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We will be doing 2 open houses this weekend. Both of these properties are in exclusive highly desired gated communities.

If you have questions about either of these properties give me a call or send me a quick email.

11530 Termini Station
Time: 10 am - 4 pm
Saturday and Sunday
Link with directions and details: Virtual Tour

10480 Garden Light Drive
Time: 11 am - 3 pm
Saturday and Sunday
Link with directions and details: Virtual Tour

Enjoy your weekend and we look forward to seeing you!

Posted September 25, 2009

BELOW IS A LIST OF SOME OF THE TOP BUYS IN LAS VEGAS

Las Vegas Review Journal Article

Job Seekers Grateful City Center Now Hiring

Posted September 25, 2009

We have a listing that has just fallen out of escrow in the Paseo's of Summerlin. This is a very nicely upgraded Pulte home zoned for some of the best rated public schools in Las Vegas, close to Red Rock National Park, and Red Rock Casino.

If you are thinking of investing and renting this property out, the average rental rate will be $1400-$1500/month.

If you are looking for a primary residence or second home, this is a great opportunity to buy a highly desired floor plan in one of the most desired areas in the city.

We had mulitple offers on this home before going into contract last time, and surely will again so email or call if you have an interest asap.

Click the link to view the home 02-SFR Brochure-Virtual Tour

Posted September 21, 2009

The Las Vegas Housing market is so competitive, that we are "picking up" clients weekly that are sick of dealing with realtors that cannot get their offers accepted. Thats right, if you are in the market looking to buy and you are spending roughly $400,000 or under you will be competing with multiple offers on almost any home you look at (that is priced at or near current market value). In addition, you will be competing with CASH offers.

If you are in the market now, you already know this... We get offers accepted all the time in multiple offer situations. The key is to know the market, have relationships with the listing agents, and work with 1 realtor that knows how to write a clean, strong offer, amd advise you. Most importantly, we have access to homes that are "pre-lists" and NOT in the MLS for sale yet! See the example of a home I was able to get an investor, and a breakdown on the pricing, cash flow, etc.:

My client made an all cash offer for $200,000 on this home 02-SFR Brochure-Virtual Tour. The offer was submitted the second this home hit the market and was accepted before there were at least 15-20 other offers that were submitted to the bank. This home is in the back of a cul de sac in one of the most desired areas of Summerlin. This home is being purchased at 2001 pricing!

Whether you are an investor or just looking for a STEAL, see the number breakdown below to help validate how KILLER this deal is.

In 1999 this home was selling for roughly $175,000. In 2001 this home was selling for roughly $200,000. The owner paid $226,000 for this home in 3/03. It was then sold for $430,000 in 11/05.

In a normal market we see a 3% - 5% appreciation rate in the Las Vegas housing market. If you look at the change from 1999 to 2001 this home experienced about a 6% per year appreciation rate.

Lets look at the numbers very conservatively. Lets say the home will appreciate back to "normal" pricing in the next 7 years using a 3% appreciation rate (keep in mind I am not factoring in any additional appreciation that could occur in the 7 years, just mearly what the value would roughly be today without the distressed market condition).

$200,000 x 27% (8 years of appreciation at 3%/year from 2001-2009) = $48,000. $48,000 off of a $40,000 investment not bad?

Here is the kicker! We don't close escrow on this home until the end of the month, and we already have a tenant signed into a 2 year lease backed by the British Military at $1650.00 per month. Lets take a quick moment to look at the monthly cash flow on this home if someone were to do an "investor" loan.

$200,000 purchase price with 20% down gives a loan amount of $160,000 and a down payment of $40,000.

Principal, interest, insurance, HOA fees, and ALL expenses = $1226/month.

This is a POSITIVE cash flow of $424/month = $4800/year.

The cash flow will increase as soon as the property is re-assessed with the new tax rate within 6 months increasing the cash flow to approximately $475/month.

If you carry the home for 7 years your equity position will allow you to "double" the $40,000 downpayment when you bought the home. As well as cash flowing the home at a rate of return on your $40,000 investment of roughly 10% per year. Where else will you find this kind of investment with the exit strategy that could easily double your money? Of course, I don't have a crystal ball of when the market will recover, but it doesn't matter when it happens if you are getting a strong return on the initial $40,000! True investing here, not speculating like we saw in the boom years...

If you are not an investor just looking to buy, the details of the cash flow doesn't matter, but the equity position should!

Of course there are other things to take into account, times of vacancy, repairs after tenants leave, fees to sell when the market rebounds, etc. If you would like to discuss this further shoot me a quick email or give me a call for a free consultation.

BELOW IS A LIST OF SOME OF THE TOP BUYS IN LAS VEGAS


Aliante
Single Family Homes
Green Valley Single Family Homes
200K and Under	$200K - $400K
$400K - $600K	$600K & Up
Condos & Townhomes
Mountains Edge
Single Family Homes

Southern Highlands Single Family Homes
$300K Maximum Price	$300K Minimum Price

Summerlin Single Family Homes
$200K Maximum Price	$200K - $400K
$400K - $600K	$600K Minimum

Guard Gated
550K Maximum Price	$550K - $800K
$800K Minimum Price
High Rise Condos
$300/sqft. or Less
Single Family Homes $75K And Under

Below are a few articles that may interest you.... Home Prices Rose 1.7 Percent In Second Quarter Woodside Homes Reports Increase In Visitors And Sales This Summer Posted September 3, 2009