Panorama Towers - All Set for Occupation

Panorama Towers started sale almost three years ago on Industrial Road, which has since been renamed Dean Martin Drive. The first tower is nearly 90 per cent complete and the $400 million Panorama Towers has been witness to rocketing prices in the past three years. The developers say that steel prices have doubled and concrete has gone from $80 to $122 a cubic yard. Despite the high cost of construction, they have been able to manage because they spent virtually no money on sales and marketing. The building was sold out in no time at all, mostly by word of mouth.

The first 33-story, 308-unit tower should open in July after it undergoes fire and life safety testing in May. It is about six months behind the schedule. In the meantime high-rise prices have gone sky high, increasing 70 percent from first quarter 2004. The first two Panorama Towers, which were sold at an average of $450 a square foot, are in great demand. Buyers are willing to pay top dollar for resale units in the first tower at the rate of about $750 a square foot. It seems difficult to believe that Metropolis, the first to be completed in December among this new wave of high-rise luxury towers sold at an initial price of as little as $265 a square foot. Admittedly that was way too low but the current resale price for Panorama Towers is definitely over the top!

The aqua blue trimmed Panorama Towers soar over 400 feet above the Las Vegas Strip. They are meant to be the last word in luxury, elegance and sophistication. Every unit has spectacular views of LasVegas all the way to the Red Rock Mountains. They will feature in world class restaurants and the finest in shows and entertainment. The magnificent kitchens, baths, and floor plans of the luxury units make it truly unique. Each residence will be furnished like a penthouse and befit the hype built around it. The twin second tower has been topped off and is scheduled for completion in January 2007. A ground-breaking party for Tower three was held recently with celebrity resident Pamela Anderson acting as the hostess. The price for Tower Three is, needless to say, much more than what was quoted initially for first two towers. Tower Three is priced from $550 to $600 a square foot.

There are people who are paying this kind of money for luxury units in high rises in the heart of Las Vegas, right in the middle of all the action. People who are paying $750 a square foot are obviously coming here because they want a hassle-free lifestyle. Most of them are rich Californians or foreigners and people from New York and Chicago. They are certainly not looking for the life style associated a house in a gated community or resort or a villa near a golf course. They want to be in Las Vegas but a quiet life is definitely not the reason.

Condominium Conversions - Need of the Hour

Property prices may have stabilized for homes in Las Vegas to a large extent. But the demand for Condominiums and condominium conversions in the city are still high, even though the housing market in general may have cooled. There are fewer condo units available than there a demand for and developers like SunVest have already sold 400 to 500 units in Las Vegas.

SunVest bought Traverse Point apartments near the Las Vegas Beltway and Stephanie Street for $40 million last year and is converting the block to condos starting in the mid-$100,000s for one bedroom units. This is their latest project after Latigo at Silverado Ranch, Desert Shores Villas and Southgate condominiums, which is in the closeout phase of sales. SunVest is ready to start marketing the Pinehurst condo conversion in southwest Las Vegas Valley and plans to build two condo towers at 601 E. Fremont Street. Zoning for the first 255-unit tower has been approved. The problems with building new apartments economically in the valley still exist.

Demand outstrips supply for median priced units and the ever escalating land and construction costs have deterred developers from building new apartments here. The prices of existing apartment prices have also shot up to $140,000 and $150,000 a unit. This makes difficult for owners to make a profit at current rental rates. Sometimes even condo conversions do not become economically viable. A lot depends on the area and how far the market can be pushed. Properties with the best potential for conversion to condos have probably already been identified. A profitable conversion which ended up in a win-win situation for all involved was Eagle Real Estate Group’s conversion of the Camden Harbor apartments at 9000 Las Vegas Blvd. South into Sedona on the Boulevard condos.

Eagle purchased the 560-unit apartment community in January 2005 and had enough sales by September to pay off the lender and return all investor equity. Nearly all of the units at Sedona have been sold with prices ranging from $168,000 to $325,000. Condominiums in eight floor plans at Sedona, a resort-style community, just south of Mandalay Bay has three designs with one bedroom and one bath each and three others offering two bedrooms and two baths each. Two three-bedroom, two-bath designs were also available. The homes have such features as private patios, nine-foot-high ceilings, oversized Roman/garden tubs and laundry rooms with full-size washer/dryers. No wonder then that they are so popular!

The rise in median home prices and construction costs makes condo conversions the best value based on price per square foot. Sedona on the Boulevard sold at roughly $200 a square foot in a neighborhood where newly built Park Avenue and Manhattan condos were priced from $350 to $400 a square foot. The median price of all condos continues to rise but condo conversions will continue to be a more feasible option for people looking to buy their own place at a median price. The value provided by conversions makes them more attractive to many buyers.

Eaglecrest – A New Opportunity

Las Vegas and Henderson are among the fastest growing cities in the country. New housing projects including master-planned communities and numerous housing options mushroom very day, offering buyers and investors a wide choice of possibilities. People have different priorities when it comes to selecting the type of home they want to buy or even rent and these are based on many factors, including age, professional needs, family requirements and whether it is to be a home to live in all the time or a second home.

Henderson provides an outstanding quality of life and is less crowded than Las Vegas. There are plenty of opportunities for outdoor recreation and the spectacular mountains have become synonymous with the city. The Lake Mead Recreational Area is also close by and of course the attractions of Las Vegas and the strip are a short drive away. Henderson is the only full-service city in Southern Nevada, with its dedicated police, fire and utility services for its residents.
There is now a different kind of choice being offered for those looking for an opportunity to live in a neighborhood surrounded by spectacular views of the mountains and Las Vegas. Eaglecrest is a new development of townhomes that has opened recently for sales in Henderson. The community has an attractive layout that reminds you of an oasis in the desert. The lush palm tree-lined entrance that leads to the pool, spa, and picnic and play areas gives the place a resort like ambience.

Each home is a unit designed like a townhome and has a living room, a dining room, a laundry area, and a kitchen and bar area. The standard plan has two bedrooms and the master suite provides a walk-in closet and a private balcony. The USP the builders are trying to promote are the lofts that provide views of the mountain and Las Vegas city. The townhomes offer the experience of loft living that can be used as an office, a media room, and a family room or a third bedroom. It really is up to the home owner to utilize this attractive space for his or her specific needs and taste.

Each residence also comes with an attached two car garage. These ready to be built townhomes are priced from the mid-$200,000s. The builders, National Heritage seem to be new to the region and one does not have much information on their work or track record. One can have a look at the site and get a feel of things if one is interested. Take U.S. Highway 95 south to Horizon Drive and exit right, then turn right on Horizon Ridge Parkway and follow the signs.
Living in Henderson for those who wish to relocate makes economic sense. Henderson Residents do not pay personal income tax, corporate tax, inheritance tax, estate and/or gift tax, and the property taxes are low. Nevada has the third lowest tax burden in the nation. Employment opportunities are plenty as Henderson has attracted numerous businesses.

Huntington – As You Like It

KB Home's Huntington subdivision, located in the southwestern Las Vegas Valley, is just minutes from I-215, McCarran Airport and The Strip. The location and the reputation of the builders have made this an increasingly popular development. There are several series at Huntington varying in size and amenities. Manchester according to KB Homes has received many inquiries and has become one of the community's most sought after collections. Others are the popular Liberty, Villas, Buckingham series and its most spacious floor plans, the Essex collection.

All homes at Huntington are Water Smart and Energy Star compliant. The charm of selecting a home with KB Homes is that one can use their Home Design Studios to customize one’s home. You can select your favorite flooring, cabinets, appliances, lighting, countertops and whatever else you fancy. You have a choice of trusted brand names so the confidence is greater as you know what you will get. It also means you pay for everything you want, and do not pay for what you do not want.

The KB Home Studio will offer you the services of personal design consultants to help you design and plan the details of your home from start to finish. Once you have made your selection you can be assured that all the work will be completed and changes incorporated during construction. You will have the pleasure of moving into a completely finished home, built just the way you want. Further, you have the choice of including the cost of options your mortgage. There are no hidden costs and the option prices include tax, delivery and installation.

Manchester at Huntington is available in eight different floor plans and options that really make it easy to personalize the homes to each family The sizes range from nearly 1500 square feet to a little more than 2,500 square feet in one- and two-story designs, and feature two-car garages. The homes are priced from the low $300,000s.

Models are ready for viewing and include the 1,725 square foot Salford with four bedrooms, the 2,000 square foot Chester with three bedrooms, a den and a loft and the largest 2,500 square foot Ashbury with four to six bedrooms plus a family room. The subdivision's home series Liberty at Huntington offers eight two-story floor plans, ranging from nearly 1300 to 1,600 square feet with three or four bedrooms and a one-car garage. Don’t you love their Oh! So British names!

The elegant Villas at Huntington have six beautiful floor plans in two story homes ranging from 1500 to 1800 square feet. Most homes have three bedrooms with walk in closets, pantries and island kitchen. Prices range from mid to high 200,000s.

The community is just minutes from recreation and Red Rock, and residents are also close to shopping, restaurants and entertainment. New schools are emerging in the area and it appears as if Huntington in the southwest is destined to be a premier home destination.

La Paz Estate - Whose Story is it anyway?

La Paz Estate by StoryBook Homes had a grand opening a few weeks ago and the developers seem determined to stay in the news. The latest rather charming addition to their story about La Paz Estates is that they have named each floor plan of this new community in south east Las Vegas after famous authors. Among the names for the floor plans are Maya Angelou, Mark Twain, David Thoreau, Walt Whitman, Louisa May Alcott and Edith Wharton. The first five are two-story homes that range from over thirteen hundred square feet to over sixteen hundred square feet. According to the plans the houses have two to four bedrooms and two or 2 1/2 baths.

The houses in La Paz Estate are charming two-story detached homes within a gated community and conveniently located close by shopping, dining and entertainment. The builders have taken care to design each floor plan to include cozy living spaces for families with lofts, retreats and decent sized bedrooms that allow each member of the family to find a personal space where they can read, write, study or just relax..

Several thoughtful amenities of the La Paz Estate model homes make them a cut above the rest. Highlights include gas ovens and ranges, recessed lighting, double sinks, and designer color schemes. The kitchens are thoughtfully designed with conveniences like walk-in pantries and breakfast bars. Every plan offers numerous options making the homes personalized for the owner’s specific needs. One can avail of different options such as lofts, bonus rooms, game rooms and home theaters. Every home has its own special feature of note.

The developers, StoryBook Homes are particular to differentiate the quality of homes they have planned and their attention to detail. They certainly want to reassure the buyers that the facilities and quality offered are worthy of detached homes and not what are seen in condominiums or town homes. They take pride in the high quality details they have included like bullnose rounded corners, finished garage interiors and select oak cabinetry.

Each design has its USP and since they seem to be almost the same size, perhaps this feature will tilt the scale in favor of a particular plan. The almost 1,500 square feet Twain model has a storage pantry. The 1,400 square foot Thoreau model has a linen storage cabinet that extends under the stairwell on the main level and a second linen storage closet on the second level landing. A smart touch in these homes as seen in the model are the nicely spaced, decorative accent windows that look smart and give the house a light and bright atmosphere.

The Whitman model home is little more spacious at 1,550 square feet and is highlighted by a main level bedroom and full bath. There is also a coat closet that extends under the stairwell for really great extra storage. The Alcott model features a charming side-door entry and spacious great-room living area.

The recently introduced Wharton which is the sixth floor plan named after Edith Wharton is a three story design which offers the flexibility of building a home with two to four bedrooms and 2 1/2 to 3 1/2 baths. The floor plan is priced from $280,000 during its pre-construction phase.

Downtown Boom –Will it Fulfill the Vision?

The winds of change in downtown Las Vegas have themselves run into stormy weather. The first high-rise condominium tower here is not quite ready yet but there is opposition to total revamping of the neighborhood. John S. Park, which is a community of single-family homes, many of which were built in the 1930s, with tree-lined streets, has urged the Las Vegas city council to limit the height of buildings along a stretch of Las Vegas Boulevard to five stories or 60 feet. This historic neighborhood of 444 homes between Charleston and Oakey boulevards, east of Las Vegas Boulevard has remained a warm and intimate old style and extremely safe and friendly middleclass area, though there are quite a few celebrities living here.

An ordinance proposed to impose the limits is scheduled to be discussed by a City Council committee on Tuesday. Its success would mean a partial set back for Mayor Goodman who has made revitalizing downtown the focus of his administration. Since 2000, the city has encouraged high rises in downtown by exempting those projects from height and parking restrictions. The mayor himself does not think the high rises would hurt John S Park but agrees the citizen’s sentiments, that they want to protect their sunlight and their community's small-town feel, must be respected. Elected officials recognize that future high rises on Las Vegas Boulevard could perhaps come at the expense of a unique downtown neighborhood.

In 2001, residents passed a neighborhood plan to restrict vertical development along their stretch of Las Vegas Boulevard though of course they have no authority to force property owners to comply. They have successfully fought proposals to build towers and a Titanic-themed casino on their stretch of Las Vegas Boulevard but now they want a more formal authorization. The nearby towering Stratosphere casino hotel is visible from here and residents feel high-rises along the western edge of the community would make the neighborhood claustrophobic, particularly for those whose homes are near Las Vegas Boulevard.

Integral to downtown's resurgence is luring people to visit and live there. The nearly ready Soho Lofts, a 16-story, high-rise condominium project is the first of what city officials hope will be many similar projects. One wonders if the neighborhood now stands in the way of the city fully realizing the vision of an upbeat trendy downtown. Residents want growth and redevelopment but with restrictions. Cities, they feel constantly control land use by imposing zoning on property to restrict what the land is used for.

The residents do not want their charming neighborhood to be surrounded by an extension of the strip. As it is, currently, the key road is home to a mix of strip clubs, wedding chapels and adult stores. Property owners who have lived in the neighborhood feel the proposed restrictions will hamper the evolution of the city. They see the land along Las Vegas Boulevard as a potential link between the opulent Strip and run down downtown area, a vital key to the revitalization of the area.

Indigo – Interesting Plans

Ryland Homes has dared to be different while designing their new community Indigo at Fort Apache and Meranto in South West Las Vegas. The gated neighborhood of three-story homes features three floor plans and bold lines and angles define the exteriors. One look and it seems quite clear that there is something striking but inviting about Indigo by Ryland Homes. All of the homes are built to Energy Star standards and prices begin in the high $200,000s.

Builders have provided what they term the True U design concept whereby the buyer is offered a choice of a host of upgrades and options. These range from specifics in the floor plan including options such as elevators and roof-top decks. Other choices which should please home makers by giving their home a customized look are the selections for floor coverings, window treatments, counter tops and cabinets. The three floor plans also show the various ways certain floor spaces can be used depending on ones’ individual needs.

All the interiors feature separate floors for living and sleeping, though their location and floor varies with each of the three floor plans. The Azure plan, measuring almost 1700 square feet, offers two bedrooms, two baths, a two-car garage and porch. The first floor has the option of creating a bonus room or third bedroom and bath. The garage is adjacent to this. The second floor is earmarked for a spacious living room, dining room and kitchen with a pantry .One bedroom and bath is located on this floor. The master bedroom occupies the entire third floor, has the option of being enclosed and includes a walk-in closet and optional separate tub. An optional roof deck can be built too.

The second floor plan is Midnight which provides an optional elevator with its three-story home design. The first floor has an optional bedroom or bonus room and a two car garage. Both bedrooms on the second floor are provided with walk in closets and there is an optional linen room if you are not interested in the elevator. Living area is on the third floor, including a great room, dining room, kitchen with breakfast nook and powder room and an optional pantry and an optional roof deck.

The Cobalt, at nearly two thousand square feet offers three bedrooms and 2 1/2 baths with an optional loft or retreat. The first floor has a spacious family room storage area and two-car garage. The living room, dining room and kitchen with an island kitchen and pantry share an open floor with a powder room to the side on the second floor. Bedrooms and baths are on the third floor, including an optional den or retreat.

Ryland Homes have been in the business of home building all over the country since 1967 and are committed to high quality construction. One can avail of their complete list of essential services through Ryland Homes and Ryland Mortgage Company and they offer competitive mortgage and financing programs, title search, settlement and escrow services.

Numerous Options in Green Valley, Henderson

The Green Valley area of Henderson has some very exciting and exclusive property developments. There are many attractions to the area in addition to fine homes which makes driving to downtown Las Vegas almost redundant. No wonder it is such a sought after community. Shopping and dining opportunities are aplenty, with several community and neighborhood shopping centers offering retail stores and groceries, entertainment, personal services and restaurants throughout the area.

Green Valley Ranch Resort and Casino is among the best local hotels and combines exciting casino action, scintillating nightlife and the pampering relaxation of a luxury resort and spa. Just next door is Las Vegas’ first metropolitan center, The District at Green Valley Ranch with a unique mix of lifestyle retail shops, restaurants and office spaces. Locals are just discovering its pedestrian-friendly “Main Street” ambiance with over fifty fine shops and restaurants. Phase Two of The District in underway and offers more shopping and restaurants including The Cheesecake Factory which is very popular and Whole Foods Market, and other retail merchants just opening their doors.

Looking at the housing options one cannot but be impressed by Pulte Homes’ latest development, The Paseo at Madeira Canyon. Located high above the Las Vegas Valley the edge of the Black Mountains, Madeira Canyon homes reminds one of Anthem Highlands and Amber Ridge: impeccable taste and style. The surroundings of this high desert community are the Sloan Conservation Area, steeped in natural beauty. The master-plan of Madeira Canyon is impressive, with its community park and school site. Just south of Anthem, it boasts of a prestigious Henderson address and is conveniently close to shopping, restaurants, schools, parks and medical facilities.

Henderson on the whole is growing into a very family-oriented city and located on the bluffs is The Hills, a new community, offering homes overlooking the valley below. As mentioned earlier shopping and entertainment in the area rivals the strip and the ambience of the region makes it ideal for the people who love spending time in the open. The Hills is close to some of the city's nationally known parks and offers larger homes which are ideal for growing families. Some of the plans are over three thousand square feet and some have as many as seven bedrooms. Home prices start in the mid-$200s.

The interesting thing about the real estate boom in the valley is that despite the rise there is still a demand for the very high end homes. In fact the luxury home market in Las Vegas is incredibly strong. Time was when a million dollar home was considered the ultimate here. Not any more, when one considers the cost of upgrades like marble floors, granite counters and high end appliances. Interestingly a rising number of buyers can afford this price range and it is not uncommon to hear of semi-custom homes selling from $1.2 million to $2 million. A good example is Canyon Edge, an exclusive community of just forty-four homes developing near Green Valley Parkway in Henderson. The two-story homes with great views of the Strip have floor plans ranging from 4,000 square feet to 5,500 square feet and options include elevators, wine cellars, theater, casitas and wet bars.

Manzanita –Condominiums with a Lot to Offer

The trend of condo-conversions in Las Vegas continues as developers feel it makes a lot more sense in the times of booming real estate prices. They pick up old apartment blocks, often in a run down condition and convert them into condos. Condo-conversions mean just that: they have been converted from apartments. First time buyers too, who cannot afford an independent single unit find them affordable and convenient. Manzanita Condominium has just released a new phase of homes at their gated community near Nellis Air Force Base in the northeastern Las Vegas Valley. Looking at the good reports it is not likely that they will be available for very long on the market.

Aimed at the middle section of the community, the prices are in the mid $100,000s. The two floor plans seem compactly designed and incorporate many features one would not expect for the price. Mariposa measures just over 1000 square feet with two bedrooms and two baths and a walk-in closet in the master bedroom. Paloma is a more spacious plan at almost 1250 square feet with three bedrooms and two baths, a separate dining area and two patios, one in the front of the unit and the other is off the master suite.

Manzanita condominiums are adequately equipped with linen closets, pantries, ceiling fans, microwaves and stackable full size washer and dryer. Tiled entry, gas fireplace and nine feet and vaulted ceilings and architecturally designed wall features add to the aesthetics and utility. The landscaped complex has several sought after amenities like a clubhouse with outdoor water feature, business center, covered parking, health club, spa and swimming pool, a playground and a sand volleyball court.

Located on E Craig Road, just west of Nellis Blvd, Manzanita is surrounded by public parks, restaurants, golf courses and is minutes from Nellis Air Force Base. In all likelihood people who value all of this will be attracted by the affordability, convenience and location. People, who consider either, detached homes and condominiums, would choose to go with a condominium because it would fit better in their budget. It is more than likely that Manzanita will turn out to be a wise investment and the best deal when you compare the cost per square foot. It is a gated community, with a pool and clubhouse and it is in close proximity to the freeway.

An interesting mix of people has opted to move in here. There are motor cycle enthusiasts attracted by the proximity to the Las Vegas Motor Speedway. Racers and race fans are thrilled by the ability to race their motorcycles there and to be close to the action and watch the race events conveniently. Others are retirees who have worked in the Air Force or air-fields. The value of the condos will certainly increase and this community seems to be one of the interesting options now in Las Vegas to get something at a low price with room to have it increase in value.

Aliante – More to Offer

Aliante will always remain in the real estate news of Las Vegas because something new is always happening there that is worth talking about. One of the nicest things about this1905 acre master-planned community in North Las Vegas is that more than 400 acres of land within Aliante, which is approximately 22 percent of the master plan, is dedicated to recreational and public use. The community is perfect for those who seek an active life style.

New plans are being offered at several subdivisions which are sure to be very popular. La Vella by KB Home Builders features nine floor plans in Tuscany and Valencia. Tuscany has four two-story floor plans from over 2300 to nearly 3000 square feet with prices starting in the mid-$300,000s. Palermo with four bedrooms, 2 1/2 baths and a two-car garage is one of the most popular floor plans the builders have, with a den on the first floor and a loft and laundry room on the second floor.

Valencia features smaller homes in five one- and two-story floor plans, ranging from just over 1,230 to 2,300 square feet and prices starting in the high $200,000s. Here the Tuscan floor plan seems ideal for those who have people over all the time as the kitchen opens up to a breakfast nook and its raised counter top bar opens to the dining room. The model seems give an impression that it has a great flow for parties and social gatherings. The three-bedroom home has 2 1/2 baths and a two-car garage. Homes in both subdivisions meet Water Smart and Energy Star standards. The company also offers a Homebuyers Club, which assists potential buyers with credit reports, a financial review and credit counseling, all free of cost.

Pulte Homes offers varied housing choices in Treviso, Pavona and Terrasini subdivisions of Aliante. Buyers can choose from single- and two-story residences, as well as condominiums. Treviso offers single story homes in four floor plans measuring from nearly 2000 square feet to almost 2700 square feet priced between mid $400,000s to $500,000. About 200 homes will be built in the Pavona subdivision featuring three two-story floor plans, ranging from over 1600 square feet to nearly 2000 square feet. Prices start from the low $300,000 and go to over $355,000.

Terrasini, a gated condominium development is the third option for those who are looking for smaller homes with no hassles of maintenance. The units that measure from 850 to 1,525 square feet and the prices range from around $180,000 and go up to $215,000.

Recreational amenities within Aliante include a public golf course, city parks, an arroyo and a twenty four mile interconnecting trail system. Many community events are held at the 20-acre Nature Discovery Park, which surrounds a 1.5-acre man-made lake with waterfalls. Families enjoy the dinosaur-themed area, water play area and picnic area. It also offers an outdoor stage, shade structures, an amphitheater, soccer fields, a volleyball stadium and lighted tennis courts. Commercial development will encompass about 100 acres, and a library is expected to open next month.

Luno di Lusso –Italian Luxury Condo Hotel at Lake Las Vegas

The newest property at Montelago Village, Luna di Lusso was ready recently. Comprising of two sets of 85 units each, Luna di Lusso hotel-condos are the latest addition to the exclusive Lake Las Vegas. Inspired by Italy’s Lake Como where George Clooney and other celebrities have homes, Lake Las Vegas is the most stunning development in the valley, built around a 320 acre lake and surrounded by mountains.

Montelago Village is the heart and soul of the development, built like a waterfront village in Europe and drawing from the finest traditions of America’s south west. Montelago Village has been aptly described as Europe in America, where the Old World meets the Old West. The village has been built around a town square and has a landmark Pontevecchio Bridge. The winding cobblestone pathways and waterfront promenades are lined with open air cafes, high end boutiques and a European style casino.

Luna di Lusso is Italian for Moon of Luxury and the condo-hotel located right across from the Pontevecchio Bridge on a lakefront plateau near the Nicklaus-designed Reflection Bay Golf Club has truly been designed with extreme care and an eye for detail. Condo-hotels are increasingly popular all over as not only can you rent these rooms, you can own one too. When you do not want to use them they can be rented out through the management. All the units in the six story structures face the lake and there are fully furnished studio and one bedroom suites as well as few two bedroom suites.

Besides 150 new rooms, several new boutiques and restaurants will open this spring. Auld Dubliner, a recently opened Irish style pub is proving to be very popular. A New Orleans style eatery, called Bistro Zinc, is also scheduled to open in the coming months. Luna di Lusso celebrates the architecture of Tuscany and is furnished with clean cut modern yet classic furniture. You can choose from two custom-designed interior finishing collections. Saturated with rich colors and textures, European kitchens and bathrooms, the Luna di Lusso offers a perfect mix of luxury and exclusivity.

The fully air conditioned building at Luna di Lusso offers outstanding facilities on the property as well such as an outdoor pool with lighted water features and hot tub with views of the village, lake and surrounding mountains. A fully equipped fitness center, guest laundry facility and underground parking are just a few of the amenities here.

The developers of Luna di Lusso, Intrawest Corporation also offer a Homeowner Exchange Program which enables one to participate in their resort to resort membership program. Members who own property at Luna de Lusso can spend a week at any of the other resorts in other places that are on the list in exchange for stay at their property here.

Luna di Lusso has an unbeatable location allowing one to relax in peace while one can enjoy the facilities and entertainment of Lake Las Vegas at will. Three golf courses, water sports, casinos; there is no end to what is available at this unforgettable resort.

Provence – Small is Beautiful

Provence, a gated neighborhood in the southwestern Las Vegas Valley built by Warmington Homes Nevada seems to have caught the attention of discerning buyers. This is a small development comprising of 93 single-level residences in a charming neighborhood. The builders, who have been in the business for over eighty years, previewed the gated neighborhood and the homes in July last year. The model homes were available for inspection on track in October. The homes will be offered over nine phases of sales.

The company reports that the pace of early sales has been outstanding. Prices start from the upper $200,000s and people obviously feel they are getting value for money when they buy a home here. Certainly the builders have taken care to incorporate certain features that are on most people’s wish list as standard features. Psychologically one feels one is getting a good deal without have to spend more or ask for upgrades. Probably buyers feel that a neighborhood of this caliber with several popular features and amenities is available at lower than expected prices.

The builders are also offering valuable incentives for a limited period of time. This move-in package includes a washer, dryer, refrigerator and full rear-yard landscaping. While prequalification with Bayport Mortgage Co. is required for priority registration, buyers may select any lender they choose. However, buyers will get a $4000 to $6,000 closing cost allowance if they obtain financing through the preferred mortgage broker Bayport Mortgage Co. Many developers are tying up with well known lenders and offering incentives – it is a good bargain for all involved and there is a feeling of trust and confidence.

The three single level designs offered range from over 1,200 to 1,400 square feet with two or three bedrooms, two baths, great rooms and two-car garages. Some of the homes offer optional dens and dining rooms. Kitchens are stylishly designed and feature an appliance package that includes beautiful Moen® faucets and high-quality Whirlpool® appliances. Other standard features include landscaped front yards, covered patios and beech cabinetry. The baths of the Master suites in all plans feature oval tubs, cultured-marble counter tops and walk-in closets. All plans incorporate a direct-access two-car garage. Many of these standard features would be considered upgrades and cost extra at other new home neighborhoods.

All the homes are designed to meet Energy Star standards with such amenities as programmable thermostats, low-e windows and improved insulation. Warmington Homes Nevada prides itself as being on the leading edge in home technology and residential comfort. Provence as a neighborhood incorporates a swimming pool area for the exclusive use of its residents.

Warmington Homes Nevada is today building upon the reputation and tradition of excellence that began four generations ago. They take tremendous pride in designing and building traditional new homes and neighborhoods of remarkable quality and distinction. This small neighborhood will suit the needs of those families admirably who look for a strong feeling of community and features of a high quality right from the start.

Juhl lofts – Getting Started

Investors in downtown ventures have naturally become wary as a result of dropped projects and increase in prices. One does not know which project will be completed and which one will bite the dust. Juhl Lofts is nearing its ground breaking and demolition of existing houses on the plot is going on in right earnest. City Mark Development has this as its exciting first project in Las Vegas which will be an important part of the renaissance of downtown Las Vegas. This mid-rise, mixed-use project at Fourth Street and Bonneville Avenue is the benchmark of the changes we will see in the area’s urban landscape in the coming years. Future residents at Juhl will be just a short walk from shopping, restaurants, galleries, museums, commerce centers and world-class entertainment; truly an eclectic cultural experience!

Juhl offers the perfect housing mix to complement the development happening in the downtown area. The area is rapidly turning into the ultimate mixed-use business, residential and recreational district. The complex offers more than 100 floor plans, ranging from 600 to 2,500 square feet in one and two-story designs. The layouts are available in a variety of buildings of varying heights and facades. The 15 story contemporary glass cube offers authentic urban loft-style living. You can choose from live/work lofts, mid- and high-rise lofts, townhouses, flats and penthouses. Prices begin in the high $200,000s.

This is urban chic at its best with 10-foot floor-to-ceiling windows, full scale glass, exposed building mechanical and concrete surfaces, energy-efficient air conditioning and heating and high-speed Internet access. They build interior walls if you want them or you need not have them. According to their information studio, lofts have private balconies and are fitted with Grohe plumbing fixtures, kitchens with granite counters, maple cabinetry and stainless steel appliances. Plans for the common areas include a two-story fitness center, a landscaped rooftop courtyard with a pool and spa, a gated parking structure, and 24,000 square feet of retail.

People living in the suburbs have been attracted to the change in lifestyle Juhl offers. The revitalization of the downtown area has beckoned people from all walks of life to be a part of its energy. The transformation opens up brand new vistas to live, work and play. Juhl has a great location and its multi-level design and scale of the buildings is appealing as are the floor plans. Future residents of Juhl will have the best of all worlds with commute-free living and working and a wide choice of recreational and social amenities within the heart of downtown Las Vegas.

The ground was cleared recently and utilities were moved. The developers’ representatives look at this as an important landmark in the construction of Juhl. The next phase will be to tap the water, power, phone, gas and cable services and relocate them underground to be connected to the Juhl building site. Downtown Las Vegas will soon display the best of what it used to be in the days gone by and blend it perfectly with the finest in contemporary living.

Harmony II – A family option

A good option for families with growing children is Harmony II. Developed by Lennar Design Studio Homes in North Las Vegas residents have been moving in since September last year. Even today immediate move-in is available according to the builders. The neighborhood is a gated community offering single family homes with features to suit families with small children. There are five two story plans that measure from approximately 1,500 square feet to 1,900 square feet. The homes that are still under construction can be built with many as four bedrooms, 2 1/2 baths and two-car garages. One dual-master bedroom floor plan is available and the prices start from the high $200,000s.

Keen to attract the right profile of residents, Lennar Homes offered several incentives to early buyers and movers. They created a complete package that includes all the essentials a new-home owner usually has to purchase separately and were usually an added but necessary expense. Certainly many of the features are high end products one would not expect in a new home unless commissioned. Amenities include granite counter tops, washers and dryers, refrigerators, microwaves, even 2-inch faux wood blind window coverings. Homes have laundry rooms and upgraded front-yard landscaping. Another incentive the builders offered buyers was an attractive saving of up to $10,000 in closing costs with use of their preferred lender. This certainly seems to be a win-win situation with savings and confidence on all sides.

There are certain variations in the plans which are also quite attractive and unique such as media niches in the living room and front porches. The traditional patio home has been taken to an entirely new level by the builders. Each residence has a private back yard. The community association maintains all the front and side yard landscaping, and all of the common areas are in place. All residences are Energy Star certified and come with two-car garages.

Apparently The Grand Symphony design is the most popular. Buyers are obviously impressed with the cathedral ceilings which is the first thing you see when you open the front door. They make the home seem much larger than it is. This is among the larger plans at over 1,750 square feet with four bedrooms, 2 1/2 baths, and a loft or retreat. Also in demand is the largest on offer Harmony plan. The attraction here is probably the side-entry which immediately gives you that inviting, cozy feeling. The floor plan can be modified to build four bedrooms, or three bedrooms plus a master retreat, and 2 1/2 baths.

All homes have certain standard features that include ceramic tile flooring at the entrance, oak cabinetry with hidden hinges, gas ranges, dishwashers and track lighting. The bathrooms are thoughtfully designed to include oak cabinetry and grout-less tubs. Master suites in all models include walk-in closets, garden tubs, dual-sink vanities and enclosed toilets.

Residents can access a community pool. Harmony II homes are ideal for families of all sizes because the sense of community seems to be truly there among the residents who have moved in already.

Solera – Retirement is Fun!

Las Vegas offers some of the finest active adult and retirement communities in the country! Attracted by no state income tax, competitive cost of living, sunshine, as well as the numerous adult oriented activities in the area, the over 55 population is growing. Retirees enjoy a very active lifestyle with entertainment, dining, shopping, golf and the company of other residents who share their interests! The area also offers fine medical facilities.

Solera at Stallion Mountain is the newest age restricted community in the Las Vegas area designed for active adults over 55. Sales opened in July 2005 and the project is on schedule to finish late this year. 840 homes are being built, making it the smallest of all the Pulte Dell Webb communities in this area but with all their facilities. A ten thousand square feet recreation and community center is nearly complete and will offer a fitness area, outdoor heated swimming pool, spa, and tennis and bocce courts. It will certainly become the central place for fun, relaxation and meeting new friends.

Solera, located within the private Stallion Mountain Country Club golf course community in eastern Las Vegas Valley, is Del Webb's first gated community. Actually there is a guard gate at the entrance to Stallion Mountain and a second gate into Solera. Eastern Las Vegas was not a very popular area till recently but it looks like buyers’ prejudice has gone, particularly in view of security of the project as well as the proximity to the strip/airport area. Stallion Mountain is less than seven miles from the Las Vegas Strip and is near Interstate 95, shopping centers, McCarran Airport and downtown Las Vegas.

Sales at Solera have been very strong. The prices, ranging from 230,000 to 280,000 is certainly attractive, considering the proximity to the exclusive Stallion Mountain Country Club. These prices are the lowest for new homes in any age restricted community in the Las Vegas Valley. There may be some golf course lots still available. The elevation at Solera is about 1,670 feet so the homes offer spectacular views.

The Stallion Mountain Country Club is a private facility offering three golf membership plans, and a social membership plan that includes full club privileges and access to events on the social calendar. The three golf membership plans are designed to appeal to golfers of various levels of play. All golf membership plans include full club privileges, guest privileges, unlimited use of practice facilities and opportunities to participate in tournaments and social activities.

The community offers homes in five single-story floor plans ranging from nearly 1200 to 1700 square feet. The Morgan floor plan is the smallest with two bedrooms and two baths. The Shire floor plan is a three bedroom, two-bath home of about 1,250 square feet. The Mustang design is larger at 1,425 square feet, with three bedrooms and two baths. The Palomino floor plan has a den in addition to two bedrooms and two baths and Clydesdale is the largest with three bedrooms and two baths at 1700 square feet. The homes are 15% more energy-efficient than the Energy Star program and are built with Environments for Living technology. Features include blown-in cellulose insulation and vinyl-framed, low-e windows which decrease heating and cooling costs and noise transfer while increasing indoor air quality.

Coldwater Ranch – Family Oriented

Why buy a new home as opposed to an older one? This is a question that homebuyers often debate, particularly when older homes seem at first sight to be greater value for money. A brand new home actually has a number of advantages. New homes usually have the latest energy efficient features, consume less energy and are designed with large expanses of windows. They feature high grades of insulation in walls and ceilings, double-paned, thermal-insulated or tinted windows, advanced heating and cooling systems and advanced air filtration systems.

New homes are usually equipped with new appliances with state of the art design and functionality. Most new homes are wired to support digital home theatre systems, high speed internet access, multiple telephone lines, alarm systems, time controlled sprinkler systems. Home shoppers with growing families have other needs to fulfill like convenient schooling, family friendly neighborhoods and so on.

Coldwater Ranch in the northeastern Las Vegas Valley fulfills most of the above. A Lennar DS neighborhood, Coldwater Ranch features floor plans designed for growing families. They are spacious and include a variety of useful rooms like super family rooms, great rooms, parlors, nooks, lofts, game rooms and bonus rooms. All these features within the home are useful while kids are growing up. The energy saving features of the Energy Star Program is a benefit too.
Single and two story homes ranging from over 1600 to nearly 2500 square feet have three or four bedrooms and two to three baths. The homes have two or three-car garages with storage. Prices start from the low $300,000s. Seventeen acres of green space with four parks, basketball court, picnic area, soccer fields, tot lot and volleyball court keeps the children well occupied after school.

Model homes exhibit kitchens with granite counter tops, black or stainless-steel state-of-the-art appliances, maple, hickory or cherry wood coordinated flat-panel cabinetry and backyard access. Home makers will appreciate thoughtful features like interior laundry rooms, easy to clean grout-less gel coat shower and surrounds and the designer tiles in the kitchen, laundry and entrance area. Who says drudgery need not be in the midst of beauty? The homes are pre-wired for home security and home theater and feature delightful covered porches, patios and/or decks. Telephone pre-wire in the kitchen and bedrooms is another bonus.

Coldwater Ranch seems to combine the best of both worlds: attractive, well planned new homes with a location that is convenient and safe. The bonus is many local sites to explore and enjoy an active lifestyle with the family. There are six attractive and well designed single and 2-story floor plans to choose from. The spacious rooms, inviting master suites with separate shower, garden tub, and walk-in wardrobes are attractive features. Some home-sites are large enough for a pool.

Another factor to consider is the low maintenance cost of the homes and less up keep required for home sites. Financial considerations are often an issue with first time home buyers. Lennar services include mortgage, title and insurance and are available to ensure ease and security in your purchase.

Canyon Gate - Discreet Style

Las Vegas real estate can never go out of style. Despite murmurs of falling prices and projects being unfinished, investing in property in Las Vegas still makes sound business sense. People looking to relocate to warmer climes cannot do better than consider Las Vegas as an option. Low taxes, abundant sunshine, great recreation and excellent schooling all add up to a very attractive package. In addition, the region is fortunately not prone to natural disasters unlike California with its quake prone areas and the hurricanes of Florida.

Retirees have a choice of numerous retirement communities which feature a host of activities for the active seniors. Golf addicts cannot do better than at Las Vegas with it leading championship courses designed by legends of the field, or rather of the course.

Canyon Gate Homes, just a couple of miles east from Summerlin and about 6 miles from the Las Vegas strip is an older, but well-kept community. Located on the west side of Las Vegas Valley, it is a private community built on approximately350 acres with just over five hundred, custom and semi-custom built homes. The biggest attraction of course is the Ted Robinson designed eighteen-hole spectacular championship golf course with the most exclusive homes all around it.
Canyon Gate is a 24 hour guard gated community and the Canyon Gate Country Club is a ‘members only’ facility. The community is particularly known for its many waterfall features. Other facilities offered at this outstanding community include tennis courts, fitness facility and a community swimming pool. The upscale community of Canyon Gate in Las Vegas West is just 15 minutes away from the Strip. It is less densely built than the surrounding neighborhoods and homes and is a prestigious family golf community. The Canyon Gate Country Club golf course has narrow fairways with 70 bunkers and more than a dozen water hazards. The 6,700-yard, par-72 course is known for both for its beauty and its ability to provide diverse levels of challenge to golfers of all skill levels. Canyon Gate's championship caliber greens are always meticulously groomed and reward accuracy and skill over strength. It affords sweeping views of Red Rock Canyon and the Valley.

Red Rock Canyon area itself provides numerous recreational opportunities. Red Rock Canyon National Conservation Area has hiking and mountain biking trails and picnic areas. Indian ruins dot the trails that meander across the Valley floor and into the hills and mountains. Children living in Canyon Gate and thereabouts attend schools in the highly acclaimed Clark County School District. The University of Nevada and two community colleges provide higher education and are just minutes away. Local shopping is comprehensive and offer abundant choice. Nearby shopping areas include Fashion Show Mall with five upscale department stores and over 140 specialty shops. Boulevard Mall is the oldest mall in the area with four department stores and over 100 shops. Las Vegas West is surrounded by beautiful mountains and the Canyon Gate homes have excellent views.

Sunset Ridge – Glory of the Southwest

KB Home hosted a grand opening celebration of Sunset Ridge, their new project in the south west. This new community is located near the southwest rim of the Las Vegas Valley. It may appear to be a little far but it has easy access to freeways making it a convenient location if one needs to travel. People who love mountains will be delighted by the views and the convenient access to the surrounding mountains.

KB Home has always been very conscious of the environment and resource savings. This new project is no different. All homes are Water Smart and Energy Star compliant. There are five floor plans and these are probably the most popular ones KB Home has in their design portfolio. Nothing like staying on with the tried, tested and successful! The subdivision offers two-story homes with three to five bedrooms and two-car garages. Prices start from the low $300,000s.

Charmingly named, in keeping with the theme and location of the community, Sunset Ridge homes plans are called Sundown, Dusk, Twilight, Golden Sky and Sunset. One can actually picture the changing skies around the surrounding mountains and in the community every evening! The sizes of these two story homes range from 1,650 square feet to 2,300 square feet. Ready to build Golden Sky is among the largest and offers three bedrooms. Sundown at just over 1650 square feet is perhaps the smallest. Four of the five floor plans are modeled with the exception of Twilight.

There are variations in what is on offer with each of these ready to build homes. A bonus room is featured in the Sunset model, which has a reasonable area of over 2,300 square feet. The bonus room is also available in the Dusk model which is just over 2,000 square feet. The Golden Sky which is also over 2,300 square feet includes a den that can serve as a private area and perhaps even double as a guest bedroom. Sundown is innovatively planned; though it is the smallest on offer it has a loft with many creative possibilities. All homes feature two car garages.

The community is within the Clark School District and families with young children will find the education available excellent- in fact this is one of the attractions of the area. Residents will find convenient access to the 215 Beltway to hit other parts of the valley. Medical facilities in the neighborhood are excellent considering the proximity to the new state of the art Southern Hills Hospital. Travelers can easily get to McCarran International Airport and of course a night out on the famous Las Vegas Strip with its dining and entertainment is a short drive away. People who love the outdoors and exercise in the open can make the most of Sunset Ridge’s proximity to the mountains. Sunset Ridge is a great spot for outdoor activities like hiking and mountain biking.
KB Homes has a Homebuyers Club that assists potential buyers with credit reports, a review of their financial situation and credit counseling, if needed, all at no charge.
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How Nevada Beckons Young Professionals to Las Vegas

Nevada has consistently enacted laws to attract investors, developers and tourists from all over the globe to Las Vegas. The rich and famous have set a trend of owning a piece of Las Vegas realty, no matter where they reside and work. Dreaming of fantastic adventures on the Strip catches the fancy of rich and middle-class alike. Special neighborhoods with amenities for senior citizens have also been successful in bringing in folk from all over the United States to Las Vegas as they approach retirement.

Never content with past achievements and present status, Nevada legislators keep applying their minds to how the long term interests of Las Vegas can best be served. We find reflections of this in new commercial real estate projects, industrial parks, state-of-the-art logistics and liberal tax regimes. Some effects may be indirect, and I see new signs of young professionals opting to give their careers a head start in Las Vegas.

The greater metropolitan area is a growing market for a variety of professional services. The mix of demographic segments lends variety and balance to the work and assignments available, and the future prospects appear both attractive and durable. Young doctors, lawyers and accountants find the work culture of Las Vegas stimulating with the best recreation options anywhere, and a tax environment that promotes enterprise and asset creation. A recent trend of some, who have tasted success in the greater metropolitan area of Las Vegas, is to liquidate properties to realize high cash appreciation for reinvestment, while continuing to occupy such premises on lease. Such a move optimizes the present value of wealth while giving location stability to a professional practice. Such an approach also frees busy people to attend to their professions without the time-consuming affairs of owning realty. Renting back property from buyers of your property has twin benefits for people in the thick of careers and who have invested soon after finishing with college.

It is this kind of innovation that continues to attract top US talent to Las Vegas. It is such a great place to work, have a ball and make top dollars all at the same time! Job growth in Las Vegas hovers at just a notch below 4%, which is good news for all professional services. Developers go about new projects with great enthusiasm and energy as they try and match new space with demand for real estate in Las Vegas. Naturally, this has an aerial effect on rents, which are slated to climb by 4-6%. Experts see the trend of folk moving in from California to continue.

Overall, it appears that the demand for both residential real estate and for office space will continue to show strong demand growth in Las Vegas, and that there is matching demand for professional services from all sectors of the economy. Nevada works hard at visioning a future for Las Vegas which will keep the present trend curve with its head high!

Top Economic Prospects Jive with Las Vegas Real Estate Values

I am not sure whether rocketing Las Vegas realty values drive Nevada’s economic power house, or whether booming industrial and commercial prospects in and around the Strip create bounding demand for new homes and for commercial space. Perhaps there is a large degree of mutual induction! Anyway, there is no sense complaining, with realtor doorbells and cash registers ringing loud and clear!

Seriously, sustained economic growth and realty development go hand in hand in Las Vegas, and the business and people friendly Nevada policies should get a lion’s share of the credit for the growth in jobs that has other States looking on in awe! Real estate agents have important roles to play in this scheme of things because providing newcomers with satisfactory experiences in locating houses and industrial plots that suit their purpose leads to worth of mouth promotion for Las Vegas. That is why we find so many enthusiastic referrals that come from as far off as California. Las Vegas challenges all other US destinations, and is a top draw for people from all walks of life.

Surveys of prospective employers show that new jobs will continue to grow during the April-June 2006 period. Even companies without immediate expansion plans do not plan any pink slips to cut back on numbers of people employed! Experts believe that a flood of talented professionals will opt to move to Las Vegas if average remuneration packages could inch up even a bit. The posh living standards of Las Vegas need salaries to match!

Business confidence is on a sustained high in Las Vegas. The metropolitan area has registered top growth rates for all US cities consistently over the past few years. The Nevada Department of Employment, Training and Rehabilitation reports that unemployment is down to less than 4%. The US Labor Department concurs with the view that the jobs situation is well in hand.

The entire Las Vegas area is a beehive of new construction activity, and the most creative and exclusive designs have now become commonplace for new projects. Developers strive for customer value in bids to stay ahead of each other, and the latest building code standards instill a sense of confidence in all real estate players. Las Vegas continues to offer excellent realty value for money, and there are fine prospects, given Nevada’s thorough planning, that investors can look forward to superior returns. Balances between industry, commerce, tourism and neighborhoods for retirees, gives the economic boom of Las Vegas a sense of stability.

Las Vegas is a great place to build a career, with an atmosphere for business which is friendly and professional at the same time. The quality of community infrastructure keeps families secure and happy in all Las Vegas neighborhoods, and the desert landscape with mountains in the horizon provides exceptional recreation options.

So it does not matter whether you are about to launch your career or have a brilliant idea for a new business-Las Vegas can give you a head start. Similarly, the area will keep you pleasurably occupied with many options to learn new skills, if you are in or near retirement. Las Vegas welcomes you all with open arms!

How Nevada Laws Protect Your Las Vegas Assets

Your Las Vegas real estate inheritance can be protected from creditors under Nevada law. This means that a dream home or profitable commercial location that you bequeath to a child, is safe from any financial obligations that succeeding members of your family may incur. Such unique protection of family wealth comes from the Dynasty Trust Act, which became law in Nevada last year. The protection extends for over 3 centuries, which means that investments you make now in Las Vegas will remain with your descendants beyond 2306! Assets of a Dynasty Trust are also protected in the event of a future divorce. Naturally, all this applies to property in Las Vegas that you inherit from a parent.

Investment in Las Vegas realty has additional attractions because of the Dynasty Trust system. The classic value of a Las Vegas home is certainly something that everyone would like preserved in the hands of generations to come. This innovative and investor-friendly legislation makes it especially worth your while to buy property in Las Vegas over other destinations. It combines brilliantly with the building standards, neighborhood values and lifestyles for which the greater Las Vegas is famous.

Nevada also has a provision for an Asset Protection Trust, which can be used for owned and created assets as opposed to inherited ones covered by a Dynasty Trust. There is a holding period of 2 years, after which property owned by an Asset Protection Trust cannot be accessed by either creditors or in the event of a divorce. This is another way in which Nevada is able to attract top investors to Las Vegas and to other parts of the State as well.

The State leads the rest of the United States in protecting the interests of both residents and investors. Laws ensure that you get best value for your money, and that your ownership is not jeopardized by unrelated developments in your life. Nevada excels in regarding you as a valuable customer, and makes every effort to see that your decisions to invest in the States yield durable fruit.

Investing in realty is always a complicated affair, and needs knowledge and experience of fields as diverse as civil engineering, law and finance. This is where a top quality and experienced realtor can make a difference, for knowing the intricacies of State laws and finding good legal professionals can prove to be a handful for people who come to Las Vegas for the first time.
Las Vegas attracts people of all kinds. Each family or individual client has some unique needs and circumstances. Good realtors may appear a bit ‘nosey’, but they really need to ask a number of questions, not to pry, but to get a strong feel for the type of property and the kind of ownership structure which will suit you best. Fortunately, competitive standards ensure that Las Vegas has a number of reputed real estate agents waiting to serve you with the best standards of professional advice on all matters related to your realty investment.

Las Ramblas May Switch Gears but its Location in Las Vegas Will Always Pay

I have spent more time on the telephone calming anxious callers during this week than I care to remember!

Everyone wants my take on the extravagant condo complex on Convention Center Drive. Well, I think the project made a great splash in the media because actor George Clooney put money in to it. He went a step further, and said that he would also play an active role in the design!
‘There goes another condo project ‘, I had said to myself last year, when Clooney came up with his ‘looney’ idea! ‘What if he forgets that Las Ramblas is not a movie set?’ Hollywood knows realty as I can act! Celebrities need Las Vegas, and the metro likes them as well-but as clients and residents more than as interior designers!

The luxury condominium concept can get a bit out of hand in a sedate place, but under the glare of Las Vegas spotlights, it does get completely out of hand! Even budgets from Arab Sheikhs can be stretched when you consider some of the awesome floor plans and amenities that some Las Vegas projects offer.

Cost escalation in Las Vegas has been pretty steep in recent years. The building code is really tough, which in the end, is a good thing. Developers, egged on by celebrities, have made some rash promises about new projects, and many of them will not see light of day. Demand in Las Vegas continues to be strong, but it is for real homes and real families!

‘Why are you telling us all this now?’ whine my callers. Well, I still think that Las Ramblas is a great project, and I am confident that genuine investors will still come out tops. The location is entirely central, and I must tell you that quite a few folks from outlying areas are on the look out for opportunities to move downtown.

But the real Las Ramblas value comes from its neighbors. Edge Resorts, who have a hotel project almost next door to the Las Ramblas site, have a decent track record. The condominium concept of Las Ramblas, albeit in a bit down-to-earth form, is just right for Edge Resorts. In fact, a bird told me that it is they who may take Las Ramblas off the extravagant and fanciful hands of Clooney and his associates and have the project take off again.

Las Vegas realty has durable value. We have seen evidence of this over the years. Perhaps the glamorous image of the Strip and the fairy tale experiences of those who nip in and out for short vacations create a few distorted impressions, but the fundamentals of property here are amongst the best you can find anywhere.

That is why I recommend Las Vegas real estate with confidence, but not before checking the papers and facts on each project with a fine tooth comb! There are some bad eggs in the basket, but they are not home grown in Las Vegas!