Southwest Las Vegas Townhomes & Condos Guide (2025)

by Ryan Rose

Townhomes and condos in southwest Las Vegas range from $180,000 to $450,000, offering affordable entry into desirable neighborhoods with lower maintenance requirements than single-family homes. Whether you're a first-time buyer, downsizer, or investor, attached housing provides options throughout the southwest. This guide covers the best townhome and condo communities by area and budget.

Townhome & Condo Pricing by Area

Best Communities by Category

Best Value Under $250K

Spring Valley condos offer the lowest entry point in southwest Las Vegas. Expect 1980s-1990s construction, 900-1,400 SF, 2-3 bedrooms. Older buildings but excellent central location. HOA covers exterior maintenance, pool, and common areas. Best for investors or buyers prioritizing location over finishes.

Best for Amenities

The Lakes and Desert Shores townhomes/condos provide lake access, beach clubs, and resort-style living. $200K-$400K buys into communities with kayaking, swimming lakes, and walking paths. Unique lifestyle amenities not available elsewhere at these prices.

Best for Security

Rhodes Ranch townhomes are inside the guard-gated community, providing 24/7 security for attached housing at $280K-$380K. Only guard-gated townhome option in southwest Las Vegas at accessible prices.

Best for Families

Mountains Edge townhomes offer newer construction (2005-2015), parks, trails, and better schools than other southwest areas. $300K-$400K for 1,400-1,800 SF attached homes in family-oriented master plan.

Best for Luxury

Southern Highlands attached homes provide upscale finishes, community amenities, and prestigious address at $350K-$450K. Limited townhome inventory but quality construction and well-maintained community.

Condo vs Townhome: Key Differences

Condos: Own interior only; HOA owns building exterior, roof, common areas. Higher HOA fees, less maintenance responsibility.
Townhomes: Own building and land beneath it; share walls with neighbors. Lower HOA fees, more maintenance responsibility, often includes small yard.
Financing: Some condo complexes have FHA/VA restrictions based on owner-occupancy rates. Townhomes typically finance like single-family.
Appreciation: Townhomes historically appreciate more like single-family homes; condos can lag.

HOA Considerations

Attached housing HOA fees cover more than single-family HOAs:

Building exterior and roof (condos)
Common area landscaping
Pool and amenity maintenance
Building insurance (master policy)
Water/sewer (sometimes included)
Reserve fund for major repairs

Critical: Review HOA financials before purchasing. Check reserve fund adequacy, recent special assessments, and pending major repairs. Underfunded reserves mean future assessments.

Investment Considerations

Southwest Las Vegas condos and townhomes attract investors due to:

Lower entry price than single-family homes
Strong rental demand from Strip/hospitality workers
HOA handles exterior maintenance (less landlord hassle)
Desirable locations renters want

Caution: Verify rental restrictions in HOA CC&Rs. Some communities limit rentals or require owner-occupancy periods before renting.

The Bottom Line

Southwest Las Vegas townhomes and condos provide affordable entry into desirable areas, from $180K Spring Valley condos to $450K Southern Highlands townhomes. Match your priorities—security (Rhodes Ranch), amenities (lake communities), family (Mountains Edge), or value (Spring Valley)—to the right community. Factor HOA fees into total monthly cost when comparing to single-family alternatives.

I help buyers find the right attached housing option for their needs. If you want to explore townhome and condo options in southwest Las Vegas, reach out for personalized guidance.

Ready to explore southwest Las Vegas? Call or text Ryan Rose at 702-747-5921 for a neighborhood tour.

Southwest Las Vegas Townhomes & Condos: Frequently Asked Questions

Q1: What's the price range for townhomes and condos in southwest Las Vegas?

Townhomes and condos in southwest Las Vegas range from $180,000 to $450,000. Condos typically start at $180K in Spring Valley and go up to $400K in Southern Highlands, while townhomes range from $250K to $450K depending on the community and amenities.

Q2: What's the difference between a condo and a townhome?

With a condo, you own only the interior unit while the HOA owns the building exterior, roof, and common areas. Townhomes mean you own the building and the land beneath it, though you share walls with neighbors. Condos typically have higher HOA fees but less maintenance responsibility, while townhomes have lower fees but require more upkeep and often include a small yard.

Q3: Which southwest Las Vegas communities offer the best value under $250K?

Spring Valley condos offer the lowest entry point in southwest Las Vegas, with properties under $250K. These are typically 1980s-1990s construction ranging from 900-1,400 square feet with 2-3 bedrooms. While the buildings are older, the central location is excellent and HOA covers exterior maintenance, pool, and common areas.

Q4: What are typical HOA fees for attached housing in southwest Las Vegas?

HOA fees in southwest Las Vegas attached housing range from $150 to $350 per month depending on the community and amenities. Spring Valley and Mountains Edge tend toward $150-$275, while Southern Highlands and The Lakes/Desert Shores range from $200-$350 due to premium amenities like lake access and resort-style facilities.

Q5: What do HOA fees cover in condos and townhomes?

HOA fees for attached housing typically cover building exterior and roof maintenance (for condos), common area landscaping, pool and amenity maintenance, building insurance master policy, and reserve funds for major repairs. Some HOAs also include water and sewer in the monthly fees.

Q6: Which community is best for families?

Mountains Edge townhomes are ideal for families, offering newer construction (2005-2015), parks, trails, and better schools than other southwest areas. Priced at $300K-$400K for 1,400-1,800 square feet, these attached homes are located in a family-oriented master-planned community.

Q7: Are there any guard-gated townhome communities in southwest Las Vegas?

Yes, Rhodes Ranch offers guard-gated townhomes at $280K-$380K with 24/7 security. It's the only guard-gated townhome option in southwest Las Vegas at accessible prices, making it ideal for buyers prioritizing security.

Q8: Which communities offer the best amenities?

The Lakes and Desert Shores provide the best amenities with lake access, beach clubs, and resort-style living. For $200K-$400K, buyers get access to kayaking, swimming lakes, and walking paths—unique lifestyle amenities not available elsewhere in southwest Las Vegas at these price points.

Q9: Are condos and townhomes good investment properties?

Southwest Las Vegas condos and townhomes can be excellent investments due to lower entry prices than single-family homes, strong rental demand from Strip and hospitality workers, HOA-managed exterior maintenance, and desirable locations. However, always verify rental restrictions in HOA CC&Rs, as some communities limit rentals or require owner-occupancy periods before renting.

Q10: Are there financing differences between condos and townhomes?

Yes, some condo complexes have FHA/VA financing restrictions based on owner-occupancy rates and other factors. Townhomes typically finance more like single-family homes with fewer restrictions. It's important to verify financing eligibility before making an offer on a condo.

Q11: What should I check before buying a condo or townhome?

Critical items to review include HOA financial statements, reserve fund adequacy, history of special assessments, pending major repairs, and rental restrictions in CC&Rs. Underfunded reserves can mean future special assessments, so ensure the HOA has adequate funds for long-term maintenance and repairs.

Q12: Which community offers luxury attached housing?

Southern Highlands provides the most upscale attached homes at $350K-$450K, featuring premium finishes, comprehensive community amenities, and a prestigious address. While townhome inventory is limited, the construction quality and community maintenance are excellent.

Q13: Do townhomes or condos appreciate better?

Historically, townhomes appreciate more like single-family homes because you own the land beneath the structure. Condos can lag in appreciation since you only own the interior unit. However, location, community amenities, and market conditions also significantly impact appreciation rates.