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Vdara Las Vegas — Buyer’s Due Diligence Guide
Vdara Las Vegas ($300K–$2M+, 1,495 condo-hotel units, opened 2009) is CityCenter’s most accessible branded entry point with the deepest resale liquidity of any Las Vegas Strip branded building. Gross STR yield potential: 8–15% on the purchase price. Nevada’s zero state income tax applies to rental income. All-cash purchase dominates; conventional financing unavailable for condo-hotel units. Own Luxury Homes® introduces specialists through the Branded Residence Verification Standard™. Own Luxury Homes® 12-Point Agent Integrity Audit™ verifies specialist credentials and eliminates conflicts before your purchase.
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Vdara Las Vegas — Buyer’s Due Diligence Guide
30–50%
Premium branded residences command above comparable non-branded product — the brand tax every buyer pays
75%
Of units sold threshold at which most states transfer HOA control from developer to unit owners
12
Point Integrity Audit dimensions verified before any Own Luxury Homes® specialist introduction
3x
Growth in the global branded residence pipeline since 2016
Vdara is the value-tier entry point in CityCenter’s branded portfolio — below the Waldorf Astoria Las Vegas ($1M–$6M+) b... Own Luxury Homes® introduces specialists through the Branded Residence Verification Standard™....
Own Luxury Homes® Branded Residence Verification Standard™
Own Luxury Homes® Branded Residence Verification Standard™
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| Detail | Information | Buyer Note |
|---|---|---|
| Developer | MGM Resorts International / CityCenter | MGM-developed; Vdara is the all-suite non-gaming tower within CityCenter |
| Brand | Vdara / Autograph Collection (Marriott) | Boutique non-gaming brand; design-forward positioning |
| Location | 2600 W Harmon Ave, CityCenter | CityCenter campus; adjacent to Waldorf Astoria and Aria |
| Stories / Units | 57 stories / 1,495 condo-hotel units | Largest unit count of any CityCenter building; deep resale liquidity |
| Opened | 2009 | an established operational history; the most active resale market on the Strip |
| Price Range | $300K–$2M+ | Most accessible CityCenter branded entry point |
| Nevada Tax | No state income tax; no state capital gains tax | Nevada’s tax advantage; full STR income at federal rate only |
| STR Yield | Gross yield potential: 8–15% on purchase price | Strong demand from 40M+ annual Las Vegas visitors |
Own Luxury Homes® Branded Residence Verification Standard™.
Vdara: CityCenter’s Accessible Entry
Vdara is the value-tier entry point in CityCenter’s branded portfolio — below the Waldorf Astoria Las Vegas ($1M–$6M+) but within the same campus. The 1,495 all-suite units range from compact studios to two-bedroom suites, producing the broadest price range of any CityCenter building. Primary buyer profiles: (1) investment-oriented buyers seeking Las Vegas Strip STR income at the most accessible CityCenter price; (2) lifestyle buyers who want a CityCenter address with hotel-managed maintenance and rental income flexibility.
1,495 Units: Liquidity Over Scarcity
Vdara’s 1,495 units is among the largest unit counts of any branded building in the US. The premium above comparable Las Vegas residential product is location-driven (Strip adjacency, non-gaming) rather than scarcity-driven. The high unit count creates meaningful resale liquidity: 20–50+ units typically available simultaneously, with active comparable transaction data. For buyers who prioritise exit liquidity over scarcity premium, Vdara’s deep resale market is a structural advantage.
Las Vegas STR Demand
Vdara’s Las Vegas Strip location within CityCenter creates the strongest STR demand foundation in this guide: 40+ million annual visitors, convention center traffic, entertainment events, and the Formula One Las Vegas Grand Prix (annual November event since 2023). Gross yield potential: 8–15% on the purchase price. Net yields after the condo-hotel operator’s share (typically 45–50% of gross): 4–8%. Nevada’s zero state income tax applies to the net rental income.
Condo-Hotel Financing
Most conventional lenders decline to finance condo-hotel units. All-cash purchase dominates the Vdara market. Some portfolio lenders and DSCR loan programs offer financing at investment property rates. The condo-hotel classification limits the resale buyer pool to cash buyers and buyers with non-conventional financing access. The active established resale market demonstrates that this limitation does not prevent liquidity — but it does define the buyer pool.
“Vdara is the entry point for buyers who want Las Vegas Strip condo-hotel exposure at an accessible price. The CityCenter campus is the best address on the Strip, the non-gaming environment is differentiated, and the demand from 40 million visitors is genuine. The Nevada tax treatment of rental income is the investment thesis. The trade-off: 1,495 units is not scarcity. You’re buying location and income access.”
Ryan Brown, Principal Broker & CEO Own Luxury Homes®
Own Luxury Homes® Related Resources
Own Luxury Homes® Related: Hub — Emerging Market Branded Residences — Due Diligence — Premium Analysis
Frequently Asked Questions
What is Vdara Las Vegas?
Vdara is an all-suite, non-gaming condo-hotel within CityCenter on the Las Vegas Strip. It is part of MGM’s CityCenter complex adjacent to Aria and the Waldorf Astoria Las Vegas.
What is the price range at Vdara?
Approximately $300K–$2M+ based on established resale transaction data — the most accessible entry point in CityCenter’s branded portfolio.
What STR yield can I expect at Vdara?
Gross yield potential: 8–15% on the purchase price. Net yield after the operator’s program share: 4–8%. Nevada’s zero state income tax applies to rental income.
Can I get a mortgage for a Vdara unit?
Most conventional lenders do not finance condo-hotel units. All-cash purchase dominates. Some portfolio lenders and DSCR loan programs are available at investment property rates.
Disclaimer: Own Luxury Homes® is not affiliated with, endorsed by, or acting as agent for any brand, developer, or property referenced on this page. Brand and building names are used for identification purposes only.
Comparative Market Context
| Dimension | This Building | Key Buyer Consideration |
|---|---|---|
| Price range | $300K–$2M+ | Most accessible CityCenter branded entry point |
| Gross STR yield | 8–15% on purchase price | Strong demand from 40M+ Las Vegas visitors annually |
| Net yield (after operator) | 4–8% estimate | After operator’s 45–50% program share; before Nevada taxes (none) |
| Nevada income tax | 0% | Zero state income tax and zero state capital gains tax |
| Unit count | 1,495 | Deepest resale liquidity of any Las Vegas branded building; 15-year transaction data |
Own Luxury Homes® Branded Residence Verification Standard™. Estimates only; consult specialist for current market data.
Related Guides: Property Management — STR Tax — Due Diligence — Branded Residences Hub →
id="Modelling Vdara STR Income: The Specialist’s Framework" style="font-size:23px;font-weight:800;color:#0a1628;margin:40px 0 14px 0;line-height:1.25;">specialist-note
A realistic STR income model for a Vdara unit: (1) Gross revenue: request the management company’s actual occupancy and ADR data for comparable units in the building over the past 12 months. Operator projections tend to be optimistic. (2) Operator revenue share: MGM’s condo-hotel program typically retains 45–50% of gross revenue. Net to owner before expenses: 50–55% of gross. (3) HOA and property expenses: deduct monthly HOA, property taxes, and insurance. (4) Platform fees: if the owner also lists on Airbnb or VRBO directly (check the program terms), deduct platform fees. (5) Net operating income: the realistic NOI is typically 4–8% of the purchase price after the operator share and expenses, before debt service. (6) Tax benefit: Nevada’s zero state income tax means the full federal NOI calculation is the effective tax burden — no state-level deduction from yield.
Own Luxury Homes® covers all three Las Vegas branded buildings: Waldorf Astoria Las Vegas (central Strip, 15-year track record, $1M–$6M+, more exclusive) and Fontainebleau Las Vegas (North Strip, opened December 2023, construction interruption history) are the primary alternatives at higher price points. Vdara’s $300K–$2M+ entry point, 1,495-unit liquidity, and deep STR income track record make it the clearest investment thesis of the three — for buyers who prioritise rental income yield over brand prestige or scarcity. Return to Branded Residences Hub →
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