Las Vegas Homes for Sale - HUD

I've been busy posting new Las Vegas HUD listings this past week. The Vegas market continues to challenge buyers. Inventory is tight and prices are steadily increasing. Buyers need to be patient and keep making offers.

On to the homes ...

There are two Summerlin Homes for Sale that have been listed on the blog.

One is a single story with 2 beds and a den. This Summerlin Home is listed at $157,000. Click here for more details.

Need a pool? This two story Summerlin home for sale features a pool and corner lot. It is priced at $175,000. Click here for more details.

There are two others I want to share with you.

 A good sized home in Southern Highlands. This five bedroom home has over 2400 sq. ft. Great buy at $175,000. Click here for more details. You can also view other homes for sale in Southern Highlands.

The SW offers a two story home with over 1600 sq. ft. This Las Vegas Home is listed at $160,000. Great location. Click here for more details.

That is it for now. I invite you to check out the redesigned site at SoManyHomes.com

Las Vegas Providence New Homes for Sale

Providence is located in far NW Las Vegas.  A new Las Vegas master planned community that offers a multitude of homes for a buyer.  The best thing - no waiting.  You choose a lot, choose a plan then the contract is written.  The only waiting is for YOUR home to be built.  How exciting is that?

Don't forget that I need to be with you on your first visit so I can represent you. 

Call/Text me at set up a time to meet: 702-527-8864

Today, I am going to share with you a beautiful two story home with a little over 1800 sq. ft.  Basically, it has three bedrooms, two and a half baths and a two car garage.  

Not what you are looking for?  
I can send you others via email - click here.

This is an open floorplan with a family room, parlor,dining area, and island kitchen.  

This builder pretty much offers it all.  There are not many upgrades needed.

STOP running around like a chicken 

with your head cut off!  

Call me and let's look at the new homes that work for YOU!  

Call/Text: 702-527-8864

The master bathroom upstairs offers a standard separate tub and shower.  Yes, two sinks!

 

Not what you are looking for?  
I can send you others via email - click here.

An attractive option, is a balcony off the master.

The standard features this builder offers are many.  A few to take note of are:

• home automation system;
• radiant roof barrier;
• Low E windows;
• ceiling fan pre-wires;
• 42" raised cabinets in kitchen;
• granite countertops; and
• refrigerator in the kitchen.

Don't wait - call/text  today to go see it!  702-527-8864

Thanks,

Cindy Abel

Broker/Owner

Vegas - Single Story Home - Vegas Pool home on 1/2 Acre - RV Parking - Zones for Horses

Priced at $214,900. This is a steal!  Updated and clean.

Call for showing: 702-527-8864

More details coming soon.  Meanwhile, here is the slideshow:

Las Vegas homes for sale - Providence - HUD home

Las Vegas homes for sale - Providence - HUD home

Located in the Providence master plan (Zip code 89166).  This two story home has four bedrooms and a nice open floorplan.  Clean home with good sized rooms.  All bedrooms are upstairs. It also has a two car attached garage.  Very nice cobblestoned driveway.  Cute entrance area.  Easy access to 95 and 215.  Granite counters and an island kitchen.  Corner lot.

Get a list of homes for sale via email All available and ready for your offer.

Click here.

Details (slideshow is below):

Call for a showing:  702-527-8864

only pre-approved buyers - call me for a lender referral.

• -$138,000
• 1809 Sq.Ft.
• 4 bedrooms
• 2.5 baths
• 2 car attached garage
• corner lot
• 3920 sq. ft. lot
• Fully Fenced Backyard
• clean home 

Search the MLS - 24/7 

Las Vegas Homes: 3.8% Tax on Investment Gains

The National Association of Realtors has put together a booklet discussing the 3.8% tax on investment gains which goes into effect January 1, 2013.

Here is a link to an article: The 3.8% Tax is Not a Real Estate Transfer Tax.
It includes a video.

Here is the link to a brochure showing different scenarios that can occur under the tax.

Cindy

Las Vegas HUD Home for Sale - Gated Community - Mountains Edge - 3 car Garage

Great Las Vegas gated community home.  Located in Mountains Edge (Zip Code 89178).

Details (video is below):  

• Two Story

• Four Bedrooms

• 3200 sq. ft.

• Open kitchen

• Three Car Garage

• List Price: $245,000

Want to see it - call 702-807-3339. 

 If you are financing you must be a pre-approved buyer.  Call me to get your pre-approval.

This is a Las Vegas HUD Home.

DAILY EMAILS WITH NEW HOME LISTINGS! CLICK HERE.

Las Vegas Homes Inventory is Low

Yes, as of right now (5/14/2012 at 2:52 P.M.) only 4747 properties available for sale in the MLS (excludes hi rise and multi dwelling properties).

What does that mean for a Las Vegas home buyer?

Image: stockimages / FreeDigitalPhotos.net

Well, now is not the time to lose your cool. Your energy and time should not be wasted on getting upset or frustrated.  If you have decided you want a home in Vegas then get serious and get moving.

Find a property and make your best possible offer.  Repeat those two steps until you have a property under contract. Find a property and make your best possible offer.  Find a property and make your best possible offer.  Find a property and make your best possible offer. Got it?  Seems pretty easy, right?  Well, some buyers find the property then think and think and think some more.  Then when they are ready to make an offer - oops its gone.  Find a property and make your best possible offer. 

There will be multiple offers.  Don't worry. Keep going and don't stop until you have a contract.

There will be properties you can't see (yes, appt. only or no showings until some auspicious event occurs).  Make an offer subject to inspection.

Don't be afraid to make offers based upon the pictures in the MLS.  You can always withdraw your offer (prior to acceptance) if the property doesn't meet your needs.

Dismissed short sales before?  Lately, short sales haven't been taking that long.  Add short sales to your criteria.  However, even short sales are selling quickly and generating multiple offers.

Make the offer as attractive as you can.  Depending upon your finances there might be things you can do.  Reduce or remove seller contributions towards your closing costs.  Waive the home warranty requirement (you can purchase one after you close).  Cash buyers can close super fast. 

Tweak your criteria.  If your criteria is super narrow consider opening it up a bit.  Lower bedrooms needed or open the area up a little bit. Consider an older home.  Ask your agent if they have any ideas on how to increase the inventory that you can view. 

Stick with one person.  Running all over town talking to five million agents?  Why would any agent spend anytime looking for homes for you?  Serious buyers find an agent and stick with that person. 

I know it is a frustrating time right now.  These are just a few tips on how to increase your chances on getting an offer accepted and your Vegas home into escrow.

Any questions?  Call me at 702-807-3339 (Cindy).

Oh Oh Real Estate Moments: Dealing with Bumps in the Road

You found your home, made the offer and then - oops - the appraisal comes in lower than the agreed purchase price. 

What is a buyer to do???

Don't panic.   Usually this issue is addressed in the purchase agreement.  In the purchase agreement used by most Las Vegas real estate agents there are four things that can happen.

• The seller reduces the price to meet the appraised value.

• The buyer comes out of pocket with the difference between the appraised value and agreed price.

• The buyer and seller meet somewhere in the middle of the appraised value and agreed price.

• The buyer and seller can't agree and the contract is cancelled.  Buyer gets their earnest money deposit refunded.

What I do is send the seller's agent a copy of the appraisal along with an addendum requesting the purchase price be reduced to the appraised value.  Then the negotiations begin. 

The thing to remember is that the seller doesn't have to agree to reduce the purchase price.  In addition, if the seller does agree they could offset the reduced price by reducing closing cost contributions.  Sometimes you will find a seller that doesn't budge.  Then it is up to the buyer to decide: come up with the difference or walk away. 

Also, we can always go to the underwriter if there is a concern about the appraisal and have them dispute it (which generally doesn't go very far, but worth a try anyway). 

Be careful when you sign a purchase agreement to make sure you have not waived your appraisal contingency.  Waiving the appraisal contingency means you agree ahead of time to make up the difference between the appraised price and the purchase agreement.  Your lender will not loan you more than the appraised value of the home.  This type of waiver was common when our market was hot.  I have also seen it a few times lately as well. 

Las Vegas Nevada Real Estate Market Conditions - S Las Vegas

Today, I am looking at the southern portion of the Las Vegas Valley.  Specifically, the zip codes I am focusing on are 89183,89141,89123 and 89139.  I am only looking at single family residential homes (not condos or townhomes).   Here is your snapshot for March 28, 2012.

Search the Las Vegas MLS for property listings.

Zip Code                  Total No. for Sale           Low Price              High Price

89183                                 61                        $58,900                    $749,000

89141                                163                        $75,000                   $9,999,000

89123                                125                         $69,000                    $795,000

89139                                106                         $69,900                 $3,075,500

There is a total of 455 single family residential homes for sale in this area.

• 191 are short sales.

• 71 are bank owned properties.

• 23 are priced at $100,000 or less.

• 31 are priced at $1 million or more.

• 74 are in guard gated communities.

• None are in 55 plus communities (there are no 55 plus in these zip codes).

Thanks.  Remember to call me if you are interested in selling or buying a home in the Las Vegas area.

Cindy

Relevant Recent Posts:
Henderson Nevada Market Report 

Las Vegas Homes - Las Vegas No Registration MLS

Las Vegas Homes - Las Vegas No Registration MLS

Sun City Aliante - 55 plus

 Looking for a Las Vegas Home.  Visit SoManyHomes.com, your Las Vegas homes resource.  There you can search the Las Vegas MLS - no registration needed.

For a more tailored search (and updates) tell me what you are looking for and I will find it for you.  I will send you a list of homes for sale (regular sale, bank owned, short sales, HUD homes) and also keep you updated when a new home comes on the market.

Las Vegas Condos and Las Vegas 55 plus communities are also featured.

Southern Highlands

Las Vegas Flood Zones

Worried about Las Vegas flood zones?  According to a recent story in the Las Vegas Review Journal two new areas have been determined to be in the 100 year flood zone (and will be required to purchase flood insurance):

• Gowan and Rancho
• near Las Vegas Wash (Desert Rose Golf Course)

If you want to determine whether you are in a Las Vegas flood zone click here.  

Looking for Las Vegas homes for sale?  Visit my Las Vegas MLS search or use my Las Vegas Home Finder service.  

Related Posts:
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North Las Vegas Homes: Nob Hill - Zip Code 89031

Nob Hill is located in North Las Vegas in zip code 89031.  Built primarily between 2000 - 2001, this great two story home neighborhood is gated and offers floor plans which range in square footage from approximately 1000 - 1400 sq.ft. with two to four bedrooms.  Each home has an attached two car garage.

The neighborhood offers a play area for the kids, clubhouse, and community pool/spa.  Nice open spaces in the middle of the neighborhood.  

To receive a list of home available in this neighborhood or others use our Las Vegas Home Finder.



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Las Vegas Home Buyers: Be Responsible

Image: Michal Marcol / FreeDigitalPhotos.net

Buying a home is exciting. Often buyers will take much time reviewing listings and viewing homes.  That is the fun part.

However, once the offer documents come out buyers often sit back and get that "I'm just along for the ride" look.

Not a good idea.  

Buyers need to take responsibility for their home purchase.

This means:

• reading all offer, counter offer, and addendum documents (or get a real estate attorney to review);
• attending the home inspection (if possible) and asking the inspector questions;
• reviewing the inspection report and asking for estimates or additional inspections if wanted;
• reviewing all lender documentation and keeping in contact with lender;
• reviewing all documents in general that are involved in the transaction;
• attending the final walk through.

Buyers need to be active participants in the home purchase. The transaction rests in the buyer's hands, not the real estate agent, lender, or title officer.  Buyers need to speak up and ask questions.

Looking for a Las Vegas home?   
Visit our Las Vegas Homes web site to view MLS listings, get listing information via email with our Las Vegas Home Finder, and view pictures of beautiful Las Vegas 55 plus, Las Vegas guard gated, and Las Vegas Condo communities.

Saturday in The Park: Arbors Tennis and Play Park

Is it Saturday already?  Well, I'm working today, but you can enjoy one of our gorgeous parks in town.  Today, we feature Arbors Tennis and Play Park in beautiful Summerlin.

Arbors Tennis and Play Park features lighted tennis courts, host the a local tennis program, nice open green space, and also a great play area, Arborville,  for the kids.

This park is located the Summerlin village known as The Arbors.

Receive a list of homes available in this area by contacting me.


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Surprises Don't Work In Real Estate

Communication is very important in order to get a real estate transaction from the looking at homes stage to closing.  Often, clients are reluctant to share information that they perceive to be "bad" and this can cause tremendous problems in a deal.  Sometimes clients simply neglect to share something because they don't think it is relevant.

As far as I am concerned there is no "bad or irrelevant" news as long as I find out about it right away.  That gives me time to try to find a solution to the issue.

So, if any of the following occur or will occur during our time together please let me know as soon as possible.

Vacation Plans
If you are going to be out of town please make sure that I know and give me your contact numbers where you can be reached while you are away. It never fails, you leave town and I need something signed by you right away.  Not a good time to find out that you are on a cruise and access is limited. 

Search the Las Vegas MLS 24/7

Change in Job Circumstances
You are laid off or your hours are cut back.  Even though you have an approval on your loan don't think that this new situation will not affect you.  Often the underwriter will review your file prior to closing and even make calls to your work place to confirm all information.   

Las Vegas 55 Plus Homes

Illness or Surgery
Accidents or emergencies can happen.  Often these can be stressful and demand your full attention.  Let me know if something is happening in your life that could affect your real estate deal.  We may have to postpone our search or even get you out of the contract until your life calms down.  The more I know about your personal situation the more I am able to help smooth things along with your real estate deal.

Get a list of Las Vegas homes information via email

"Cash" Deals
When you say you are paying cash for a home that means you have the cash in hand.  If the cash is in your retirement account or you need to pull the equity from your home (yes, some people still have equity) that is not cash.  Your account executive or home re-finance person may tell you it will take only days to get the money.  However, the reality is that sometimes days turns into weeks.  Which can leave you in a precarious position when you have to close and funds are not available. 

Too much information doesn't bother me.  I can weed through that and focus on what is important.  Too little information can cause unnecessary stress in your deal and sometimes can put your earnest money deposit in jeopardy.  Don't make the mistake of not telling me something that I need to know.

Thanks everyone!  Hope you have a fantastic week.

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What is this Form? Things You Will Get In The Mail After Closing.

Image: bulldogza / FreeDigitalPhotos.net

You've closed!  Congratulations.  Let the mail begin.

Title Closing Package:
Check the documents you signed at closing to see if you opted to receive this via mail or if you are supposed to pick up the package from the title company office. If it is being mailed, this package should be received within a week of closing.  It will have your final HUD statement and any check for amounts due to you (if any). 

Home Warranty:
Within two weeks of closing you should receive your home warranty booklet.  It will explain what is covered and what is not under your home warranty.  Check with your real estate agent to find out if you have basic covereage or any extras.  You can also pay for any additional coverage on the home that you wish to add.

Homestead Exemption Form:
The number one item I get calls on from clients is the homestead exemption forms sent out by various companies.  These companies, for a fee, will process this for you.  You can easily do this yourself and save some money.  Visit this link to get to the form and instructions on where to send it.

Utility Bills:
Seems pretty basic.  But often people do not get their utility bills and end up having the lights turned off on their home due to non-payment.  If you don't receive a bill within 30 days then contact the utility company and check to see what address they have on file for you.  This has been an issue with my Canadian clients who purchase vacation properties in town. It is best to opt for online statements so you don't miss anything.

Those are the biggies.  You will also be getting tons of solicitations for window coverings and other such home items.  Those will taper off after a month.

Interested in Vegas Real Estate?  Visit our Las Vegas Homes site to search Las Vegas MLS listings, view Las Vegas 55 Plus communities, Las Vegas Condos, and Las Vegas Guard Gated Areas.

Thanks for stopping by!

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Las Vegas Landlord Tax Changes 2011

Image: Filomena Scalise / FreeDigitalPhotos.net

Starting in 2011 all landlords (yes, if you have a tenant that is you) will be required to send 1099s to all vendors the landlord pays more than $600 in the year.  If you get paid rent then you are required to comply with this regulation.

Prior to this change this reporting requirement applied only to property managers.  The change in the definition expanded who is considered as "engaged in a trade or business of renting property" to include "any person receiving rental income from real estate." 


You can read more at Forbes web site.

Interested in Vegas real estate?  

Visit our main site at SoManyHomes.com which features Las Vegas 55 plus communities, Las Vegas guard gated communities, and Las Vegas Condos.  While you are there don't forget to sign up for our Las Vegas Home Finder.  This will send property listings directly to you via email and also provide you with a free private web site to view your home recommendations.

Las Vegas Pictures and Other Home Buying Resources

While it is relatively easy to find listings for Las Vegas homes on the Web, it is not so easy to find the pictures of neighborhoods and areas. 

My goal is to give you that type of information and I wanted to highlight a few places that you can visit to get some more details on areas.

Flickr Vegas Pics Page

I have mentioned these two resources before,Google maps and Bing maps are both fantastic resources to get a feel for an area.  Google give you street views so you can actually look at some streets and Bing gives you the ability to do birds eye views (nice to figure out the elevation on a lot).

I've been posting pics on my Flickr site.  You can see pictures of Las Vegas neighborhoods, Las Vegas 55 plus, and Las Vegas condos.  I'm in the process of adding and organizing these pages so check them often. 

I've also posted pics and neighborhood information on my other web sites: Las Vegas Homes and Las Vegas Real Estate.  

Also, take some time to search this blog.  I am always posting pictures of neighborhoods and shopping areas in order to get you more familiar with our great city.

Thanks for stopping by.  If there is anything that you would like to see on this blog please let me know.

Don't forget to try out our Las Vegas Home Finder service.  We send you emailed home information as it becomes available on the MLS.  Super easy and convenient.

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Patience and Perseverance

Image: Filomena Scalise / FreeDigitalPhotos.net

Today's real estate market will drive you crazy if you let it.  Multiple offers, losing out to cash buyers, and long waits for short sale approvals.

All of this leads to frustration and impatience.

I understand this is personal to you.  It is after all your future home we are trying to find.  However, it will be found.  It might take longer than you expected, but it will happen.

The market is what it is.  Don't use up your energy by worrying or getting angry.

Hang in there.  I'm here to deal with the everyday issues. After all that is my business.

If you are ready to jump into our crazy market and find your home contact me or use my Las Vegas Home Finder to receive house information via email.  I'll help you find the perfect home and give you excellent customer service at the same time.

Cindy
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Fall Home Design

Fall always finds me turning my interest back to home design.  Here are a few interesting videos I found on YouTube.

Still looking for that special Las Vegas place to make your own? Contact me today so we can start your home search.  Feel free to use my Las Vegas Home Finder - give me your criteria and I will email you home information.  Super simple!

Design*Sponge founder Grace Bonney talks about design trends:



I love this video from Etsy showcasing one of their sellers - Domestikate.  Check out her shop, tons of super cool stuff.



Always remember to have fun when you are adding touches to your home.  It should be your comfort zone, not a place that causes you more stress!

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