals allowed
Palms Place Condos For Sale
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My Take on Palms Place
by Bill Zinsser, Las Vegas High-Rise Specialist
Palms Place is one of only a handful of Las Vegas buildings that allow short-term and nightly rentals, which is the primary reason why people buy there. However you can live here full-time if you want to.
The tower went up in 2006 as part of the Palms resort complex at 4381 West Flamingo Road. At 58 floors it’s one of the tallest buildings in the valley, and it's connected to Palms Casino Resort by an enclosed moving walkway on the second floor. Everyone calls that the sky tube. You can go from your condo to a steakhouse, a movie theater, a concert or a blackjack table without ever going outside or getting in a car. Considering how often it’s either very hot or very cold here you can see the value of that.
Palms Place Location
You're just over a mile west of Las Vegas Boulevard, which is close enough to be in the middle of everything and far enough to skip the traffic and the crowds. The airport is a quick drive. Allegiant Stadium and T-Mobile Arena are minutes away, and so is the I-15 and the 215. Chinatown is right there too, which I think is underrated. Some of the best food in Las Vegas is on Spring Mountain Road, and you're a five minute drive from all of it. There's a Starbucks and a Coffee Bean within walking distance, plus sushi and Korean places along the corridor.
Palms Place Amenities
You’ll find the amenities on the 6th floor of the building, so you don’t have to go to the hotel side to swim or work out. There's a resort pool with a hot tub, sun deck and private cabanas, plus the Laguna Pool House and Kitchen with its own restaurant and bar. There's a fitness center for residents, a lobby bar, a business center, and 24 hour valet, concierge, security and room service. Window and balcony cleaning is handled for you. Maid service and trash service are available for a fee.
Owners get access to the Palms Hotel side as well, so if you do want to take the sky tube over to that side you’ll find a lot more amenities. There’s the casino pool, the Drift Spa, a larger fitness facility, a Pilates studio and a movie theater. Owners also get discounts at the Palms restaurants, which run around 20 percent, along with spa discounts.
The Views
The tower runs north and south, so your view comes down to which side of the hallway you're on. East-facing units look at the Strip and the city, with the skyline running from Downtown all the way south past Allegiant Stadium. West-facing units get the mountains, Red Rock, Mount Charleston and some of the best sunsets in the city. Corner units get both, and because of that they're the ones I recommend most.
The corner floor plans have two balconies and something close to a 270 degree view. On the higher floors those are the units people fight over, and for good reason. A few of the top-floor residences have wrap-around terraces that give you Red Rock on one side and Downtown on the other from the same outdoor space.
The condos above about the 20th floor is almost like you're in a different building than everything below it. The lower floors still see the Strip, but you're looking directly at it, whereas from the 30th floor up you're looking over it. And then above the 50th you can see most of the valley.
The Floor Plans
There are a few things to know here before you start touring, and hopefully they’ll save you some time.
The studios are 615 square feet. These are the bulk of the building. Fully furnished with a king bed and a queen sleeper sofa, a kitchenette with stainless appliances, a two-burner cooktop, dishwasher and refrigerator, a breakfast bar and a built-in desk. The bathrooms are the surprise. Marble throughout, a jetted or whirlpool soaking tub and a separate oversized rainfall shower. For a studio, that bathroom is absurd, and it's a big part of why these rent so well by the night. Some of the studios are configured as junior suites with a freestanding tub sitting out in the room looking at the view.
The one-bedrooms are 1,220 square feet. This is the floor plan I like best in the building. You get a real separate bedroom, one full bath plus a half bath for guests, an island kitchen, a gas or electric fireplace in the living room, floor-to-ceiling glass and usually two balconies. Most of them have a stackable washer and dryer, which the studios generally don't. The primary bath has double sinks, a walk-in shower and a separate tub, and in several of these the tub sits in the bedroom next to the balcony doors overlooking the city. The corner versions in the 01, 02, 21 and 22 stacks are the ones with the panoramic views and the double terraces. If you're going to buy here and actually use the condo often then I’d recommend you get one of these.
The combos. A number of owners bought a one-bedroom and the adjoining studio and joined them behind a private entry foyer, which gives you roughly 1,835 square feet, two primary suites and 2.5 baths. They sleep eight comfortably. These offer a lot of flexibility because they can be operated as one large unit or split back into two and rented separately. There are units like this at the MGM Signature towers as well. If you want to go this route just be aware you're paying two sets of HOA dues on a combo, because the units are still two separate parcels. Mario Andretti once owned one of these combo units on the 34th floor.
The penthouses. The top floors are a whole different animal. There are 2,038 square foot three-bedroom penthouses on the 57th and 58th floors, some with private outdoor jacuzzis on the terrace, which is not something you usually find 500 feet above the desert floor. Then above that you get residences over 3,100 square feet with private infinity-edge pools, and one four-bedroom on the 55th floor at nearly 3,900 square feet with a full wrap-around balcony, a basketball court and 1,400 square feet of terrace.
How Rentals Actually Work at Palms Place
You have three choices as an owner. You can put the unit in the Palms in-house rental program, which is run by Inner Circle. That's a 50/50 split with the hotel and you can use the unit yourself up to 30 days a year. You can hire a third-party manager. There are several operating in the building and they typically charge in the neighborhood of 15 percent. Or you can self-manage on Airbnb and VRBO, which plenty of owners here do successfully.
Here's the piece most buyers miss. If you manage the unit yourself or use an outside company, the hotel charges a transient fee. If you let the Palms manage it, there's no transient fee, just your HOA. So the on-site program looks like it takes a bigger cut, but the comparison isn't as lopsided as it appears once you account for that fee. Run both scenarios before you decide.
You can also just keep it private and never rent it at all. Some owners do exactly that, and those are usually the cleanest units in the building.
HOA and Practical Details
Dues are billed by unit type. A studio runs in the neighborhood of $825 a month and a one-bedroom is around $1,637 (as of this writing in 2026 - check current listings for accurate numbers). That includes ALL utilities, including electricity, water, sewer and gas, cable, internet, trash, valet, security, concierge and amenities. It also includes services like valet parking, security and concierge as well as maintenance on the building. So keep in mind that you will not get a power bill in August which is saying something.
Parking is valet only. That's it, that's the system. Residents hand the keys over, guests do the same, and there's a garage and open guest parking as well. If the idea of never parking your own car sounds great, you'll love it here. If you like to run down and grab something out of your trunk at 11pm, this will annoy you.
The building is pet friendly, and there's a pet park on site. There are weight limits and a two-pet cap, so check the rules if you have a big dog. And remember that can change at any time so verify it when you're in the option period on a place.
Since this is a condo-hotel a lot of these sales are cash or DSCR loans. There are a few local lenders who do finance in this tower and I know who they are, but you should not assume your bank in another state will do it. If you're making an offer here, have your financing sorted out first, because sellers are used to cash and to win them over your financing has to be tight.
What Living Here Is Actually Like
Remember, this is a hotel so your neighbors are hotel guests. The hallways see luggage carts and people who checked in yesterday. Sometimes they can be noisy. When you are using your condo you'll have to be OK with the fact that most of your neighbors are here to party.
On the plus side, you'll have access to terrific services and amenities. There's a 24/7 front desk, room service, valet and a concierge who handles your packages. Walk down the covered walkway and you're in an entire resort. So like everything there are good and ad elements. Just be sure to put some thought into them before you jump in because if you change your mind it can take a while to sell your unit.
Is Palms Place Right for You?
If you want a Las Vegas base that generates income when you're not in it, this is one of the very few legitimate options in the city, and it's the one with the best amenity package attached. If you're a second-home buyer who wants to show up with a toothbrush and have everything else already handled, that's exactly what these units are built for. And if you want to be near the Strip and near the stadiums without living in the middle of the noise, the location on the west side does that better than almost anything east of the Boulevard.
If you want a residential community, a garage you park in yourself, or a mortgage from your regular bank, I can still help you find it elsewhere.
Give me a call or text at 702-290-4210. I know this building well and I'm happy to walk you through what's currently available, which stack makes sense for how you'll actually use it, and how the rental programs compare.
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Contact Bill About Palms Place
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