Which Floors are Best for Views & Appreciation Potential?
Let’s take a moment to consider the question I am asked so often when showing property in the many Luxury High Rise Condominium Towers we have here in the city of Las Vegas. Buyers often ask my opinion as to what floors are the best, or what floor is too low, is there an optimal floor height ? These questions are all valid and the truth is that floor height really is tower specific, meaning that the “sweet spot” in a High Rise Tower varies based upon which building you are in.
For the most part regarding the High Rise Towers that are located in the city, I feel that the the optimal floors are in the twenties, anything from the high teens through the floors in the twenties are great in terms of city / mountain views and how it relates to value and possible sale price of the unit itself. There are buildings where I do not recommend buying on a low floor as the street noise can be a factor and any sort of desirable view is non-existent due to the surrounding area.
Certain buildings such as Turnberry Towers though have such amazing common areas and amenities that being low in the tower is not a minus as the pool area is so beautiful and the grounds are so lush that being on a lower floor is still very nice. Views are also based on orientation of the unit and which direction it faces. Panorama Towers for instance has a “Strip Side” and a “Mountain Side” with the majority of the units either facing East towards the Las Vegas Strip or West towards the Red Rock Mountains. Residents will find that although the strip side units have the preferred view in terms of pricing and overall value, the units facing West tend to be larger with a lower price per square foot and are void the traffic noise from the freeway on the East side facing units.
Veer Towers inside City Center next to the Aria is another prime example of how being on a low floor can be okay as the interior of City Center is so stunning with the dancing fountains outside of the Aria entrance as well and modern architecture that is dominate throughout the entire project, proximity to the Mandarin Oriental is also a plus and depending on which tower the unit is in possible views of Las Vegas Blvd. may be seen as well.
Of course high floors always demand a certain amount of prestige and higher price point when it comes time to list the property, but depending on which direction the unit faces and the surrounding area outside the building the views may be limited to looking into other towers and sometimes being so high that unless you were to stand next to the window or look down from the balcony the outside view is nearly non-existent as the sight line of the city is so far below. Now don’t get me wrong Penthouse units always demand a premium and they should, but believe it or not I have many clients who want to purchase a unit in a High Rise yet ask to be on lower floors as they have a fear of heights or most often need to stay withing a certain price point that limits them from high floors.
Many of the buildings offer floorplans on lower floors that are very large with oversized balconies / patios that you would not find on those premium floors I mentioned earlier. What does all of this mean ? The point I am trying to make is that it really pays to work with an Agent who knows all of the many High Rise Towers throughout the city and can advise Clients as to what units are most desirable when comparing them to one another. We at The Stark Team have been a part of the Las Vegas High Rise industry since the pre-construction phases when Realtors were selling these units from paper floor plans.
We currently have listings in various High Rise Towers throughout the city and I was inspired to write this weeks blog after visiting the unit we have for sale at Turnberry Towers East on the 4th floor unit #401. The two bedroom floorplans at Turnberry Towers that are 1405 square feet have spacious living rooms and a split bedroom floorplan which includes balconies off of both bedrooms as well as the living room. One side faces the gorgeous pool area and Las Vegas Strip while the other looks towards Downtown with stunning sunset views as a backdrop.