Home-buying 101: Ticket to Sin City

Mention Las Vegas and an overload of pleasures comes to mind. From the lavish MGM Hotel, expensive casino nights to the glamorous sleep-deprived parties, this is one place where sinful excess is a bliss. It's no surprise then that anyone who's been here leaves his heart at Sin City where he vows to return to one day and perhaps never leave again.

But there's more to Las Vegas than its glitz and glamour. For one, practical house-hunters know that the place also makes for the perfect home to grow their own garden and most especially, raise children.

The key to finding one's dream house in Las Vegas is in doing the legwork. Like in most investments, the first step is research. Surf the net to find out which neighborhood in Las Vegas is the best place to live in. Of course, "best" here is subjective, for what seems like a good community to one may lack a number of good schools to another.

It's best to sort out one's priorities beforehand. Generally, if you're a parent, having a number of quality universities around should be among the top things to consider. Safety is another concern. Find out if the neighborhood you intend to move into offers a secure environment for the family and whether it registers a low crime rate.

If it's any pleasant indication, Las Vegas is a favorite celebrity pit stop too. The fact that meticulous celebs, most owning a vacation house in some posh and upscale neighborhood, live nearby should leaves a trail of assurance that Sin City is among the most in-demand places to buy a home. Who knows, if your finances could afford it, you might be surprised to discover that you're living two houses away from Britney Spears?

But house-shopping, especially in a big city like Las Vegas, is no easy task. The best way to get around the entire realty estate affair is to hire professional help. Get a real estate agent who can provide you expert advice and show you around the best neighborhood and houses in town, then living in Las Vegas should be hassle-free.

Avellino–Golf and Automobiles Anyone?

Tuscany, the master planned golf course community in Henderson built by Rhodes Homes has several neighborhoods with luxury homes in over twenty floor plans. However there is no reason to be confused if you know what your check list demands. Large luxury homes near the golf course with a place to showcase prized automobiles are some of the unique characteristics of Avellino in Tuscany. Located high in the hills above Henderson, most of the home lots in Avellino are on the Ted Robinson designed golf course. Needless to say the views are spectacular, irrespective of where you are.

Avellino features six distinctive designs that are named for the home’s square footage. All the homes are over four thousand square feet. Residence 4135 is for unabashed motor car aficionados with a motor court which is perfect for displaying and preserving prized automobiles and a three car split garage. This luxurious home designed over two stories features four bedrooms, three bathrooms and a powder room. The parlor, family room, bonus room and study alcove provide plenty of space for family and friends. If you think that size is insufficient you will find all these features in Residence 4375 spread over three stories with an additional loft as well. The space has been very well designed but it is obvious that the garages and motor court are the selling points of these two models.

The homes at Avellino have kitchens to die for with every imaginable high end appliance and large center islands – truly an inspiration for any chef. Lovely dining rooms are located behind the kitchen giving them an air of exclusivity without losing out on the convenience. Many high-end appliances come standard, as do large center islands.

Residence 4071 may be smaller but one look at the model built by Rhodes Homes on location makes one appreciate how well the design has integrated the courtyard with the inner space of the home. The courtyard at the entrance of the home is very well suited for people that love to entertain both inside and outside of their homes as the flow is very natural. This three story home model displays the four bedrooms, library and three and a half baths. The first floor features the parlor that opens into the dining room and patio as well as one bedroom and bath. The master suite and other bedrooms are on the second floor and the third-story loft is accessible through the master suite. The loft measures over two hundred square feet and has windows that provide a 360-degree view of the community. This home also features a three car garage.

The 18-hole golf course at Tuscany is open to the public and at build out the community will comprise of eighteen neighborhoods linked by a common road. The homes are prized from the mid 300,000s. There are over twenty designed planned and many are on display in the model homes that have been constructed at Tuscany. A 35,000-square-foot recreation center will be completed by the end of the year and will offer many facilities including a full-length basketball court, two racquetball courts, and fitness center, meeting rooms, billiards and a card room.

Vegas Real Estate: A “Catch On” Market

In a recent study conducted for First American Real Estate Solution by Dr. Christopher Cagan, the company’s Research and Analytics Director, he classified Las Vegas as a “catch on” type real estate market.

According to his definition, "Catch on" markets are those that are traditionally in slow but steady growth but have experienced strong fluctuations (increase or decrease) in prices, contrary to their long-term character.

In addition to Catch On, he also enumerated other types of Real Estate Markets such as Linear, a type of Real Estate Market which is the “history” of Catch On Markets. It is characterized by a slow but steady economic growth. Cyclic Real Estate Markets operates in extremes. This type of market often experiences either of the three: growth spurts or sudden decline, and even flat, no-sales periods. Hybrid markets are those that possess the combination of Linear and Cyclic--- slower steady growth and faster cyclic periods.

The research does not offer an investment conclusion since each of the four categories has their fair share of pros and cons, and all have proven to work well and sustain in specific areas for buyers and sellers. However, Mr. Cagan recommended settling for the one that doesn’t leave us empty-handed and instead for something that breathes affordability, job availability and stable economic growth.

Based on the given types of markets, the best one that falls into the Cagan’s discursion is the conventional but steady Linear Market. Though this type of market is conventional and safe, so it assures us of a stable and consistent economic growth. It also helps us avoid sudden downfalls, an effect that is commonly the result of the more adventurous Cyclic Markets. In the Real Estate Industry, the condition of the economy is a very great determinant of business growth. So, if we make use of a Real Estate market that guarantees a constant growth, then in a way, we will be working hand in hand with the economy towards the attainment of both our individual and common goals.

Las Vegas Valley: A Buyer’s Market

Sellers beware: the wheel’s are finally turning and it seems that the buying public is on top. They are regaining power and want the world on their fingertips. If you own a home in what they are trying to claim as their world, feeling nauseatingly crazy about your lost rendition of Og Mandino’s “Greatest Salesman of the World,” the sky is not falling in. The Las Vegas housing market is changing, but the future does not point to a certain dominance by buyers.
Gone are days of overpriced per-square-feet residential lands and for-rich-people-only condominium units. Gone too are the long lists of reservations, advanced payments and campouts as desperate buyers compete with each other for corner houses in big subdivisions. Gone are the golden years of million dollars earning sales agents.

Instead, a number of home-sale indicators show how the Las Vegas Valley is now experiencing a real estate bargain zone.

Resale houses, contrary to the common practice, are no longer sold above the listing price.
Many sellers are accepting lowball offers because if not, a resale house which can normally be sold in just 2 weeks, will now taking up to 3 or 4 months before getting sold.

Previously, we were bombarded with additional service charges, but things have changed now. Many residential buildings are now offering free services like parking, lawn maintenance, laundry and moving-in help. Some even give away incentive packages in huge amounts.
Developers offer doubled incentive to sales agents. The usual 3% now reaches up to 6% plus they also give away bonus items such as cars.

Because of increased incidence of contract cancellation, Home Developers are now cutting staff and unit prices of houses.

But Real Estate companies and agents want to make it clear that the demand for new houses has NOT diminished, considering the high percentage of population and job growth. What causes the decline in sales is that the supply for houses exceeds the demand for it.
In a way, this new trend has been a blessing in disguise for the buying public because it enables them to call the shots. Buyers can now go after the pick of the litter and negotiate for better prices.

While this comes as good news to buyers, it arrives as a whiplash to home builders. Why? Because they are forced to lower their prices, reduce number of employees, and reduce the cost of materials and services. When this happens, the qualities of their products are undoubtedly compromised. It may also be possible that some areas of the valley will suffer a decrease in sales despite the low prices. It’s a basic in the law of supply and demand Economics.

Ladera at Mesa Village - Summerlin’s Latest Triumph!

Summerlin is one of the most successful and sought after master planned communities in the Las Vegas Valley. Everything a family might desire is in close proximity including more than 100 parks, more than 120 miles of trails, centers of worship, schools, shopping centers, medical facilities, cultural opportunities and business enclaves. People of all ages find something exceptional here, which is its USP.

Several builders are involved in the development of Summerlin’s latest village which is in the southernmost part of the community. Named The Mesa, this is a 500 acre village which will have several neighborhoods, a major park and two schools. Residents with growing children can look forward to the opening of Bishop Gorman, a private Catholic college prep school with a 51-year history in Las Vegas. This will be an impressive 187,000 square feet facility scheduled to start functioning in January 2007. The school built on a 35acre site will feature a 300-seat chapel, technology and research library, art facilities, a performing arts theater and excellent athletic facilities. This is definitely a major value add on to Mesa Village.

KB Homes have got their first neighborhood in the Mesa selling in full swing. This is Ladera, a 616 single-family-home subdivision where Richmond American Homes and Engle Homes will also build homes. Ladera is a picture of diversity with different architectural styles, four parks, including a park in the center of the community with a private swimming pool and pool house, a children's pool, covered barbecue areas and a playground.

The excellent location of Ladera has been used with great advantage in its design. This extends to the floor plans on offer and their designs are such that the areas flow from the open into the homes as an imaginative blend of indoor and outdoor living areas. This is not only visually appealing but also extends the usable living areas. The entire neighborhood has certain unique outdoor features as standard such as courtyards, loggia covered patios, covered front porches and mirador balconies that not only extend the living areas of the homes, and they add a lot of charm and personality.

KB Homes are the first off the mark with eight floor plans of different dimensions planned in two categories. Ladera Crest has larger homes ranging from nearly 2,400 square feet to almost 2,800 square feet. These lovely homes are priced from the mid-$400,000s. Ladera Ridge has smaller homes measuring over 1,640 square feet to over 2,130 square feet and prices starting in the mid-$300,000s.

Richmond American Homes has six floor plans at Ladera that range from nearly 2000 square feet to over 2,800 square feet priced from the mid-$400,000s. Engle Homes plans to start selling this summer and have three charming designs for homes ranging from over 2,000 to nearly 2600 square feet. All homes in Ladera have unique craftsman-style exteriors, many with stone accenting that creates a striking appearance. All residences are Energy Star and Water Smart compliant.

Tuscano Condominiums –Best Value in the Southwest

Condominiums continue to be the top choice of first time home buyers mainly because they are more affordable than single-family detached homes. More people prefer to invest in condos with the rising cost of housing. Many apartments have been converted to meet the demand of people buying condos in order to become homeowners. Several people buying now do have the idea of moving to bigger units or detached homes when they can afford it. Condominiums are preferred by them now as they believe that there is always a better chance of selling a condo than a single detached home. More people can afford condos than any other types of housing.

A good choice of small units set in a well maintained resort style complex is Tuscano Condominium Homes. The developers claim this is the most luxurious community in the southwestern Las Vegas Valley. The homes offer beautiful views of the city and the mountains; those that don’t, face the clubhouse and pool. The complex is doing well as the facilities offered are good and Tuscano is located near golf courses, good schools, shopping, restaurants, freeway access, and excellent medical facilities. The bright lights of Las Vegas are not far off nor are the rugged charm and activities of Canyon Rock. The Nevada Trails Park is just about ten minutes away and offers a fitness course, walking trail, tennis court, basketball court, and picnic areas.

This is a beautiful area and most parts of the property provide great views of the mountains and surrounding scenery. The common areas of this gated development include two swimming pools, a well equipped spa and state of the art fitness center. A modern business center, clubhouse and putting green are some of the other attractions of the community that nestles on acres of landscaped land. The prices at this resort style condominium complex are affordable for first time buyers and the builders are offering some preferred lender incentives, particularly on the two bedroom homes.

Homes are available in five floor plans with prices starting in the high $140,000s. They range from 700 to over 1,150 square feet with one to three bedrooms. Some of the units feature bedrooms separated by the living areas. The Merano floor plan is 700 square feet and includes one bedroom and one bath as also Biella which is larger at 775 square feet. Two others are two bedroom and two bath homes, Sorrento is a compact 940 square feet home and the Verona plan is over a thousand square feet. Savona is the largest plan at over 1,150 square feet and has three bedrooms and two baths. Covered parking and detached garages are available.

The homes are well equipped with all appliances such as a microwave, dishwasher, full size washer and dryer. The convenient kitchen has laminate countertops, breakfast bar, natural oak cabinetry and stainless steel sink as well as a kitchen pantry and storage room. Master bedrooms feature walk-in closets, vanity with drawers and private balcony or patio. Select homes even have walk-in closets in the secondary bedrooms, dual sinks and tile surround in the master baths. Tiled entry and vaulted ceilings add to the elegance.

Black Hawk – Soars above other Condos

Black Hawk in North Las Vegas is an attractive community which offers condominium living with a difference. North Las Vegas is booming like few other cities in the country and it is heartening to find something as aesthetic and affordable as Black Hawk. Its Mediterranean architecture and community layout sets Black Hawk apart from the run of the mill condominium development in the Las Vegas Valley. It is certainly one of the best prices per square foot and value for money available today. With prices starting in the high $100s and 200,000s it has proved to be a very popular development with most of the phases being sold out very quickly.

The two-story condominium homes at Black Hawk feature two or three bedrooms, two or 2 1/2 baths, and a one- or two-car garage. There are three floor plans ranging from a little over 1000 square feet to nearly 1400 square feet. The home sites for plans 2 and 3 are much larger than most other condominium projects in the valley. This gated complex has a well laid out one acre park, community pool, spa, tot lot, walking trail, barbeque areas and pet waste receptacles. Black Hawk is conveniently close to several shops and restaurants and local residents have access to good schools and parks.

The developers of Black Hawk offer high quality standard features that are more often optional with other developments. Condos within this price range rarely feature open floor plans, designer tract lighting, phone and cable outlets in all the rooms, raised panel doors, vaulted ceilings, vinyl-coated wire shelving in all closets, hand finished walls, ceilings with rounded corners, and ceramic tile entries. The kitchens include cabinetry in a choice of finishes, laminated countertops, separate, spacious pantries, and quality appliances such as oven and dishwasher. The master suites feature a large and open design and include vanities, dual sinks, and full-width mirrors. The homes have either a deck or patio and all have private back yards.
During early sales the builders offered several incentives like gifts of washer and dryer, refrigerator, garage door opener and vertical window blinds to those who use the builder's preferred lender. Alternatively homebuyers have a choice of $3,500 toward closing costs when purchasing a condominium home at Black Hawk.

Plan One measures 1,071 square feet, and has two bedrooms, two baths, living room, dining room, a private deck and an attached one-car garage. The second bedroom can also be converted into a den. The 1,262-square-foot Plan Two is a two-story condominium with three bedrooms and 2 1/2 baths and a two-car attached garage. The open kitchen overlooks the dining and living areas. One can build a comfortable retreat off the master suite. One also has the choice between a loft, a den and two master suites.

Plan Three measures 1,383 square feet and includes three bedrooms, 2 1/2 baths, a kitchen with access to the family room, separate living room and private dining room. The come with a two-car attached garage. The second floor can also have options for a retreat off the master suite.

Vacation Homes: The "IN" Thing in Vegas Real Estate Industry

If there's one good thing that Casinos have done for Las Vegas, it's their might to attract people from all over the world. Since it is basic in human nature to want things such as enjoyment, happiness and relaxation, people often head to Vegas for vacation and to reward themselves.
This has been the driving force of businessmen to invest in everything that these tourists may need. For the real estate industries, they find vacation houses the perfect lure. But before rushing out to invest in a vacation home, here are some important considerations to keep in mind.

1.) LOCATION.

Location is always an issue because it always has a direct impact on a property's value. So just like other kinds of real estate, location is one of the most important ingredients for success in choosing a vacation home as an investment tool. There are some areas in the country that are vacation hot spots, and a vacation home bought in one of these areas can often be expected to increase in value continuously as time goes on. But on the other hand, oftentimes one useful strategy is to buy a vacation house not in that major area (where market value of houses are naturaly high) but in the outskirts instead. Usually, vacation homes will be less expensive in these outlying areas, and there will also be less competition to have to deal with as well.

The vacation homes are

2.) ENVIRONMENT

The weather, neighborhood, proximal areas, public ammenities, and schools are key subjects on any buyer's checklist. For instance, Las Vegas has proved to be a popular vacation destination recently because of the large chunk of retirees who chose to settle there.

3.) Economic Growth

If the area seems to be in a constant state of growth, there is a very good chance that property values will continue to rise for the foreseeable future. Considering the economic growth and annual income of Las Vegas, there's no wonder why a real estate business could work well here.

So look around to see how much new construction is going on, including both commercial and residential in nature. This will often give you a good clue to the kind of overall growth that the area is experiencing.

Arroyo Canyon – An Exclusive Retreat

Lennar Design Studio has come up with another winner in Arroyo Canyon. The grand opening was just about three months ago and already the interest in this new exclusive high end community makes it one of the most talked about developments of its class.

The most unusual aspect of this gated community in northwestern Las Vegas near Providence is that though there is a tremendous feeling of space and openness in the homes, the back yards are comparatively small and need little maintenance. The idea is to enjoy the luxuries of a large home without the chores like weeding! Decorative boulders line both sides of the neighborhood walls. The boulders are also used on elevated lots, serving as retaining walls and accents throughout the community, complementing the environment. Other rocks and formations are used to create a very natural setting and palm trees line the entrance.

The common area gives an idea of the things in store with the elegant custom ironwork entry gates, distinctive carriage lamplights with a turn-of-the-century design. Home exteriors are accented by attractive stone pavers on the driveways and entry walkways. The neighborhood comprises of sixty three exclusive two story homes nestled in a breathtaking hillside setting. The sweeping vistas, elevated sites make it truly unique and the community park boasts of lush landscaping.

The distinctive home designs at Arroyo Canyon feature every modern luxury amenity, and are available in five floor plans. The homes are spacious and range from 3,265 to 5,240 square feet with up to four bedrooms and 3 1/2 or four baths. The well planned designs are named Sandstone, Ridge, Meso, Plateau and Arroyo and the prices start from the high $500,000s.
The spaciousness is accentuated by the vast, vaulted ceilings. Some homes feature the master bedroom and two other bedrooms on the first floor with family rooms, great rooms and games room on the upper second floor. Other floor plans feature the entertainment and reception rooms on the lower floor while the bedrooms are ensconced in the privacy of the second floor. Most plans have a lovely covered patio at the back and a gracious open balcony on the higher floor. Arroyo the largest floor plan has a delightful retreat on the upper floor along with the master suite and other bedrooms.

Interiors feature two-tone color palettes for walls and the coordinated cabinetry in cherry or maple with crown molding add a touch of elegance. The welcoming country style kitchens feature granite counter tops, high quality appliances and charming breakfast nooks leading to the formal dining room.

The master suites display walk-in closets, dual-sink vanities, spa tubs and separate showers. The practical aspects are well thought out with tile flooring at the homes' entries, as well as in the kitchens, laundry rooms and all baths. The front of the homes is not dominated by garage doors as what usually happens. Behind the normal two-bay garage door is a third, tandem bay, an unusual concept.

All the homes are built to Energy Star standards, ensuring they use 30 percent less energy for heating, cooling and water heating than a standard home.

Cambria Homes-Jewel in North Las Vegas

Cambria homes in the North Las Vegas area feature four impressive floor plans that range from over 2,100 square feet to over 3,400 square feet. These are high end homes and if you are looking for deluxe homes with high value features, you must most certainly investigate Lennar Corporation’s latest project. The homes are just in the market for sale and feature single and two story homes. This is a kind of community for those who would prefer to leave all the details to the designers and developers. There is little one has to look for when one takes Cambria Homes’ “Everything’s Included Homes” package offered by builders Lennar Corporation.

Vast and well planned interiors of all the four plans of Cambria homes feature gourmet and gourmet inspired kitchens with built-in GE inspired® Profile appliances including refrigerators. All homes will have interior laundry rooms with upper cabinetry. The exquisite master suites are planned with spacious walk-in closet and the master bathroom has an oversized garden tub. All homes have three bay garages.

The beautifully landscaped front yards and fully enclosed rear yards are perfect for family get-togethers and other event that need open space but privacy. The homes are expensive but if you can afford it, what is on offer is well worth it. They are ideal for large families or for people who have guests staying over.

Chianti is the smallest with almost 2130 square feet area and four bedrooms. An attractive porch leads into a spacious living room and dining room. The space then flows through an open kitchen with island and a breakfast nook to the large family room with a covered patio behind it. The home comes with a three bay garage and costs $380,000.

Bordalino is about 2500 square feet and at nearly $ 400,000 has four bedrooms with a large living room that flows into a great room with a covered patio. A games room adjacent to the breakfast nook and great room are other areas for family and friends to enjoy. Barbera at $440,000 over 3200 square feet is spread over two floors. The first floor has a lovely living room and dining room with special areas for the family to share in the family room and the den. The second floor has four bedrooms and a bonus room with a retreat leading off from the master bed room which opens onto a balcony.

Brunella is the largest home plan at Cambria and the ultimate in luxury at 3400 square feet and five bedrooms. The first story has a beautiful living and dining room that leads on to the family room with a spacious covered patio. There is space for a guest bedroom on this floor. The second floor has four bedrooms including a master suite with its own sitting area and large balcony and a bonus room. Priced at $460,000 this is suitable for those who want the best in life and have family and friends to share it with.

Spinnaker Village III

The northwestern region of Las Vegas Valley has a new gated community that has just started first phase sales. The response apparently has been good for the sales at Spinnaker Village III, a gated neighborhood in the northwestern Las Vegas Valley. The location is quite unique and it has the feel of developing into a close knit community. Royal Construction furthermore is local builder of repute.

Spinnaker Village III has designs for homes that will be built in two home and four home configurations. This is a good way to get friendly with your neighbors and yet have your privacy. An attractive feature of the floor plans is the great deal of flexibility offered. No two families have identical needs and taste and the builders have taken heed of the fact that people want different things.

One now has a choice of whether one wants dual master bedrooms or the option to ultimately convert a loft space into another bedroom. There is also a choice of converting a loft space into a media room or a den. Home buyers will appreciate the options and flexibility of floor plans available at Spinnaker Village III.

Spinnaker Village III offers two floor plans of different sizes. Aspen is the smaller floor plan available in the four home configuration. The area is just a little less than fourteen hundred square feet. Aspen features dual master suites, 2 1/2 baths and garage space for two cars. The prices start at almost $270,000. Once one considers some upgrades the figure will easily cross that.

The Brighton floor plan is available in the four home and two home configurations and the homes measure over fifteen hundred square feet. The floor plans feature three bedrooms, 2 1/2 baths and a fourth bedroom option. Designs include space for a loft and a two car garage. The home is priced from nearly $290,000.

The homes are Energy Star certified and boast of several attractive standard features such as ceramic tile entry, fully carpeted living and bedroom area. The kitchens are finished with no wax vinyl floors and granite counter tops with 3/4" edge. One can look forward to oak cabinetry with a choice of several finishes, washable interiors, adjustable shelves and concealed hinges. Each kitchen is equipped with a sealed burner gas range and a self cleaning oven and a microwave hood combination over range. Washing up is easy with the deep compartment sink with disposal and the built-in dishwasher .The kitchens are pre-plumbed for refrigerator Ice Maker. Nine foot ceilings and 2 1/2-inch faux wood blinds are standard.

Neighborhood amenities include a park, landscaping, and maintenance of each owner's front landscaping. Each home has an attractive gated covered porch. The well designed living areas, offer upgrades suitable for a variety of lifestyles. The exteriors and elevation of the 2 & 4 home configurations is very attractive and gives the entire structure a very complete and graceful look. The owners front landscaping will be maintained by the community and the common amenities include a park and attractive landscaping.

Sierra Ranch –Five New Villages

North Las Vegas is growing even faster than Henderson or Las Vegas city and there has been a lot of business and economic development happening here. The consistent flow of new businesses and jobs makes this a good time and place to buy a new home for both, first home buyers or those looking for a bigger home. KB Home has 40 communities throughout the Las Vegas Valley and recently had a grand opening of five new villages at Sierra Ranch in North Las Vegas.

The community’s new villages offer a wide variety and choice with 25 different floor plans that are an eclectic mix of craftsman, cottage and European farmhouse style elevations. The range in size, design and price will certainly suit most homebuyers. All homes in Sierra Ranch are Water Smart and Energy Star compliant. One can personalize one’s choice further by selecting innovations at their unique design center, KB Home Studio off Interstate 15 in Las Vegas.
The five villages, Hillcrest, Butterfield, Apple Creek, Orchard Hill and Heartland have homes ranging from 1,400 to 3,800 square feet with prices starting in the mid-$200,000s.
Two of the new three story floor plans of Apple Creek Village are showcased in community’s model homes. Butterfield Village offers larger homes and floor plans allow homebuyers to choose between a third bedroom and a loft; and that is just one of the many options available.

Sierra Ranch’s Heartland and Hillcrest villages offer even larger floor plans with three to four bedrooms and three-car garages. One of the garages can easily be used as storage space or for a workshop or for recreational vehicles. It provides the homeowner with a lot of versatility.
The opening was a fun affair with different happenings at the various villages. Apple Creek hosted a Western-style barbecue brunch. Orchard Hill entertained visitors with trick roping demonstrations, face painting and balloon animals. Kids had a field day at Butterfield at the petting zoo and with the free pony rides. The builders took pains to emphasize that Sierra Ranch is a family community, and keeping the kids amused while parents looked at new homes was a smart move.

Heartland hosted the Mojave High School Marching Rattlers, which comprised the school's band, color guard and dance team. There was also live country and Latin music broadcast here. The Watson Elementary School choir and a country music band performed at Hillcrest. The presence of participants from local schools also gave parents an idea of educational facilities in the region. Polaroids courtesy of KB Home were also available. A grand and memorable opening like this certainly created a buzz in the real estate circles and KB Homes should receive a lot of interested queries in the near future

Sierra Ranch will offer homebuyers four community parks totaling 12 acres packed with amenities such as soccer fields, sand volleyball courts and walking trails with exercise stations. The location of the community also provides convenient access to freeways, outdoor recreation areas, restaurants and shopping.

Echelon –True to its Name

Reservations have begun at Echelon the new mid rise development in the northwest Centennial Hills area. This is the latest offering of the trusted and time tested local builder, Royal Construction Company who is Echelon’s general contractor and one of its developers. The location is excellent, with Centennial Academy, a private school just around the corner, the upcoming, upscale Mall of Las Vegas and the excellent Centennial Hills Hospital all within easy reach. In addition there are other retail stores, commercial offices, upscale residences, public schools and restaurants conveniently close to this new guard gated community.

All this sets the tone for the neighborhood and you know that this is something special that is coming up at Echelon. Echelon is bound to be popular with families, particularly with people looking of something that is a cut above the rest. The plans are very attractive and combine peace and quiet with updated facilities. The complex is tranquil and beautifully laid out with a private pool, cabanas and club house offering a fitness center and meeting rooms. Excellent security arrangements and reserved parking facilities add to the confidence.

It is a whole new world of quiet understated luxury. Set on fifteen acres with spectacular views of the entire Las Vegas Valley, Echelon offers tranquil courtyards and sports and recreational amenities as well. Basketball courts and tennis courts are on the plans and the private courtyards are perfect for an early morning or evening stroll.

There are eleven floor plans to choose from and the design of each is apparently Feng Shui sensitive. The homes have open terraces and a special feature in keeping with the times is the computer alcove in each and the wire free internet service that the community offers. The residences range in size from one bedroom homes which are just over 1000 square feet to more than 4,000-square-foot penthouses. All homes have fully equipped interior laundry rooms.
Each floor plan has several unique features and there are a host of options and upgrades to choose from. Certain standard amenities such as granite kitchen with a whole range of accessories and fittings are quite impressive. Each residence has two underground parking spaces. The larger homes have mezzanine lofts and additional rooms. The open terrace in each home is cleverly equipped with a two way fireplace that the terrace shares with the spacious great room.

The largest penthouse floor plan, Grandview has four bedrooms including a guest suite. Two terraces, leading from the great room, living room and dining room areas add to the feeling of opens pace. The fully equipped kitchen has a bright breakfast nook. The mezzanine leads to a loft and a large optional room. Portrero a three bedrooms floor plan of over three thousand square feet plan with over a thousand square feet of open terrace area will no double be very popular. The layout too is quite unique and striking. Echelon is well worth an investigation and follow up.

Springs Ranch - Well Planned

Distinctive Homes’ new gated community located in the southwest part of the valley has homes with good Feng Shui, an ancient Asian philosophy which is the art of placement to achieve health, wealth, love, prosperity, happiness and harmony. This private neighborhood of single-family homes in the southwest valley has panoramic views of the Red Rock mountain range and is close to shopping, championship golf and dining.

The homes are available in three two-story floor plans ranging from 1358 to 1835 square feet. All of them feature a gourmet kitchen with recessed lighting, large master suite with roman soaking tub and spacious tech loft. The floor plans are attractive and the builders have included a number of features which others would offer as upgrades or options. All homes, for example, have the automatic garage door opener, soft water loop, raised panel doors, and upgraded baseboards.

Plan 1835, the largest at Springs Ranch features an inviting entrance that welcomes family and guest right into the heart of the home. The step-down great room is a bright and spacious area, perfect for entertainment and family fun. The kitchen is very open with Staron solid surface countertops. It has a large pantry and large island work space that opens to the dining room. On the second floor the plan features three bedrooms, 2 ½ baths and a flexible loft which can be used as an office or fourth bedroom. The master suite is secluded from the other bedrooms and features an extra large walk-in closet, a master bath with optional double sinks and a beautiful garden tub. The kids’ bedrooms too have walk-in closets with windows. The size is perfect for a growing family and the home sells from $328,000.

Plan 1358 is the smallest at Springs Ranch and features two to three bedrooms, a loft, and 2-½ baths. Priced in the high $200,000s, the home’s large open spaces add simplistic beauty and architectural interest. The great room is open to the kitchen and dining areas and one can see it as a hub for family and friends. The second floor bedrooms both include large walk-in closets. The master suite with attached bath features a large window, optional double sinks and a relaxing garden tub.

Plan 1559 is the median sized plan, available for just over $300,000. The soaring volume ceilings of this home are the unique attraction here. Featuring three bedrooms, a tech loft and 2-½ baths on the second floor this two story home has a large great room open to the kitchen and dining areas, a convenient pantry and kitchen island with a bar. The master bedroom is a restful retreat with an attached master bath including a beautiful garden tub and an expansive walk-in closet.

Springs Ranch has no doubt been planned with care and has several thoughtful standard features including energy efficient low-E windows, 50-gallon water heaters, paved stone driveways and walkways, solid, exterior coach lights and pre-wiring for ceiling fans in the master bedroom and family room as well as pre-wiring for cable and phones in four locations.

Avendale – Small and Beautiful

Concordia Homes has planned a small, exclusive community in Henderson which is sure to please. They received permission about a year ago to develop a twenty seven home subdivision known as Avendale near Paradise Hills, Calvert and Greenway roads in Henderson. The new community is now ready to build and model homes have been currently constructed at Concordia’s other jewel and Avendale’s sister community, Autumn Ridge.

This new community in Henderson is built on a five acre plot, tucked away between rolling hills at the foot of Black Mountain. The elevation of this small neighborhood is approximately 2,500 feet and the homes will offer spectacular mountain views. The height adds crispness to the air and there is an overall sense of serenity here. The best part is that it is still conveniently located near Highway 95, making Avendale conveniently close to shopping, boutiques, restaurants and top notch indoor and outdoor recreation and entertainment.

It will suit families with young children very well as Avendale is close to some of the finest schools in the Las Vegas valley. It is part of the school districts of Walker Elementary, Marrion Middle School and the Foothills High School. There is a wonderful new children's water park nearby and Avendale is not far from the Lake Mead Recreational Area with all its water sports and hiking facilities. Adults will also not miss the bright lights of Las Vegas here as Avendale is just a few minutes away from the Galleria Mall as well as theatres and casinos.

The community is small with just 27 homes planned in the subdivision. There does not seem to be much provision or the space for recreational facilities within Avendale. There are numerous ball fields, water parks, public parks at hand. The single-family detached residences will range from 1,400 to 1,800 square feet in size.

Avendale homes are planned as three bedroom and four bedroom homes with two-car garages and good size back yards. The price range is also attractive in the high $200,000s to low $ 300,000s. Avendale is currently selling phase one and there are three floor plans available with attractive botanical names.

Sage is the smallest floor plan and is a two story home with an area of about 1400 square feet. The first floor has a great room with options of a patio or French windows and a kitchen leading to the two car garage. It has three bedrooms, two baths and a laundry room upstairs. Juniper is larger at over 1500 square feet with a lovely dining room and porch on the first floor in addition to the great room and kitchen leading to the 2-car garage. The two story house has three bedrooms and an optional space for an additional bedroom. Willow offers four bedrooms or three bedrooms with loft and is 1800 square feet in area.

Concordia has a complete Design Center where you can choose from a range of exterior doors, countertops, cabinets, flooring, lighting, kitchen and bathroom fixtures to personalize your home. Design professionals will guide you about the choice for interiors making it easy and convenient for a homebuyer to design their own home.

Mesa Verde - Appealing

Mesa Verde offers many choices for those looking for a detached single family home in a lovely neighborhood. Those who enjoy living in quiet surroundings will love it here. Magnificent landscaping with well designed homes that have aesthetic architectural lines combine to give you your dream home at reasonable prices, at least by current standards and costs. What is more, the layout offers privacy but gives you the feel of a close knit neighborhood.

Though it is surrounded by the beauty of the desert, Mesa Verde is conveniently closely located to excellent shopping, dining and entertainment opportunities. What more can one ask for in a home when you get the exciting combination of outdoor activity and modern conveniences? Mesa Verde is the good place to call home.

One big advantage you have at Mesa Verde is that buyers have the freedom and opportunity to choose the site for their home. Further, you can modify and customize your choice. For the most part, the homes at Mesa Verde will not be "pre-plotted," which gives buyers the opportunity to combine their choice of floor plan, house design and site for construction.

The homes will have certain standard features which are quite impressive. These include wall-to-wall carpeting, raised-panel doors, rocker-style light switches, beech cabinetry, granite counter tops, recessed lighting, central air conditioning, a programmable thermostat and a gas water heater. Mesa Verde is priced from the mid 200,000s, and range of detached, two-story homes are available ranging from nearly 1200 square feet to over 1500 square feet.

The floor plans have the advantage of being very flexible and one can avail of amenities such as optional bonus rooms, lofts, dens and decks. Most homes will have the advantage of views of the professionally landscaped community park with a private swimming pool and spa. The openness of the floor plans and the feeling of a neighborhood are decided advantages here.

Each home at Mesa Verde will have attractive exteriors that feature designer selected color schemes. One has a choice of two desert front yard landscaping packages with an automatic irrigation system. The rear yards are closed with wrought iron gates. The interiors feature ceramic tile entries, oak recessed panel cabinetry, brushed steel lighting fixtures with marbled glass and recessed can lighting in selected areas, and separate laundry rooms with gas dryer hook-ups.

The friendly sales persons at the sales centers will be happy to run you through the choice of floor plans and the advantages of each. Many of the designs include covered entries, pantries and walk-in closets. Some plans have single car garages some floor plans are available with two car garages.

The larger floor plan accommodates three bedrooms and boasts of an open kitchen, dining and family room area. There are a couple of more designs that offer three bedroom homes while another plan offers a beautiful home with two lovely bedrooms. Persons looking for reasonable priced homes in a good location will probably appreciate all that Mesa Verde has to offer.

Hawk Ridge - Attractive Condo Option

People move to Nevada for a number of reasons including great weather, low taxes and fine entertainment. The demand for homes in Las Vegas has sent the prices through the roof as a result of which many people who want to live in south Nevada and enjoy its life style cannot afford the prices. Mesquite is blooming with several new developments that are so much more affordable than Las Vegas. Hawk Ridge is a luxury condo community ideally located on the bluffs of Kitty Hawk Drive overlooking Marilyn Redd Park. Golfers would love the location as it is between the Arnold Palmer designed Oasis Golf Club and Wolf Creek Golf Club.

The first of the proposed five phases at Hawk Ridge Condominiums has sold out, and reservations are open for the second. This community of 152 units is built on nine acres and has a combination of excellent amenities and affordable prices and is a good an example of what Mesquite can offer. The condos are priced from the 170,000s, and are available in two plans and sizes. Each building has just four units with two of the smaller condos, called the Landing, which each have two bedrooms located on the first story. Two of the larger condos, known as the Plateau are located on the second story.

The Landing, though smaller, has two very spacious bedrooms with two baths and measures approximately 950 square feet. The Plateau is a three bedroom and bath unit that measures over 1360 square feet. All the units are entitled to one covered parking space each. The Plateau is priced from the low $200,000s and all Plateau units are located above garden level. Every unit in Hawk Ridge has its own private entry.

House hunters are pleasantly surprised to find that Hawk Ridge offers a generous package of amenities that are standard with every unit, something you will not find in any other development in this price range in Mesquite. The kitchens boast of granite counters and all the appliances a home requires including full-sized washers and dryers, and storage units as well as built-in microwaves, dishwashers, ovens ranges and refrigerators. Attractive cultured marble vanities in all baths, two tone paint, and ceramic tiles in the entry, kitchen and dining areas are other standard features. The units are complete with carpeting and window blinds throughout. The dining nooks have magnificent bay windows.

Another feature that is sure to attract homebuyers looking at the Hawk Ridge Condominiums complex is that the common area facilities offered here encourages a true sense of community and neighborliness. The first phase has been completed and it is obvious that the people living here enjoy a number of recreational facilities within the complex and outside. There is a full fledged recreation center, which offers basketball and racquetball courts, exercise and aerobics classes and weight lifting. Residents can enjoy swimming at indoor and outdoor pools. Outdoor adventure lovers have ATV and dirt bike paths close by. The clubhouse amenities include a workout facility, kitchen and entertainment area, dining area, a pool with cascading rock waterfall and BBQ pits.

X-It - A New Trend in Condos

Rhodes Homes have brought in a unique touch into their new development of condominiums. X-it has been designed as complex of three story Brownstones in the south west part of Las Vegas valley. These trendy homes which bring a touch of Brooklyn into Las Vegas range from 1660 square feet to 1760 square feet with an attached garage. The concept is new for Las Vegas and is sure to appeal to the younger set, particularly as the 178-unit complex has its own pool and fitness club.

The reservations for X-it began early this year, in January 2006. Sales begin this month and the first occupants are expected to move in this summer. Serious home hunters are happy with the idea of a relatively quick move into a luxury home like X-it. One can choose from three floor plans that have special features of their own. Each brownstone has its own an attached two-car garage and a lovely open courtyard on the first floor. The second floor has a terrace with a lot of potential. Rhodes Homes offers several customized amenities and features and the builders are confident buyers will really like what X-it has to offer.

The smallest brownstone at X-it Condominiums is over 1660 square feet and has a single spacious bedroom and two and a half baths. Other charming features are a hobby room, great room and loft. The plans can be modified to create a second bedroom. The medium sized floor plans feature dual master bedrooms and the total area is 1,690 square feet. There is a snug den and a great room along with 2 1/2 baths. The largest floor plan at 1760 square feet has three bedrooms, 3 1/2 baths and a great room. Prices for these Brownstones start in the mid $300,000s.

Community features at X-it are outstanding and are sure to be immensely popular. The unique club house and workout facility are the star attractions of the community. The club house at 2400 square feet is spacious without being over-powering. The developers plan to build a multi-feature center with a recreation room, an exercise room, full kitchen and a lounge/media area. There will also be a pool, spa and deck area complete with a shade structure. The club house building itself is sure to be very striking with its attractive color schemes. The homes at the complex will be painted on the outside in shades ranging from the blue green palette. Plans are to utilize seven variations of lime green, steel blue, gray and brown tones. These unique touches helps X –it stand out in the valley.

The color palette can be seen inside and outside the sales center. The sales center is wrapped with the images of the buildings, giving prospective buyers a glimpse of what is planned at X-it. There are painted daisies in pots along the walls giving it a funky look. It is certain to give a fun loving image to the community that will appeal to young buyers.

Entire Apartment Complexes Sold

Demand for multifamily housing in Las Vegas is on an upward swing and as interest rates go up the demand for renting apartments does too. Many factors contribute towards the preference for multifamily housing. Economic factors and housing affordability and the nontraditional composition of households are among the major factors that contribute to the high demand for multifamily rental and outright purchase. Experts believe that the first stage of Manhattanization of Las Vegas is over and the city is heading towards its second stage. The real estate market may have balanced out but the demand for median range apartments and condos is still very great. Apartment prices have gone up from about $80,000 a few years ago to the $120,000 to $130,000. The population base of Las Vegas is growing and so are employment opportunities.

The need for reasonable housing on rent has not been met extensively but unless the situation improves people relocating to Las Vegas will have no option but to pick up condominiums. Condo conversions in the Las Vegas Valley began around 2004 mainly because of increased demand and consequent sharp rise in housing prices. Currently the median price of a condo or townhome in Las Vegas is over $200,000.

Developers are moving to locations pretty far out of the city and building reasonably priced apartments in rural areas where the cost of land is low. A 152 unit development in Mesquite named Hawkridge has two bedroom condos for around $170,000, and three bedroom condos are available in the low $200,000s. The prices in Mesquite too have shot up a great deal but the amenities available are at least better and one can afford a resort lifestyle and climate at a reasonable price. Builders and developers of apartments and condos are buying much larger tracts than they plan to develop in order to offset part of the escalating land and construction costs by selling the surplus at a higher rate. Builders are also developing projects in phased manner so as to deflect the cost. The search for alternative material sources is constantly on and developers are working on various schemes to tackle price spikes.

The Orchid apartments at 2700 N. Rainbow Blvd were recently purchased for $35 million which works out to $125,000 a unit. Oregon-based Bean Investment Co. bought the Orchid apartments the total area of which was over 187 thousand square feet. There are 266 units of one-bed/one-bath units and 40 two-bed/one-bath units. The amenities include laundry facilities and a pool. There is every chance that these will be converted to condos.

The entire complex of the Princess by the Lakes apartments at Durango Drive and Edna Avenue was also purchased by BF Group for $44 million. There are one, two and three bedroom apartments here and the average price paid per apartment works out to $123,240 a unit. BF Group has also purchased about four acres of land at the northeast corner of Durango and Edna. This extended property will most certainly be put to good use by the investors. We can look forward to more condo conversions here.

Boulder City – Jealously Guarded Individuality

The people at Boulder City certainly are keen to retain a distinct identity for their city. Las Vegas and the area around it are growing rapidly in all directions. Communities and condominiums, not to speak of the high rises have changed the appearance of the valley dramatically over the past few years. Boulder City, which began as a town built for construction workers of the Hoover Dam in 1930, is changing at a slower pace.

Boulder City residents are quite determined to restrict the growth and development of their city and certainly at the moment it shows no inclination of going the way of the rest of the valley. They are proud of Boulder city’s reputation of being clean, green and safe.
The layout of the town will not change extensively because of certain self imposed restrictions to development in the city.

Not more than 120 new homes can be built in Boulder City a year, which means that there is no indiscriminate building. Secondly a single developer is not permitted to build more than thirty houses. This has given the neighborhoods their distinct characteristics and prevented the development of faceless, identical communities. The city cannot sell more than an acre of property without voter approval.

This is a small community of about fifteen thousand two hundred very involved citizens. Gambling is prohibited here and if that is your attraction to the Las Vegas valley then Boulder City is certainly not for you. Boulder City prides itself on being a place where people "live, work and play together." Outdoor recreation like golf, swimming, hiking and tennis are popular. The Lake Mead Recreation Area provides water-sports and camping. Just twenty miles from the city of Las Vegas, Boulder City is a world apart in many ways. There are various communities with beautiful single or two story homes which offer homeowners a low-maintenance lifestyle. Spacious living area and two or three bedroom homes with well equipped kitchens are the norm. Many are close to shopping, dining, recreation and entertainment. The prices range from the low 200 thousands to the high three hundred thousand dollars.

The latest restriction that has been approved unanimously by the City Council was to outlaw the development of gated enclaves. Las Vegas is well known for its prestigious gated neighborhoods that provide security and exclusivity to the residents. It is usually considered as a plus point and advantage when people are hunting for homes.

The Boulder City Council believes that their city is free from crime and the need to put up gates and block access to established neighborhoods does not exist. As of now there are no gated communities in Boulder City. The new rules prohibit the installation of a gate across any public or private street inside a residential development of two or more homes. It does not apply to gates on secondary streets dedicated to providing emergency vehicle access or to gates used to secure storage areas within a development.