Financing a Las Vegas high-rise in 2026
- October 3rd, 2026
- 5 min read
High-rise buyers · Financing
Financing a Las Vegas high-rise in 2026
If you’re paying cash, not much changed this year. If you’re financing, the building now faces a stricter review, and the reserve bar rises in January.
Bryce Edwards, Realtor · Updated October 3, 2026 · 5 min read
The short answer
- The lender approves the building, not just you. Budget, reserves, insurance and litigation all count.
- Fannie Mae retired its lighter building review on August 3, 2026, and HOA reserves must reach 15% of budget from January 4, 2027.
- Condo-hotels are a different loan. Line up a lender who specializes in them before you shop.
01
Why does the building matter to your loan?
With a condo, the lender underwrites two things: you and the project. The HOA’s budget, reserves, insurance and any litigation all go into whether a conventional loan is available on that building. A strong buyer can still be stopped by a weak building.
02
What changed in 2026?
Fannie also retired the 50% investor-ownership limit that applied to loans on investment units. That helps a buyer financing a unit as a rental.
03
Is the tower a condo-hotel?
Some of the best-known towers on the Strip are condo-hotels: Waldorf Astoria, Vdara, Signature at MGM Grand and Palms Place. A hotel operates in the same building as the residences.
Waldorf Astoria is a good example. The lower floors are the hotel and the residences sit above it. Owners can’t rent their units nightly, but the building is still a condo-hotel.
A condo-hotel usually needs a different kind of loan than a standard condo. Line up a lender who does them before you shop.
04
What should you ask the HOA before you write an offer?
You can cancel in writing until midnight of the fifth calendar day after receiving the HOA resale package (NRS 116.4109). Use those five days to read the reserve study, not just the rules.
05
Paying cash?
Ask the same questions anyway. The next buyer of your unit may need a loan. A building that can’t pass a lender’s review has a smaller pool of buyers when it is your turn to sell.
I have closed high-rise sales at Waldorf Astoria, Park Towers, Panorama, The Martin and Signature. Every tower finances a little differently.
06
Questions buyers ask
I’m paying cash. Does any of this matter?
Yes, at resale. The next buyer may need a loan, and a building that fails review has fewer buyers.
Is Waldorf Astoria a condo-hotel?
Yes. The hotel occupies the lower floors and the residences sit above it. Owners can’t rent nightly, but the building is still a condo-hotel.
Why does a condo-hotel need a different loan?
Lenders treat a building with a hotel operation differently from a standard condo. A lender who specializes in condo-hotels is the right first call.
What changes on January 4, 2027?
Fannie Mae’s minimum HOA reserve rises from 10% to 15% of the budget, unless the HOA funds to its reserve study.
How long do I have to back out after the resale package arrives?
Until midnight of the fifth calendar day after you receive it, by written notice (NRS 116.4109).
Bryce Edwards
Realtor, Realty ONE Group · Las Vegas
Las Vegas Realtor since 2013. More than $25M in sales across Summerlin, Red Rock Country Club, Henderson and the Strip high-rises. 2025 top-producer award, Realty ONE Group. My family and I live in Summerlin.
Your next step
Looking at a specific tower?
Send me the building name. I’ll tell you how it finances, who to call for the loan, and what to ask the HOA before you make an offer.
Schedule a time with BryceOr text or call (702) 412-5524
bryce@luxuryvegashouses.com
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