Shari Sanderson Las Vegas Real Estate Agent 702-287-4290

PALMS PLACE Condos For Sale

More Details about MLS # 2670722 : 4381 WEST FLAMINGO ROAD 5502 MLS # 2670722
Active Listing
Asking Price is $3,999,999

More Details about MLS # 2656968 : 4381 WEST FLAMINGO ROAD 2322/2320 MLS # 2656968
Active Listing
Asking Price is $785,000

More Details about MLS # 2679386 : 4381 WEST FLAMINGO ROAD 1102/1104 MLS # 2679386
Active Listing
Asking Price is $750,000

Live the resort life in condos at Palms Place. This 47 floor high-rise building located right next to the Las Vegas Strip, with fantastic city, mountain, and Strip views as well as an exercise room and pool. Residents get to enjoy the Palms Hotel and Casino while still having a place to call home.

Units range in size from a 615 square foot studio to the decadent penthouse suite. Palms Place is a Condo/Hotel (or "condotel") and can be put in the rental pool when not in use.


  • Min List Price: $239,000
  • Max List Price: $3,999,999
  • Active Listings: 74
  • 4381 WEST FLAMINGO ROAD
  • LAS VEGAS, NV 89103
  • Gated/Security
  • Pool
  • Exercise Room
  • High Rise Building
  • Valet Parking
  • Community BBQ Grills
  • Year Built: 2006
Looking to buy?

Recent PALMS PLACE Blog Posts

Live the Resort Life in a Las Vegas Condo-tel
Part Condo, part Hotel, get the best of both worlds in a Las Vegas Condo-tel.    

Get Some Deals at Palms Place
Luxury is on sale at the Palms Place, a luxury high rise just off the Las Vegas Strip.    

4381 WEST FLAMINGO ROAD 1512 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $265,000   Studio   1 Bath   615 Sq Ft    2006 Year

MLS: 2694758
Primary Photo for MLS#: 2694758

4381 WEST FLAMINGO ROAD 1512
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $265,000
Studio1 Bath
615 Sq Ft 2006 Year

AMAZING PRICE - FULL STRIP VIEW!!! Fully Furnished Upscale Palms Condo with a Private Balcony! Modern Studio with a King Bed and Sofa Sleeper, Two Flat Screen TV’s, Stainless Steel Appliances with Marble and Hardwood Floors Throughout! Luxurious Marble Spa Bathroom with an Oversized Jetted Tub and Rainfall Glass Enclosed Shower! Impressive Floor to Ceiling Windows Lead to the Private Balcony with Panoramic Views of the Strip, Mountains and the Las Vegas Valley! Upscale Amenities Including a ...

Listing Agent: KRISTINE M. MURRAY of AWARD REALTY


Real Estate Agent Kristine Murray

Listing Agent: Kristine Murray
Real Estate Agent
Award Realty
(702) 575-2109
Contact Us

About PALMS PLACE
Live the resort life in condos at Palms Place.

4381 WEST FLAMINGO ROAD 5502 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $3,999,999   4 Bedrooms   4 Baths   3905 Sq Ft    2006 Year

MLS: 2670722
Primary Photo for MLS#: 2670722

4381 WEST FLAMINGO ROAD 5502
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $3,999,999
4 Bedrooms4 Baths
3905 Sq Ft 2006 Year

RARE FULLY RENOVATED Palms Place Penthouse w/high cash flow & legal short term rental !! Boasting 4 bedrooms & 3.5 baths, this is an entertainer’s dream. Elevate your lifestyle w/this exquisite 55th floor penthouse at Palms Place, showcasing breathtaking panoramic views of the iconic Las Vegas Strip & mountain views with a full wrap-around balcony & private jacuzzi hot tub. Boasting an expansive 3,950 square feet of "lifestyle living", & floor-to-ceiling glass windows flooding the interior ...

MLS Logo  Listing Agent: JENNIFER HARLEY of REALTY ONE GROUP, INC JHarley211@yahoo.com
4381 WEST FLAMINGO ROAD 2322/2320 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $785,000   2 Bedrooms   3 Baths   1835 Sq Ft    2006 Year

MLS: 2656968
Primary Photo for MLS#: 2656968

4381 WEST FLAMINGO ROAD 2322/2320
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $785,000
2 Bedrooms3 Baths
1835 Sq Ft 2006 Year

Discover the perfect blend of luxury, convenience, and investment potential with this fully furnished dual-unit combination at Palms Place. Located just minutes from the Las Vegas Strip, this high-rise property offers a unique opportunity for short-term rental income, as it is eligible for Airbnb and other vacation rental platforms. One-bedroom and studio units offer a combined 1,835 sq. ft. of living space (1,220 sq. ft. + 615 sq. ft.). One-Bedroom offers king bed in the master bedroom and ...

MLS Logo  Listing Agent: ALEX KOSTUSHIN of ADVANCED BROKERS 702-284-7100
4381 WEST FLAMINGO ROAD 1102/1104 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $750,000   2 Bedrooms   3 Baths   1835 Sq Ft    2006 Year

MLS: 2679386
Primary Photo for MLS#: 2679386

4381 WEST FLAMINGO ROAD 1102/1104
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $750,000
2 Bedrooms3 Baths
1835 Sq Ft 2006 Year

Beautiful 11th Floor Combo (One Bedroom + Studio) with Amazing Strip Views! The 1220sf 1 Bed & 615sf Studio share an entrance (Private Foyer) that can be used as 2 Separate Units or together as a 2 Bed Dual-Primary Suite! Sleeps 8 combined. Features Include: Fully Furnished, Stainless Steel Appliances, 2 Terraces w/Strip Views, 2 King Size Beds, 2 Pull Out Mattresses, Flat Screen TV's, Island Kitchen with Stove & Refrigerator, Hardwood & Marble Flooring, 2.5 Baths w/Shower & Separate Tub and ...

MLS Logo  Listing Agent: ELLIE SHEFLER of LUXURY ESTATES INTERNATIONAL (702) 201-8621
4381 WEST FLAMINGO ROAD 2902 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $695,000   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2692403
Primary Photo for MLS#: 2692403

4381 WEST FLAMINGO ROAD 2902
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $695,000
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

Welcome to resort style living in this modern fully furnished 1BR/1.5BA unit at Palms Place. The kitchen has all stainless steel built-in appliances, custom cabinets, cooktop stove with built-in dining table, open concept living area with floor to ceiling windows that lead to the wraparound terrace, stunning city, strip, and mountain views. Spacious primary bedroom with soaking tub and terrace access. Residents will enjoy luxury amenities including a resort pool/spa with cabanas with on-site ...

MLS Logo  Listing Agent: JASON MATTSON of ORANGE REALTY GROUP LLC 702-617-0000
4381 WEST FLAMINGO ROAD 2302 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $569,900   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2679304
Primary Photo for MLS#: 2679304

4381 WEST FLAMINGO ROAD 2302
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $569,900
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

Wow! Elevate your lifestyle with this amazing 1220 sq ft. 1 bedroom, corner condo-hotel Palms Place unit on the 23rd floor! Views! Breathtaking panoramic views of the iconic Las Vegas Strip from 2 balconies & through floor-to ceiling glass walls. This fully furnished suite features a large living area w/ spectacular Strip Views! Spacious primary bath w/ an oversized shower & separate tub, overlooking the Strip. Palms Place has direct access to Palms Resort & Casino via an indoor moving walkway: ...

MLS Logo  Listing Agent: MARK A. NIERRAS of BHHS NEVADA PROPERTIES (702) 246-2236
4381 WEST FLAMINGO ROAD 2122 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $559,990   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2682660
Primary Photo for MLS#: 2682660

4381 WEST FLAMINGO ROAD 2122
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $559,990
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

First time EVER to market from the original owners who purchased this unit brand new. This is the BLACK JACK level - 21st floor. The best view of the strip is not too high & not too low. This luxurious suite offers 270-degree views of the full strip + mountains. Watch your friends land at the airport, catch dusk or dawn, or pool views. Fully furnished with marble primary en-suite bath + a half bath upon entrance. Truly lock and leave property and one to keep in the Vegas portfolio. Thank you in ...

MLS Logo  Listing Agent: DEVEN CHASE of DEVEN CHASE REALTY 702-241-5065
4381 WEST FLAMINGO ROAD 3002 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $549,888   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2691666
Primary Photo for MLS#: 2691666

4381 WEST FLAMINGO ROAD 3002
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $549,888
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

VIVA LAS VEGAS. YOUR OPPORTUNITY TO OWN A MAGNIFICENT VIEW OF THE WORLD FAMOUS STRIP * INCLUDING VIEWS OF THE RAIDERS ALLEGIANT STADIUM, THE VEGAS KNIGHTS T MOBILE ARENA & THE DOWNTOWN VEGAS STRIP. THIS PALMS PLACE LUXURY MODERN UNIT HAS AN OVERSIZED BALCONY OFFERING 270 DEGREE VIEWS OF THE STRIP AND MOUNTAINS. THIS SUPER SLEEK LUXURY SUITE HAS IT ALL, FULLY FURNISHED, TURN KEY, MOVE-IN READY, JUST BRING YOUR TOOTH BRUSH :) STAINLESS STEEL APPLIANCES IN THE KITCHEN, MARBLE FLOORS IN THE ...

MLS Logo  Listing Agent: PAUL M. BOWLER of SIMPLY VEGAS (702) 845-3403
4381 WEST FLAMINGO ROAD 3501 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $549,000   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2613898
Primary Photo for MLS#: 2613898

4381 WEST FLAMINGO ROAD 3501
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $549,000
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

3 MONTHS PAID HOA & SELLER FINANCING AVAILABLE - Palms Place 35th floor 1-Bed – w/over 1200 SF & spectacular sweeping views of the N. Strip, city & mountains from a huge wrap around terrace. Owners can live there, vacation there and/or use one of many avenues available that provide the investment potential to generate high rental income at any time. Luxury abounds – fully furnished 1 bedroom features upscale finishes throughout including gourmet kitchen w/island, stainless appliances, ...

MLS Logo  Listing Agent: ELIZABETH BRAGER of ELITE REALTY ebrager0@gmail.com
4381 WEST FLAMINGO ROAD 3021 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $545,000   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2613862
Primary Photo for MLS#: 2613862

4381 WEST FLAMINGO ROAD 3021
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $545,000
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

$3,000 SELLER CREDIT & 1 MONTH PAID HOA. PLUS SELLER FINANCING AVAILABLE - Palms Place 30th floor 1-Bed – w/over 1200 SF & sweeping views of the South Strip, city and mountains from 2 expansive terraces. Owners can live there, vacation there and/or use one of many avenues available that provide the investment potential to generate high rental income at any time. Fully furnished 1 bedroom features upscale finishes throughout including gourmet kitchen w/island, stainless appliances, ...

MLS Logo  Listing Agent: ELIZABETH BRAGER of ELITE REALTY ebrager0@gmail.com
4381 WEST FLAMINGO 2201 LAS VEGAS NV 89103
Status: ACTIVE   List Price: $545,000   1 Bedroom   2 Baths   1220 Sq Ft    2006 Year

MLS: 2660623
Primary Photo for MLS#: 2660623

4381 WEST FLAMINGO 2201
LAS VEGAS NV 89103
Community: PALMS PLACE
Status: ACTIVEList Price: $545,000
1 Bedroom2 Baths
1220 Sq Ft 2006 Year

$10,000 SELLER CREDIT & 1 MONTH PAID HOA. PLUS, SELLER FINANCING AVAILABLE on this beautiful 22 FL 1-bed w/over 1200 SF & spectacular sweeping views of the South Strip, city & mountains from 2 expansive terraces. Owners can live there, vacation there and/or use one of many avenues available that provide the investment potential to generate high rental income at any time. Fully furnished 1 bedroom features upscale finishes throughout including gourmet kitchen w/island, stainless appliances, ...

MLS Logo  Listing Agent: ELIZABETH BRAGER of ELITE REALTY ebrager0@gmail.com

Active PALMS PLACE Condos for Sale

MLSAddressList Price Beds Baths Sq Ft Year
26707224381 WEST FLAMINGO ROAD 5502 $3,999,999 4 4 3905 2006
26569684381 WEST FLAMINGO ROAD 2322/2320 $785,000 2 3 1835 2006
26793864381 WEST FLAMINGO ROAD 1102/1104 $750,000 2 3 1835 2006
26924034381 WEST FLAMINGO ROAD 2902 $695,000 1 2 1220 2006
26793044381 WEST FLAMINGO ROAD 2302 $569,900 1 2 1220 2006
26826604381 WEST FLAMINGO ROAD 2122 $559,990 1 2 1220 2006
26916664381 WEST FLAMINGO ROAD 3002 $549,888 1 2 1220 2006
26138984381 WEST FLAMINGO ROAD 3501 $549,000 1 2 1220 2006
26138624381 WEST FLAMINGO ROAD 3021 $545,000 1 2 1220 2006
26606234381 WEST FLAMINGO 2201 $545,000 1 2 1220 2006
26866334381 WEST FLAMINGO ROAD 1121 $525,000 1 2 1220 2006
26327254381 WEST FLAMINGO ROAD 3121 $522,500 1 2 1220 2006
26998644381 WEST FLAMINGO ROAD 2202 $519,500 1 2 1220 2006
26867294381 WEST FLAMINGO ROAD 2022 $515,000 1 2 1220 2006
26922494381 WEST FLAMINGO ROAD 3221 $500,000 1 2 1220 2006
26837464381 WEST FLAMINGO ROAD 1101 $498,000 1 2 1220 2006
26606584381 WEST FLAMINGO ROAD 8322 $495,000 1 2 1220 2006
25529844381 WEST FLAMINGO ROAD 2221 $489,900 1 2 1220 2006
26878314381 WEST FLAMINGO ROAD 901 $449,888 1 2 1220 2006
26956844381 WEST FLAMINGO ROAD 5220 $399,900 0 1 615 2006
26830934381 WEST FLAMINGO ROAD 3616 $398,000 0 1 615 2006
26830514381 WEST FLAMINGO ROAD 3118 $372,999 0 1 615 2006
26811164381 WEST FLAMINGO ROAD 3206 $368,000 0 1 615 2006
26352854381 WEST FLAMINGO ROAD 1207 $354,999 0 1 615 2006
26445894381 WEST FLAMINGO ROAD 3819 $345,000 0 1 615 2006
26499394381 WEST FLAMINGO ROAD 3216 $335,000 0 1 615 2006
26651354381 WEST FLAMINGO ROAD 12304 $330,000 0 1 615 2006
26866374381 WEST FLAMINGO ROAD 1206 $325,000 0 1 615 2006
26704504381 WEST FLAMINGO ROAD 1220 $325,000 0 1 615 2006
26747514381 WEST FLAMINGO ROAD 27308 $325,000 0 1 615 2006
26659144381 WEST FLAMINGO ROAD 3712 $325,000 0 1 615 2006
26805684381 WEST FLAMINGO ROAD 3818 $325,000 0 1 615 2006
25815524381 WEST FLAMINGO ROAD 3604 $324,888 0 1 615 2006
26998264381 WEST FLAMINGO ROAD 3708 $323,999 0 1 615 2006
26480024381 WEST FLAMINGO ROAD 28316 $315,000 0 1 615 2006
26776594381 WEST FLAMINGO ROAD 1212 $315,000 0 1 615 2006
26796474381 WEST FLAMINGO ROAD 3120 $310,000 0 1 615 2006
26645144381 WEST FLAMINGO ROAD 1510 $309,777 0 1 615 2006
26872864381 FLAMINGO ROAD 2612 $304,900 0 1 615 2006
26605674381 WEST FLAMINGO ROAD 2608 $302,000 0 1 615 2006
26093254381 WEST FLAMINGO ROAD 20320 $300,000 0 1 615 2006
26551334381 WEST FLAMINGO ROAD 3007 $300,000 0 1 615 2006
26466304381 WEST FLAMINGO ROAD 3309 $299,999 0 1 636 2006
26599424381 WEST FLAMINGO ROAD 2504 $299,000 0 1 615 2006
26929464381 WEST FLAMINGO ROAD 1905 $299,000 0 1 615 2006
26694384381 WEST FLAMINGO ROAD 24304 $297,000 0 1 615 2006
26841834381 WEST FLAMINGO ROAD 18320 $295,000 0 1 615 2006
26111674381 WEST FLAMINGO ROAD 2516 $295,000 0 1 615 2006
26562544381 WEST FLAMINGO ROAD 2109 $290,000 0 1 636 2006
26009274381 WEST FLAMINGO ROAD 17-309 $290,000 0 1 636 2006
26859654381 WEST FLAMINGO ROAD 1508 $290,000 0 1 615 2006
26923094381 FLAMINGO ROAD 2010 $289,900 0 1 615 2006
25987924381 WEST FLAMINGO ROAD 11306 $285,000 0 1 615 2006
26494274381 WEST FLAMINGO ROAD 3519 $285,000 0 1 615 2006
26879894381 WEST FLAMINGO ROAD 2220 $279,000 0 1 615 2006
26560404381 WEST FLAMINGO ROAD 903 $275,000 0 0 615 2006
26660984381 WEST FLAMINGO ROAD 1019 $275,000 0 1 615 2006
26654964381 WEST FLAMINGO ROAD 2405 $273,000 0 1 615 2006
26782614381 WEST FLAMINGO ROAD 1504 $270,000 0 1 615 2006
26700674381 WEST FLAMINGO ROAD 1809 $270,000 0 1 636 2006
26706784381 WEST FLAMINGO ROAD 2308 $269,999 0 1 615 2006
26944984381 WEST FLAMINGO ROAD 8304 $269,900 0 1 615 2006
26947584381 WEST FLAMINGO ROAD 1512 $265,000 0 1 615 2006
26907464381 WEST FLAMINGO ROAD 5103 $260,000 0 1 615 2006
26684054381 WEST FLAMINGO ROAD 2605 $260,000 0 1 615 2006
26999074381 WEST FLAMINGO ROAD 2204 $259,950 0 1 615 2006
26309994381 WEST FLAMINGO ROAD 1705 $255,000 0 1 615 2006
26596254381 WEST FLAMINGO ROAD 3303 $255,000 0 1 615 2006
26611044381 WEST FLAMINGO ROAD 1903 $250,000 0 1 615 2006
26798134381 WEST FLAMINGO ROAD 27309 $250,000 0 1 636 2006
26742014381 WEST FLAMINGO ROAD 1003 $249,900 0 1 615 2006
26751674381 WEST FLAMINGO ROAD 1109 $249,888 0 1 636 2006
26700354381 WEST FLAMINGO ROAD 1609 $244,000 0 1 636 2006
26968454381 EAST FLAMINGO ROAD 10304 $239,000 0 1 615 2006

Pending: PALMS PLACE Condos for Sale

MLSAddressList Price Beds Baths Sq Ft Year
26819204381 WEST FLAMINGO ROAD 3710 $325,000 0 1 615 2006
26484554381 WEST FLAMINGO ROAD 2903 $262,500 0 1 615 2006
26865674381 WEST FLAMINGO ROAD 3809 $260,000 0 1 636 2006

Condo Mania Agent:
Shari Sanderson

Featured Real Estate Agent Shari Sanderson

Award Realty
Real Estate Agent
Team Lead
#S.0067305
Phone: 702-287-4290

Contact Us

Featured Real Estate Agent Shari Sanderson

Condo Mania Agent:
Shari Sanderson

Award Realty
Real Estate Agent
Team Lead
#S.0067305
Phone: 702-287-4290

Contact Us

Are you considering selling?

Contact Us for a complimentary condo value estimate and listing consultation and find out how a Condo Mania Agent can help you sell your condo quickly and for the right price.

Condo Mania agents specialize in the Condo, Loft and Townhome markets. With our extensive experience, our unique marketing plans, which includes this Condo Mania website, and a pipeline full of clients looking to buy, we are your first stop in your search for a listing agent.

Contact Us Today!

Condo Mania Agent:
Michelle Lyn Manley

Featured Real Estate Agent Michelle Lyn Manley

Award Realty
Real Estate Agent
#BS.0143009
Phone: (702) 985-8851

Contact Us

Featured Real Estate Agent Michelle Lyn Manley

Condo Mania Agent:
Michelle Lyn Manley

Award Realty
Real Estate Agent
#BS.0143009
Phone: (702) 985-8851

Contact Us

Listing Locations

Recently Sold Condos in PALMS PLACE

Over the last 90 days, 12 Condos have been reported as sold in PALMS PLACE. Final sale price ranged from $207,000 up to $2,800,000 pending possible revisions. The median sale price was $275,000 with a median Price Per Square Foot of $428. With currently 74 active listings, the absorption rate for this community is approximately 18.5 months of inventory. More than four months supply of Condos for sale means it's a buyers market and some sellers may be motivated.
Address COE Date Sold Price $/SQFT Beds Baths
4381 WEST FLAMINGO ROAD 57306 2025-06-23 $2,250,000 $1,104 2 3
4381 WEST FLAMINGO ROAD 3109 2025-06-11 $225,000 $354 0 1
4381 WEST FLAMINGO ROAD 5318 2025-06-10 $355,000 $577 0 1
4381 FLAMINGO ROAD 2009 2025-05-28 $270,000 $425 0 1
4381 WEST FLAMINGO ROAD 1901 2025-05-24 $415,000 $340 1 2
4381 WEST FLAMINGO ROAD 1907 2025-05-23 $255,888 $416 0 1
4381 WEST FLAMINGO ROAD 1007 2025-05-15 $207,000 $337 0 1
4381 WEST FLAMINGO ROAD 5708 2025-05-15 $2,800,000 $891 2 3
4381 WEST FLAMINGO ROAD 2712 2025-05-08 $290,000 $472 0 1
4381 WEST FLAMINGO ROAD 26320 2025-05-02 $280,000 $455 0 1


Detailed Analysis of Recently Sold Condos in PALMS PLACE

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GLVAR LogoThe data related to Real Estate for sale on this website comes in part from the INTERNET DATA EXCHANGE (IDX) program of the Greater Las Vegas Association or REALTORS® MLS. Real Estate listings held by Brokerage firms other than this site owner are marked with the IDX logo.

GLVAR deems information reliable but not guaranteed. Copyright © 2025 of the Greater Las Vegas Association of REALTORS® MLS. All rights Reserved.

Information Deemed Reliable But Not Guaranteed. The information being provided is for consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. This information, including square footage, while not guaranteed, has been acquired from sources believed to be reliable.

Last Updated: 2025-07-10