This. If you're going to invest and decide real estate is the way to go, buy in Denver, not LV.

you gotta be a BALLA to live in denver. it's the NYC of the rockies

I don’t disagree to some extent, but the guy is looking at buying an investment property. So I would assume cash flow or assets is not a problem. Meaning he can afford Denver.

So if you're at a poker table and 8 players tell you nobody can win at poker, and 1 player says you can, what does that tell you? That you've been listening to losers and ignoring the winners.

Maybe he's tired of the crappy weather.

That's a horrible analogy.

lol. Obviously you have never lived in Denver. The weather there is amazing.

While I don't claim to understand the LV real estate market, this sentence doesn't make sense to me. When supply is high, prices must be depressed, meaning if you can handle the short term cost, and you believe that the demand will rebound, it's the perfect time to buy. When there's no supply and prices are inflated certainly can't be the ideal time to invest.

The prices haven’t come down yet in LV while lots of supplies still out there; that’s just my view of course.


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The Green Valley area is pretty convenient and also very close to the airport if you plan on flying in and out. With some back roads you can get to the Strip fairly easily; usually takes me about 20 mins from MacDonald Highlands area to the Cosmo.

Poker at GVR can be slow and also you have to be OK taking money from 70 year olds; but then it’s really a quick drive to the Strip if you prefer a more lively environment.



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I wouldn't invest a penny in LV real estate, regardless of the price. If long-term water supply concerns start getting priced into RE values, the bottom may drop out of their local market and it could happen at any time-- depends on what data is released, by whom, and how widely disseminated that information gets

I'd say avoid if you're going for an investment opportunity. I just unloaded my last condo in Vegas and was lucky to get my asking price.

I bought several during the big crash for cheap and added on two since then. While profitable, it wasn't worth the hassle. My HOA fees have tripled in all but one of them in the last couple of years and I've had a string of really bad Air BNB guests.

When the stadium was announced I was able to unload a couple quickly, but then the rest just sat. While there's a lot of supply and not much demand the prices have been increasing not dropping. Everyone thinks their property is worth more due to the mini Vegas revival of the last couple years.

If you just want a place to stay during vacation you might want to check out the Meridian. It's reasonably priced and located near the Tuscany Suites casino (about a mile walk to the strip). I was able to find a decent amount of long term renters for it too. It didn't really do well on places like AirBNB

Can you elaborate on this a bit? I may be looking to buy a condo or two for short-term rentals; did you consider using a property managment company rather than selling, or were you already doing that?

Thank you for the well thought out and substantive response, thats very good info to know. From my understanding GVR is a great place once youve settled down w wife/kids, but for a 20 something single guy it might not be the best spot?

Yeah I grew up in MT then went to Denver in 2010 for school. I didn't realize how much I hated winter until I spent it in Denver, the handful of uncomfortably cold days a year in Denver basically is Oct-April back home. I want to leave Denver bc its been a very unhappy time in my life. Now that the relationship that I was staying in Denver for has come to an end theres no reason for me to really stay. Bunch of other reasons but I doubt you guys want to read about that

Basically I want to start fresh somewhere new. Right now poker is what I'm very passionate about and so I want to find somewhere thats good for that. It sounds like LV is not the place, I'm still going to go out and look at some places just to be sure, but I'll start researching other cities as well.

For a 20 something, the burbs is probably not where you want to be. Did you check out the Veer Towers?


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Kind of funny, I’m just the opposite. I grew up here in TX and HATE the effin heat. We lived in Denver a few years and I LOVED it there. I actually love the cold, well at least the CO cold.

I get where you’re coming from. Sometimes a fresh start is what’s best for you and you have to do what you have to do.

While Veer is great for location, the prices there were substantially higher than other similar properties. And, quite honestly, the units have all the warmth and feel of a dorm room.

Most of the ones that show up in the email list tend to be in the $399K and up range. Contrast that with going across the freeway to Panorama or Martin where you can get a larger unit for about $100K less and it changes the approach to Veer.

What I would recommend for the OP is to find an agent and have them create a search of the MLS listings. Take what they provide and narrow down what grabs the interest and then spend a few days of having the agent show various properties around town. You really do need to be boots on the ground to figure out what is going to work out best for you. The email stuff will largely be automated and tailored to what you are looking for. I am starting to see some of the prices fall, but not by much...time will tell whether this is an off-season adjustment or whether it continues.

I looked at Martin.

Not for me.

Made me homesick for my old dorm room in south central LA (Trojan Hall). Liked that (in retrospect) better than the Martin. Maybe it's just me.

And Martin is not well suited for walking to a poker room unless you like walking almost a mile, much of which is under dark freeway overpasses late at night.

The Martin has a number of differently configured lines. Some of them are clearly poorly designed, with windowless rooms etc.

A few of them are very attractive, with wrap-around glass curtain walls facing private 40-feet terraces. Of course, units on these lines are rarely on the market.

Regarding walking access to poker, you are mistaken.

The Martin's front door is very close to 2,400 feet or 10 minutes walk from Aria's rear entry, or 2,000 feet comparing to nine minutes walk from the main entrance to Vdara, directly connecting to Bellagio.

This route does NOT include walking under any dark freeway over passes. From the Martin, a sidewalk on West Harmon Avenue connects via a protected and well lit pedestrian walkway directly to the Harmon Circle, without any in-level street crossings.

Too bad my real estate agent didn't know that, thank you.

Too late for me though. There were a few with windowless 2nd bedrooms available, yes, IIRC they were priced 500k or 600k, when the Ogden condos were priced mid-to-high threes. True, Golden Nugget is not the Aria or Bellagio, but it's OK with me.

Almost forgot...

LOL I get to walk Fremont Street Experience late at night, don't know what the pedestrian traffic is on the Martin's sidewalk connection at that same time.

Not saying your agent lied, but that is extremely hard to believe. I even remember seeing something about the quick walk to City Center in the sales materials before they rebranded it from Panorama North to The Martin.