Las Vegas Real Estate and Community News

Sept. 13, 2016

Susan Anton at Cabaret Jazz in The Smith Center

By David Brownell 

Last weekend, Tiffany and I were invited by close friends Jeff and Susan to come see Susan at the Smith Center. She performed her show on Friday and Saturday nights in the Cabaret Jazz Showroom.

We had seen her perform before at this venue, so we knew we were in for a special night.  And, it was even better than special.  She lit up the room with an eclectic mix of songs from then and now.  And, her band and backup singers with top notch too.

She chose selections from James Brown, Stevie Wonder, The Cure, The Beatles, Crosby, Stills & Nash, and Mike & the Mechanics….so many great ones.  Her version of the Cure’s “Lovesong” was superb.  Truly an enjoyable evening.

Along the way, Susan Anton shared a few of her many great stories of her performing career…. her time performing with George Burns, Kenny Rodgers, Frank Sinatra and more.  She spoke of her child, a Wheaton Terrier named Joe. 

Tiffany and I met Jeff and Susan years ago, early in the morning, at the Willows Park in Summerlin.  They were taking Joe and we were taking Bentley, our first Standard Poodle, out for morning walks and our paths crossed.  We visited for a few minutes each and every day.  And, our dogs played.

That every day meeting in the morning has developed into nights out to dinner or just a gathering for a cup of coffee or glass of wine…. depending….

It’s just a little part of “my” Las Vegas.  To meet two wonderful individuals….so full of energy, so deep in creativity, so interesting.  And, to be able to go out one Friday night in Las Vegas and watch share her passion for life with me…. with Tiffany… with everyone.

 

Sept. 8, 2016

Pardee Homes to Feature a New Home Style in its first Skye Canyon Community - Modern Farmhouse

By David Brownell

The new home styles are a-changing.  Las Vegas architecture, like home design styles in other parts of the country, goes through transitions.  We have seen Tuscan-Mediterranean home styles which were “in” for so many years get replaced by mid-century modern, including traditional farmhouse and desert contemporary exteriors.  Pardee Homes is one of the leaders of these new home style introductions into Las Vegas real estate market.  Read more about one of their featured communities in Skye Canyon, northwest Las Vegas’ newest master planned community that was recently featured in the Las Vegas Review Journal. 

The cookie-cutter look visible in many Las Vegas neighborhoods is getting a makeover, and it’s literally back to the farm. 

Pardee Homes is opening its models in the first phase of Skye Canyon in northwest Las Vegas on Sept. 10. 

What’s getting the attention in its Keystone neighborhood is a modern take on the traditional farmhouse. Earlier this year, Pardee became a Gold Nugget Grand Award winner at the Pacific Coast Builders Conference for its Farmhouse Responsive home. Its Transitional Farmhouse design featured at Keystone was influenced by that design. 

It’s a two-story home that starts at 2,800 square feet and goes up to 3,500 square feet. It has a sharp-angled roof, front balcony, up to five bedrooms and a three-car garage, said Rocky Cochran, vice president of operations for Pardee Homes. 

“This is a traditional farmhouse scene, and it’s taken right of the page of the show homes that we did at the beginning of the year,” Cochran said. 

Prices haven’t been set yet for any of the three styles of homes to be unveiled Sept. 10, but they’re expected to be in the mid-$400,000s, Cochran said. The other two homes are Spanish Contemporary (contemporary desert) and Nevada Living (midcentury modern). 

 

Contact Us for More Information on Keysone at Skye Canyon

 

“We think Pardee brings something really unique to that area that the other current homebuilders don’t have,” Cochran said. “It’s an opportunity of elevating a product level to the higher price point, and that’s where we fit in.” 

Pardee is the fourth homebuilder to open at Skye Canyon, a 1,700-acre master-planned community that will be built in seven phases and have 9,000 homes. In August 2015, Pulte Homes and Woodside Homes debuted their first models. Century Communities did the same in January. 

The midcentury modern home is a single-story with ceilings of either 9 or 12 feet. They will start at 3,000 square feet and have as many as four bedrooms, Cochran said. 

“They are going to resemble homes many of us lived in that would be common in the late 1950s and 1960s. It has that new cutting architecture they call midcentury modern,” Cochran said. 

The third plan is desert contemporary with arches at the entry and ceilings of 9 or 12 feet, Cochran said. They start at 2,800 square feet and have four bedrooms or three bedrooms and a den. 

Pardee has 177 lots in its opening phase, and a group of six homes will close by the end of the year. The lot sizes measure 60-by-115-feet or 60-by-120-feet, Cochran said. 

“We’re pretty excited,” Cochran said. “This will hit a big target market. Millennials in their 30s are looking for something at the higher end of the production market, and we think the product will be a good success.” 

Skye Canyon is a master-planned community developed by Olympia Cos, which also created Southern Highlands, along with Stonehill Capital Management and Spectrum Group Management LLC. 

 

View Floorplans, Pictures and Community Details
 of Teton Cliffs at Skye Canyon

 

Olympia refers to the development as a “basecamp for the great outdoors” with a” fusion of healthy lifestyles and outdoor activity.” Skye Canyon Park is the centerpiece, and it has an 8,100-square-foot rustic contemporary community center with a coffee and wine bar and outdoor patio, fireplace, fire pits and interactive home finding tools.

There’s a health club for residents called Skye Fitness that includes a Junior Olympic swimming pool. 

Staci White, director of architecture for Olympia Cos., said 69 homes have closed in Skye Canyon so far and 750 homes will be built in the first phase. Ground will be broken in the fourth quarter on the infrastructure of the second phase that has 1,200 homes. Builders will have homes up by the late third quarter of 2017.

White said it’s exciting to see Pardee open its neighborhood in Skye Canyon, which she calls a community of outdoor living with its trails and parks. 

“The Pardee plans are conducive to outdoor living space and incorporate courtyards and patio covers and interesting features that draw the outdoors in and indoors out to create a dynamic interaction.” 

The new models will appeal to those looking for homes that are more fresh and contemporary yet have a traditional feeling, White said. That could inspire other Las Vegas builders to update their models as well, she said.

“Pardee has done a wonderful job of being innovative and thinking outside the box,” White said. “Everybody in Vegas is familiar with the same old stucco house and tile roof. You can’t distinguish one builder from the next when you drive down the street. 

Pardee has some creative designs, and their architectural team has captured new colors and new uses of building materials on the exterior.” 

Source: Las Vegas Review-Journal

Sept. 5, 2016

Top Things the Best Real Estate Agents Should be Discussing with You

By Dorthy Sierra

Throughout our research, we found this article “Five Things Real Estate Agents Won't Tell You” on Forbes.com. I felt that Mr. Gerber or someone he knows may have had some bad real estate experiences so I thought I would address some of his comments.

 

Summary: Five Things Real Estate Agents Won't Tell You

1. Your home is not an investment.

2. Sale contracts do not offer ironclad protections.

3. Home inspectors are not always impartial

4. Commissions are negotiable

5. You may hate your neighbors

Source: Forbes.com 

 

The average person interviews only one agent and usually the first one they meet is the one they hire. OR, If the agent has been referred by someone the buyer or seller know and trust, the interview process usually doesn’t exist at all.  And that my friends, is the miss.  The best Real Estate Agents should and will discuss all five of the points that Mr. Gerber points out with any client.  

Show me a sales contract that offers ironclad protection, I find it doubtful one exists.  Most brokerages do have disclosure forms and/or addendums that protect the sellers from future attempts to “claw back money” but even signed, a buyer can still seek judgment if they were wronged.  On the same note, as a Realtor, I would never ask my client (buyer or seller) to waive their future rights away. 

The best Real Estate Agent will want their client to know the condition of the home being purchasing.  A home inspection is not an opportunity to nickel & dime each other but the opportunity to know what a buyer is buying or what a seller is selling. (Sometimes the seller doesn’t even know).  This is a point in the transaction where the negotiating skills on both sides, for both buyer and seller, will be demonstrated to create a win for all parties.  

A top Real Estate Agent will also happily share their list of licensed home inspectors to choose from or help you hire your own.  It would be an ethical violation to use vendors who are biased or to “incentify” ANY party to the transaction.  Regarding agents offering a “generous lump sum” to cover required maintenance sounds like another ethical violation.

"The best Real Estate Agents will sit down with you
to discuss your needs and wants."

The best Real Estate Agents will sit down with you to discuss your needs and wants.  Most of the Real Estate Agents I know and work with have the conversation about meeting neighbors.  Neighbors are a huge part of the end goal of buying a home and should be part of the buyer’s due diligence period.  We also discuss expectations throughout the process, which includes topics like commissions being negotiable and whether your home is an investment or not.  

The most important aspect to the home buying or selling process is to protect and promote you, the client.  As Mr. Gerber stated, a home is one of the most significant financial decisions of your life.  So treat it as such, interview your prospective Real Estate Agent and consult with more than one to find the best Real Estate Agent for your needs.  I may not be an investment advisor but I do know that Return is measured by the relative investment’s cost.  As a Realtor, I do hold a fiduciary duty to my clients and I do not take that responsibility lightly.  A home is an investment in life, the return cannot be measured financially alone.

If you have any questions on what to ask your prospective real estate agent, please feel free to contact me I would be happy to help!

 

Sept. 2, 2016

Las Vegas Home Prices: Have they risen too high to buy or sell?

By Christopher Hahn

Well, the Review Journal has said it, “Las Vegas home prices have furthest climb to regain peak.”  What does this mean for you?  A personal analysis has shown that Las Vegas home prices reflect well on the Case-Shiller Indices for value which provides support, along with this article, that we are still in a good time to buy.  Further analysis indicates that the Las Vegas market has only 2.6 months of inventory (July 2016, GLVAR MLS), with a steadier market being closer to 4-6 months of inventory, providing that now could also be a great time to sell as sellers could get more than the market value while still remaining of a good value for buyers.  To support this, the article also refers to “Las Vegas being the fourth-best metro area in the country for homeowners.” Check it out now:  

Las Vegas home prices have bounced back in recent years, but Southern Nevada’s recovery has the longest way to go in the country, a new report shows.

Mortgage-data site HSH.com this week said Las Vegas-area home prices would need to rise 44 percent of current value to regain peak.

 

To find out if now if the right time for YOU to buy or sell,
Click to contact us for a personal consultation.

 

That was the widest gap among the 100 metro areas listed in the report, surpassing other boom-and-bust cities including Riverside, California, would take 29.2 percent to regain the peak; Orlando, Florida, would take 25.6 percent to regain the peak; and Phoenix, would take 17.1 percent to regain the peak.

Denver has recovered the most, with prices 53.6 percent above their prior peak, HSH said.

Las Vegas was a poster child for America’s housing boom and bust, and its ranking underscores how bloated prices became last decade, how badly they collapsed when the bubble burst, and how the market overall isn’t moving nearly as fast as it used to — which might be a good thing, given how badly the go-go years ended.

“It is important to note that many markets, even the 10 that have recovered the least, have made significant price recoveries since hitting their bottom values,” the HSH report, released Tuesday, said. “However, home prices in areas like Las Vegas may have been inflated to such a degree that even when they return to a ‘normal’ value, they may still be well below their previous price peak.”

For the full story, visit: http://www.reviewjournal.com/business/housing/las-vegas-home-prices-have-furthest-climb-regain-peak

Source: Las Vegas Review-Journal 

Aug. 31, 2016

Retired Military Veteran certified to meet the housing needs of military personnel in Las Vegas

Las Vegas, Nev. - August 31, 2016 - David Brownell Team of Keller Williams Realty Southwest is proud to announce that Pat Abbott, U.S. Air Force, CMSgt (ret), has earned the nationally recognized Military Relocation Professional (MRP) Certification from the National Association of Realtors. This certification is awarded to Realtors® who help military personnel, veterans and their families find housing that lets them make the best use of their benefits and serves the unique needs of military life. This designation requires training on the VA Home Loan process and the unique needs of the military home buyer.

Now one of only 126 Realtors® awarded this certification in the Las Vegas, Nevada area, Pat Abbott is uniquely suited to the needs and wants of military personnel and their families. Pat’s family moved 15 times during his military career ultimately returning to Las Vegas, Nevada. 

About David Brownell Team

Since 1996, the David Brownell Team has been dedicated to providing high quality and trustworthy real estate services to their clients in order to build strong, lasting, lifelong relationships like one would have with their accountant or doctor. This Keller Williams Realty Southwest team has received numerous recognitions and awards including both locally and from Keller Williams International.

David Brownell Team has a diverse team of Real Estate Consultants with a variety of buyer and seller specialties who are dedicated to knowing their local market and learning the latest industry trends. A majority of the team’s business is from referrals from previous clients and other agents around the country.

About the Principal of David Brownell Team

David Brownell has been selling real estate in Las Vegas since the late 1990s. Standing out as a leader in residential real estate he has guided a successful team of Realtors for over 10 years. David has earned e-Pro, IMSD and CDPE certifications and has served on the board of GLVAR (2013-14). Throughout his career David has been dedicated to treating clients with the utmost care and respect and mentoring Realtors on his team to do the same.

For additional information contact:

David Brownell Team, 9506 West Flamingo Road, Suite 100, Las Vegas, Nevada 89147

702-220-9696

 

Aug. 28, 2016

Growth of Pet Friendly Condos and Amenities in Las Vegas

By David Brownell

Take a trip to Aspen, Colorado, Austin, Texas or Vancouver, British Columbia and you will find pet friendly amenities at every turn.  From pet friendly restaurants to water bowls and treats available at local retailers, some cities are better than others at accommodating our four-legged companions.  Las Vegas seems to be “coming around” and I am seeing I am seeing more restaurants that are “pet friendly.”  One in particular, Lazy Dog Café, in Downtown Summerlin, offers a “pet friendly” menu.  Dogs are welcomed to the restaurant's outdoor patio area as long as they are appropriately behaved.  Here is an article about how high rise towers around the city are also becoming more pet conscious:

Tired of suburbia, Christine Carlson made the leap to high-rise condo living earlier this year.

“I was thinking of high rise-living for the last couple of years,” said Carlson, who moved into the Ogden in February. “Just seemed like a more streamlined way of life.”

One challenge to the move came in the form of Lord Fitzgerald — commonly known as Fitz — her 15-month-old Weimaraner. Ninety pounds of “pure love,” Fitz wasn’t accustomed to their new urban lifestyle.

“They are hunting dogs,” Carlson said. “They need to be busy.”

Carlson had to find urban outlets for Fitz beyond the small dog run located on the lower level of the building.

“I had to set up things in my life to make it work for him,” Carlson said, who developed a tight schedule to better meet Fitz’s needs, including working from home part time and daily exercise. “I really think it’s being consistent with them so they know they have a routine. I feel that is what saved me.”

Carlson and Fritz are part of a growing trend of urban residents with dogs changing the way people live in cities across the country.

 

Click to View Downtown Las Vegas Pet Friendly Condos for Sale

 

According to a 2015 American Pet Products Association survey, 79.7 million (out of a total 124.6 million) American households have pets, with just over 54 million of those accounting for 77.8 million canine companions. Considering that the 2010 U.S. Census reported that the nation’s urban population increased by 12.1 percent between 2000 and 2010, suggests that more of our nation’s canines are becoming urbanized.

Ed McMahon, Senior Fellow at the Urban Land Institute in Washington DC, said due to the increase in renters (38 million according to the National Multifamily Housing Council) developers have become more pet-friendly over the past decade.

“Twenty years ago, most apartments prohibited pets, but allowed smoking,” McMahon said. “Today, it is just the opposite. Many apartment buildings today allow pets and virtually all prohibit smoking.”

As part of this new pet-friendly environment, developers are incorporating amenities such as dog parks and washing stations.

“A few even have dog-walking services, pet groomers and agility stations in the building,” McMahon said of pet amenities offered nationally. “Other building managers sponsor pet-friendly events like pet-friendly cookouts.”

One Las Vegas, south of the Strip on Las Vegas Boulevard, held a Halloween doggie parade through the lobby of the complex last year.

For the full story, visit: http://www.reviewjournal.com/real-estate-millions/las-vegas-high-rises-offer-pet-amenities

Las Vegas High Rise Pet Requirements:

• One Las Vegas, 8255 S Las Vegas Blvd: Two pets are allowed. No restriction on weight or breed. There are two enclosed areas; one about 930 square feet, offers agility equipment; the other has 1,100 square feet. A third area, not enclosed is 2,545 square feet.

• One Queensridge Place, 9103 Alta Drive: Pets are allowed. There are no restrictions on number of pets and no weight restrictions. Pit bull and pit bull mixes are restricted. There is a dog park on-site. All pets have to use the service elevator. No on-site grooming and no pet accommodations

• Park Towers, 1 Hughes Center Drive: No pet restrictions on number or weight. If you cannot carry your pet, must walk the pet through certain areas and only use the service elevator. No dog park on-site. A grass patch across from the valet is designated for pets.

• Sky Las Vegas, 2700 Las Vegas Blvd South: Two dogs are allowed with the combined weight of 80 pounds. Pit bulls and pit bull mixes are restricted. There is one dog park on-site.

• Mandarin Oriental, 3752 S Las Vegas Blvd.: Two dogs are allowed with the combined 60 pounds max. Pit bulls and pit bull mixes are restricted. There is one dog park on-site.

The Ogden, 150 N Las Vegas Blvd.: There are no weight restrictions or max pets per unit. There is an enclosed dog run on-site. It is located two blocks away from the Hydrant Club, in downtown Las Vegas.

• Veer Towers, 3722 S Las Vegas Blvd.: Two pets up to 80 pounds are allowed. Breed restrictions include American bulldogs, Mastiffs, wolfdogs, Boerboels, Dogo Argentino, Presa Canario, Fila Brasileiro, Japanese Tosa Inu, American Pit Bull Terrier, pit bulls, Dobermans, Rottweiler's and mixes of the above listed breeds. There is a dog park on-site.

• Platinum Hotel, 211 E Flamingo Road: Dogs up to 40 pounds combined weight for two dogs allowed, no breed restrictions. Owners are given dog bowls and complimentary wet dog food, there is a restroom area but not a dog park.

• Allure Las Vegas, 200 W. Sahara Ave.: No weight limit, max two dogs per unit allowed. Pit bull and pit bull mixes are restricted. There are two dog parks on site.

• Turnberry Towers, 222 Karen Ave.: No breed restrictions. Two dogs allowed up to 80 pound maximum. There isone dog park on site.

• Turnberry Place, 2747 Paradise Road: Two pets max, arrange weight of 80 pounds. One dog park on-site.

• Panorama Towers, 4525 Dean Martin Drive: Two pets per unit up to 50 pounds allowed. Two dog parks on-site — one for each tower.

• The Martin, 4471 Dean Martin Drive: Pet must be registered and have a copy of a photo. One dog park on-site.

Newport Lofts, 200 Hoover Ave.: Pets are allowed but there are no pet amenities.

Soho Lofts, 900 S. Las Vegas Blvd: Pets are allowed with no pet amenities offered.

Source: Las Vegas Review-Journal 

 

Click to View Summerlin Pet Friendly Condos for Sale

 

Aug. 24, 2016

List of National Parks Near Las Vegas

By Brea Silva

Living in Las Vegas is not all gambling and laying by the pool, we have a number of national parks near Las Vegas that residents and visitors alike can enjoy. In celebration of the National Park Services 100th Birthday lets discover many of the National Parks that are only a day trip from Las Vegas. We encourage you to go discover what this diverse and beautiful area has to offer and find your park!

Tule Springs by: AlishaV. Licensed under the terms of the cc-by-2.0

1. Tule Springs Fossil Beds National Monument - 18 miles  

This little known Las Vegas area park is an oasis for the summer heat of Las Vegas and is home to a variety of fossils, plant and animals. This day park is great all year long for horseback riding (bring your own), hiking and photography.

Horse Property for Sale near
Tule Springs Fossil Beds National Monument

2. Lake Mead National Recreation Area - 30 miles

For those looking for some water fun, this park is your best bet to make a splash near Las Vegas. Enjoy the water by fishing, boating, kayaking, canoeing, swimming and even scuba diving.  (who would have thought!) Not a fan of the water? That’s ok there is plenty more to discover at the Las Vegas area National Park.

 Homes for Sale with Lake View
near Lake Mead National Recreation Area

3. Death Valley National Park - 142 miles

Yes Las Vegas can get hot but the hottest National Park is just a stones throw from Las Vegas and can’t be missed! There are a number of outdoor and indoor activities as well as guided tours.

4. Zion National Park - 160 miles  

Utah’s first National Park is enjoyed by many Las Vegans looking for some outdoor enjoyment. This park is especially great for kids and has a free ranger program for children 4 and up!  

5. Joshua Tree National Park - 187 miles

A park for a tree? Yes, and this immense desert park features ecosystems that contrast the hotter Death Valley National Park. Activities abound including rock climbing, geology tours and mountain biking

6. Bryce Canyon National Park - 260 miles  

One of the farthest parks on our list, this area is more than just a skiing destination! This national park hosts a variety of nighttime and astronomy programs that will make you want to stay overnight in this colorful sandstone park. 

7. Grand Canyon National Park - 260 miles  

Finally, we can’t forget this classic Las Vegas day trip and one of the Seven Wonders of the Natural World.  I mean how many people can say they have that practically in their backyard. If you haven’t been go… Go right NOW! There is just nothing else I need to say.

Pick one and head out this weekend to enjoy the great National Parks located just a short drive from Las Vegas, Nevada! Some maybe wondering “What about Red Rock Canyon or the Valley of Fire? Why are they not on the list?” These classic Las Vegas area parks are also a great place to go out and explore! But they are managed by the BLM (Red Rock) and State of Nevada (Valley of Fire). 

Get out in to nature and enjoy your park!

Strip View Homes for Sale near Red Rock Canyon

Aug. 23, 2016

Is There Another Real Estate Bubble Coming in Las Vegas?

With all the chatter about the Vancouver (CAN) real estate “bubble” getting ready to burst, and the fact that certain cities have been identified as having overvalued real estate markets including Reno (NV), Austin (TX), Boise (ID), and Bend (OR) to list a few, we have been spending some time in our “war room” studying the current state of Las Vegas real estate market.  Stable?  Another Bubble?  Future Growth?  During our research and analysis phase, we have come across a few great reads.  This Washington Post article is one we felt worthy of sharing.  Here are some mentions about the Las Vegas real estate market:Las Vegas Real Estate

"Miami, Las Vegas, and parts of Arizona and California, all poster children for the real estate bust that began in 2006, are now seeing gains that far outpace the national average, according to the National Association of Realtors.

A decade after becoming the epicenter of the crash, Miami’s property market is seeing the highest price jumps since 2006 — the peak of its last housing boom. Steadily rising home prices in Las Vegas in the past few years are bolstering that market’s high-end sector, with sales of homes priced at more than $1 million nearly doubling in 2015 compared with the previous year, according to data from the research firm CoreLogic. And in Phoenix, which endured one of the hardest crashes during the recession, homeowners who sold their properties in March saw a 29 percent gain on average, according to RealtyTrac, a California company that tracks housing sales. Home prices in Phoenix rose 12 percent year over year in June, RealtyTrac data show."

"In Las Vegas, where housing prices fell more than 60 percent from mid-2006 to 2012, prices have seen double-digit gains in the past three years, says Scott Beaudry, president for the Greater Las Vegas Association of Realtors. Though the pace of sales has slowed a bit this year, he says, fewer speculators and a less robust building pace are driving the market higher but at a much more moderate pace."

Click to read the entire article at Washington Post: Areas hit hardest by the real estate bust are now seeing the highest gains

Sept. 9, 2015

Unwind Outside: Our favorite outdoor happy hour spots

There are few things I love as much as fall in Las Vegas. With the official end of summer comes a few major perks (like the ability to touch your steering wheel when you first get in your car), but my all-time favorite has to be the fact that the nights cool down enough for you to enjoy an evening meal and some cocktails outside. Today, I wanted to share with you some of my team’s favorite happy hour spots around town to have a brew or two (or three) outside.

 

DTLV:

Park on Fremont is a favorite among clients of mine. They offer two outdoor seating areas--one is right up front and the other is tucked away behind the restaurant. The patio out back is surrounded by tons of mature vegetation and string lights, so you almost forget you’re in downtown Las Vegas. There’s even a hidden teeter-totter (try to find it next time you’re there) that gets more and more tempting as the drinks flow.

 

 

Park offers happy hour Monday-Friday from 4-7 and Monday-Thursday from 11-close. Their garbage fries and chicken bar bites (complete with a corn-flake crust) are amazing, albeit not the healthiest options (if you want some healthy dining options in the Valley, check out our post on Healthy Living in LV). They also offer a happy hour brunch on the weekends where, for $20, you can get a carafe of OJ and a bottle of champagne. Yes, please. While downtown living isn’t for everyone, I always think about how great it would be to be able to walk from a place like Park (after a few beers) to your house. If big-city life is something you’re up for, check out these available units at The Ogden (literally a 30-second walk from Park).

 

Summerlin:

Tivoli Village in Summerlin has a few solid options for outdoor happy-hour dining, but one I hear a lot about is Social Bistro & Wine Bar. It has a great little patio right along the side of the restaurant that’s usually pretty quiet (great for a date night). The gate that separates you from the main walkway is covered in greenery, so you have a decent wall between you and the shoppers, giving it a secluded feel, even though it’s part of an outdoor mall. They offer happy hour--appropriately deemed social hour--from 4-6 every day. Deals include half-priced beer, wine and specialty cocktails and half-priced sliders, ahi-tuna stacks and flatbreads (the brie and fig flatbread is unbelievable).

 

 

Summerlin, as I’ve talked about before, is one of my favorite spots for real estate in the entire Valley. Aside from all of the dining options in Tivoli Village, there’s Boca Park (Kona Grill has a great outdoor seating area) and all of the great new restaurants going in at the entrance to Red Rock Casino (Mercadito and Hearthstone are delicious and both offer patio seating). If you’re interested in making a move to Summerlin, check out this list of homes for under $500k in the area (all of which are at least 1,750 square feet and were built in 2012 or later).


That’s what I’ve rounded up for you today. Let me know if I missed any of your favorite spots around town and, next time you’re at Park, have one of their famous Bloody Marys and hop on the teeter-totter for me.

Sept. 3, 2015

Gated Communities: A Break Down

 

 

 

Today, I will address a topic that clients and friends ask me about regularly--gated communities. There are obvious additional benefits to living in a gated community (they can be much safer, the aesthetic is usually nicer, they’re a practical alternative to medieval moats, the list goes on), but with additional benefits come additional costs. Let's break down of the main types of gated communities and talk a little bit about what each offers.

 

Two types of gated communities exist in Las Vegas--gated and guard gated. The difference between the two is pretty self-explanatory: gated communities offer a gate accessible by a code or a remote control, while guard gated communities have the added benefit of a person situated in a guard house, greeting each guest, checking IDs, etc.

 

The main benefit of living in a guard-gated community is that it prevents “piggybacking” (cars trailing behind an initial car once the gate opens). Only those who are 'authorized' to go past the guard gate will be permitted inside the community. The landscape and aesthetic appeal of the entrances of guard-gated communities also tends to be nicer than that of gated communities without a guard house. (How can anyone forget the iron-horse-laden entrances to Queensridge North & South?)

 

For some home buyers, the added security (and possibility of giant horse statues greeting you) is a huge bonus--for others, it isn’t a necessity. That all really depends on personal preference. Keep in mind though, that HOA fees in a guard-gated community are going to be higher than in their gated counterparts--you’re helping to cover the cost of the guards’ wages and additional security. On the flip side of the increased HOA fees, is the fact that both gated and guard-gated communities generally command a higher price in the real estate market than similarly sized homes in non-gated communities.

 

One thing people frequently ask me when it comes to gated vs non-gated communities is which I prefer. I have lived in both gated and non-gated communities in my twenty years in Las Vegas, and I have to say it isn’t a necessity for me to be in a gated community. We tend to choose homes that fit our needs and wants first and foremost, and then welcome the added benefits of a gate if it happens to be part of the package. Gated communities definitely aren’t something I seek out when searching for a home,though I do have clients who prefer to do so.

 

As far as price goes, gated communities really run the gamut—from the low $100,000s’ (condos and townhomes) to multi-million dollar estates in (super swanky) communities. I’ve compiled some custom databases below for you to search based on price range. Happy hunting!

 

Search Gated $100,000-$200,000

 

Search Gated $200,000-$300,000

 

Search Gated $300,000-$500,000

 

Search Gated $500,000-$750,000

 

Search Gated $750,000-$1million

  

Search Gated >$1million