Saturday, April 29, 2006

Spectactular Spanish Trails Home! Nearly $20,000 in upgrades added


Spectactular Spanish Trails Home! $495,000 - Nearly $20,000 in upgrades added. New Shudders, Freshly painted, Brand new carpet. All offers must have a pre-approval letter, not pre-qual. All info to be verified by buyer or buyers agent including schools. Backyard shows as tranquil, scenic lakeviews complete with ducks. Call Steve Harless at 702-217-1680 For showing appointments and Gate clearance.TROPICANA AND BUFFALO,WEST ON TROP TO SPANISH TRAIL TO GATE, RIGHT ON SPANISH GATE TO END, RIGHT INTO ISLAND, VEER TO RIGHT TO PROPERTY. CALL *Steve Harless* WITH All offers 702-217-1680.Address 5049 /MT PLEASANT LN Unit 0 Bldg # LP/SqFt $117 TaxDistrct Bldr/Manf Mod Zip 89113 County CLARK YrBuilt 1988 /RE Community Subdiv ISLANDS AT SPANISH TRAIL Subdiv# 2764 LandUse 160 Assoc/Comm Features Des CLUBHSE /EXERCRM /CLUBHSE /POOL /SPA /TENNIS /SECGRD Elem K-2 ROGE Elem 3-5 ROGE YrRnd Y Junior SAWY Highsch DURA MetroMap 62 -E3 #Baths HB Tot Bldg Desc 2STORY /2LEVEL Prop Desc 2 0 0 2 Roof TILE Type #Bedrms 2 #Den/Oth 0 #Loft 0 Garage 2 /ATTACHD Conv N Carport 0 Parking Desc Appx SF 1,917 Lot SqFt 7,565 #Acres +/- Lot Desc LAKEFR Length Width Convert Real Prop MH-YrBlt PvSpa PvPool Pool Size +/- Dir TROPICANA AND BUFFALO,WEST ON TROP TO SPANISH TRAIL TO GATE, RIGHT ON SPANISH GATE TO END, RIGHT INTO ISLAND, VEER TO RIGHT TO PROPERTY. ALL OFFERS MUST HAVE A PRE-APPROVAL LETTER NOT PRE-QUAL. ALL INFO TO BE VERIFIED BY BUYER OR BUYER'S AGENT INCLUDING SCHOOLS. BEAUTIFUL, TRANQUIL BACK YARD ON THE LAKE COMPLETE WITH DUCKS. FRESHLY CARPETED AND PAINTED IS. CALL *STEVE* WITH ??? TXMSG 4 SHOWING Ag/Ag Rem Liv Rm 14X10 2ndBd: 12X14 Fam Rm 3rdBd: Grt Rm Grt Rm 4thBd: Din Rm 5thBd: Kitchen BRKBAR /PANTRY Bed Dn Ba Dn Ba Dn Desc. Den Dim: Loft Dim: MBR 17X12 Furnished Desc MB Bath DBLSNK /TUBJET /SHOWER Constrctn FRMSTUC Refrg N Dispos Y Dishw Y Washer Inc Dryer Inc DryerUtil N Location ROOM Oth Appliances Oven Desc Interior Flooring CARPET /CERAMIC Firepl 2 Firepl Loc LIVING /MASTER Equest Fence Miscel House Face House Views MOUNTVW Exterior BALCONY Landscap Heat Sys CENTRAL Ht Fuel Water Cool Sys CENTRAL

Tuesday, April 25, 2006

$146900 - ►► Condo On The Edge Of Summerlin ◄◄

$146900 - ►► Condo On The Edge Of Summerlin ◄◄
...............................................................................1 bedroom 1 bath 725 Sq Ft $146,900 Deer Valley 1 bedroom 1 bath 768 Sq Ft $151,400 Sundance 1 bedroom 1 bath 811 Sq Ft $159,900 Aspen 2 bedroom 1 bath 932 Sq Ft $179,900 Heavenly 2 bedroom 2 bath 1138 Sq Ft $219,900 Taos 2 bedroom 2 bath 1170 Sq Ft $226,900 Vail 3 bedroom 2 bath 1265 Sq Ft $239,900 Big Bear Condos For Sale (702)217-1680 Model Name: DEER VALLEY Builder: APT/CV Planned Community: NONE Area: NW Zip Code: 89129


Steve Harless Realty Executives 702-217-1680

►► ******** Metropolis Hi Rise Condo For Sale *********

Metropolis Hi Rise Condo For Sale ** Live Like Royalty In Las Vegas ** THE LAS VEGAS STRIP! No McDonalds... Nothing but top notch service & elegance like Park Avenue in New York, with the affordability of Las Vegas. Why Move Here? This is where the elite of the world live. Do some business in the day, and Party ALL NITE! Vegas marches to the beat of a different drummer, and this stunning High Rise Condo isn`t for those who are looking for run of the mill....START REALLY LIVING TODAY! Email for PICs and more details... http://builder.realbiz360.com/IDX.asp?MLS=581945&rPID=2372
Steve Harless Realty Executives 702-217-1680

Monday, April 24, 2006

$164900 - ►► Condos For Sale - Great Incentives










$- ►► Condos For Sale - Great Incentives

MORTGAGE PAYMENTS FOR 1 FULL YEAR! Could It Possibly Be True? YES!!! This Property is Only 3 years old! They offer 6 floorplans beginning at only $164,900 - $267,900!
1bed/1bath $164,900 - 700 sq ft. 2bed/2bath $225,990 - 938 sq ft. 2bed/2bath $242,990 - 1024 sq ft. 3bed/2bath $267,990 - 1156 sq ft.

If you use their preferred lender, YOU WILL RECEIVE A MINIMUM OF $5000k CREDIT TOWARDS CLOSING COSTS! PLUS!!!!! If you allow us to assist you, WE GUARANTEE YOU THAT WE WILL GET YOUR HOA DUES AND ENTIRE MORTGAGE PAID FOR THE FIRST YEAR!!! WAIT! There's more! If you choose not to renovate this fairly new property (new paint, carpet) YOU WILL RECEIVE A CREDIT BETWEEN $1500 and $3500 ! Because of our exclusive relationship with the developer, we can offer you these terrific incentives! It's a no-brainer! These prices are PHASE ONE PRE-SALES! This Property is Only 3 years old! Call Steve Harless today for more information on how to get started! 702-217-1680 STEVE HARLESS Las Vegas Real Estate Agent - Realty Executives mobile:702-217-1680


e-mail: steveharless@hotmail.com
this is in or around HENDERSON





Tuesday, April 18, 2006

Median prices edge up in valley Realtors survey By HUBBLE SMITH REVIEW-JOURNAL

Median prices edge up in valley Realtors survey
By HUBBLE SMITH REVIEW-JOURNAL


Michael Colagioia, who wants to move to Southern Nevada from Florida, was hoping to read more stories about the flattening real estate market in Las Vegas, about median home prices continuing to decline.Those days may have already come and gone. Any ground lost in January and February was quickly recovered in March, the Greater Las Vegas Association of Realtors reported.The median price for 2,521 homes sold during the month was $314,950, up 1.9 percent from February and up 6.8 percent from the same month a year ago."I said not to get excited one way or another," association President Linda Rheinberger said Thursday, "and now the return to normalcy has come true. We're about stabilized if we look at the first quarter."Prices had dropped for two straight months from $312,000 in December to $309,000 in February, leading some to believe the "bubble" was starting to pop in Las Vegas.Stephen East, a housing analyst for Susquehanna Financial Group in St. Louis, said he recently toured Las Vegas and found that many of his observations echoed what he saw and heard in November -- that Las Vegas is in the midst of a return to normal conditions.The market appears more divergent with areas that are distinctly hot and others that he characterized as difficult."Overall, we continue to see a solid housing market in Las Vegas thanks to a robust economy that is creating jobs and attracting significant in-migration," East said, "but we have a higher level of caution now versus five months ago, given elevated incentives and cancellations, combined with further signs of inconsistency in pricing power."Colagioia of Florida said he put his house up for sale, but the market is slow there and not many people have looked at the house. He and his wife have decided that their careers in Florida are going nowhere and they like the opportunity for growth in Las Vegas."She's very excited about a fresh start here," he said via e-mail. "We both are. We found central Florida to be very boring."Rheinberger of the Realtors' association said she'd be surprised if Las Vegas doesn't reach the projected 5 percent to 10 percent appreciation in prices by the end of the year.The number of homes available for sale on the Multiple Listing Service grew 21.8 percent from a year ago to 17,385, association statistics show. Nearly 44 percent of homes sold within 30 days on the market, compared with 38.2 percent in February and 42.9 percent in March 2005.Total dollar volume for March home sales was $957.8 million, down 13.5 percent from a year ago.Statistics from the Greater Las Vegas Association of Realtors are based on records from the Multiple Listing Service and do not necessarily account for newly constructed homes sold by local builders or transactions not involving a Realtor.LAS VEGAS HOUSING STATISTICS March 2006February 2006March 2005Homes sold2,5211,7873,121Median price$314,950$309,000$295,000Available listings17,38517,67514,277
SOURCE: Greater Las Vegas Association of Realtors

Monday, April 17, 2006

Market affects home pricing


In many areas of the country, inventories of homes for sale have increased -- in some cases, dramatically. The National Association of Realtors reported the inventory of homes for sale in the Chicago metropolitan area, to cite one example, increased 133 percent from third quarter 2004 to third quarter 2005.
A year ago, when inventories were extremely low, accurate pricing was less critical.

As long as the home received broad marketing exposure, it was virtually assured of selling even if the list price wasn't precisely in sync with the market. Now, because of rising inventories, there's no margin.
Although the trend nationally seems to be toward an increase in the number of homes for sale, this isn't universally the case.
Listing inventories in Austin, Texas, according to the Realtors, dropped 33 percent between the third quarters of 2004 and 2005. They went down 27 percent in Colorado Springs, Colo., during the same period.
Although the media broadly proclaims a drop in the housing market, there's actually variability in the market location and product type.
For instance, there's evidence that the condo market is softening more than the single-family market.
Given the unevenness in housing activity, which is ultimately governed by supply and demand, it's difficult to generalize about the best way to price a home to ensure a successful sale.
However, the following guidelines may help.
Home seller tip: Broader economic factors such as interest rates have an effect on the housing market, but it's usually local economic factors such as the local job market and the amount of new construction in the area that have the greatest influence on sale prices.
Seattle, for example, has a strong economy, so it's no surprise to find that despite growing inventories of homes for sale elsewhere, it's a seller's market in Seattle.
In such a market, where there are still more buyers than sellers, the pricing strategy will vary greatly from one in a more bloated market. You might price your home at the low end of the expected selling price range and expose it fully to the market before entertaining offers. This way, there is the opportunity of receiving multiple offers and a higher selling price.
In markets with a surplus of inventory, however, it's unlikely to receive multiple offers. Buyers have more options and they don't want to compete with other buyers. They become more selective and gravitate to those listings that are in the best condition and are offered at the best price.
It's always a good idea to know the competition. However, in a high-inventory market, don't be misled by other sellers' asking prices. Some sellers list their home assuming they're still earning double-digit appreciation. A list price that is significantly above recent sale prices is probably too high.
Also consider that there are a lot of speculative sellers who will only sell if they get a certain price. They don't need to sell; they'd like to do so only if they can make a killing.
Another factor that may have an effect on the market is that about 30 percent of the real estate agents have only had experience working in a strong seller's market. It may take time for them to realize that the market has changed and requires new ground rules.
The closing: To sell in a high-inventory market, the homeowner needs to prepare the home so that it looks great, then select a price that undercuts the competition.
Dian Hymer is author of "House Hunting, The Take-Along Workbook for Home Buyers" and "Starting Out, The Complete Home Buyer's Guide" by Chronicle Books. Copyright 2006 Dian Hymer. Distributed by Inman News.
Real Estate home

Thursday, April 13, 2006

Las Vegas Real Estate Reports

Las Vegas Real Estate Reports
click the links below:
March_-_Clark_Report_by_Zip_Code.pdf
Las_Vegas_Ryness_Report_3[1][1].28.06.pdf

Zillow offers bird's eye view of home real estate

By Eric Auchard
SAN FRANCISCO (Reuters) - Zillow.com plans on Thursday to introduce a new feature to its real estate research Web site offering bird's eye, low-altitude photographs of residential neighborhoods, via a deal with software maker Microsoft Corp. (MSFT.O: Quote, Profile, Research).
The Seattle-based company, which is looking to transform the way people research home buying and selling, launched Zillow earlier this year.
In the same way that Expedia took the mystery out of ticket pricing, Zillow allows consumers to find out key data on neighborhoods and calculate the value of their homes. It features no property listings.
Using Microsoft's Virtual Earth platform, Zillow will now be the first real estate site to give consumers an immersive, 45-degree-angle view of residential neighborhoods down to specific homes, allowing them to zoom in from four directions.
Zillow (http://www.zillow.com) is a free service funded through local advertising, and is designed to be independent from real estate agents. Since it launched in February, it has become among the fourth most popular U.S. real estate Web sites, according to Internet traffic measurement firm Hitwise.
The new images are shown alongside satellite maps, parcel information, home valuation and individual home data.
Images, taken by Pictometry, a supplier of aerial photography, are captured via digital cameras pointed at a 45-degree angle from low-flying airplanes. They will supplement Zillow's existing satellite and street map views.
Zillow, whose executive team includes several former Microsoft employees, is licensing the aerial images from Microsoft, which is based in nearby Redmond, Washington.
Terms of the relationship were not disclosed.
Initially, the new views can be found on home searches in cities such as San Francisco, Seattle, Los Angeles, Boston and Las Vegas. Additional coverage will be added later this year.
Rich Barton, who founded travel site Expedia and sold it to IAC/InterActiveCorp (IACI.O: Quote, Profile, Research) in 2003, set up Zillow with $32 million in venture capital from Benchmark Capital and Technology Crossover Ventures.
Zillow's service, which is still in trial mode, now has data on more than 65 million homes, the company said.

Tuesday, April 04, 2006

$495000 - Diamond Gem On Spanish Trails Golf Course


Diamond Gem located on Spanish Trails golf course, next door to the islands private pool & cabana house, gorgeous 2 bedroom, den and loft townhome with many upgrades, marble and carpet floors, huge ceilings, outstanding golf course views, fireplace,formal dining area, lovely living room, show this gem to your fussiest clients! Call Steve Harless - Realty Executives at 702-217-1680

Saturday, April 01, 2006

Real Estate and Development Land price hikes finally getting down to Earth By Jennifer Shubinksi / Staff Writer



Could there be a light at the end of the tunnel when it comes to Las Vegas Valley land prices?
It depends on whether you consider the glass half full or half empty.
In 2005, the average price per acre was $479,200—a 38 percent increase over the previous year, according to a new report by Applied Analysis.
While almost 40 percent appreciation is staggering in its own right, it pales in comparison to the 72 percent increase in land prices experienced in 2004 over 2003, the group reported.
"We're starting to see more normalized appreciation rates; we're really just entering a period where supply and demand are becoming more in balance than they were 12 months ago when properties were achieving above asking rates," said Brian Gordon, principal at Applied Analysis. "That is still happening to a certain extent, but at certain price points it becomes improbable for developers."
As for the fourth quarter 2005, the average price per acre was $367,200—a 47 percent decline quarter over quarter and a 28 percent decline from the year-ago quarter, Applied Analysis reported.
"What we're seeing are shifts in the types of property being acquired," Gordon said. "People can't expect to see appreciation rates of 80 percent year over year.
"It's unrealistic to have those expectations, particularly given the fact that construction costs are increasing and we've seen modest increases in interest rates."
Those cost increases, along with the price of land can make it difficult for a project to make financial sense for a developer.
There are a couple reasons for the sharp declines in appreciation during the fourth quarter 2005, Gordon said.
The numbers include the November 2005 Bureau of Land Management (BLM) auction in which 2,675 acres were sold for $639 million to the Olympia Group. That large sale, which consisted of raw land without any improvements, brought the overall average down. Exclusive of that sale, the valley wide price per acre was $578,000 an acre, an 11 percent increase over the previous year.
Another factor was the type of land that sold.
"We saw more investment activity taking place in submarkets with below-average pricing," Gordon said. "So the north and northeast parts of the valley still reported healthy price appreciation, but property values in that area tend to be below the Las Vegas average, so it brings the valleywide average number down."
The area with the highest average price per acre in the fourth quarter 2005 was the city of Las Vegas, with an average price at more than $700,000. When the numbers are computed at a median price per acre, the numbers in almost all jurisdictions hovered around the $500,000 per acre mark. Henderson was at about $450,000 an acre in the fourth quarter 2005, Applied Analysis reported.
Notable transactions that occurred during the fourth quarter 2005 included:
• The 2,675 acres purchased by the Olympia Group for about $639 million, or $238,900 per acre.
• An 80-acre site for $27.8 million located in the north submarket at Tropical Parkway and Donovan Street.
• A 54-acre site for $47 million located in North Las Vegas near Losee Road and Interstate 215.
• A $55.1 million purchase for 150.8 acres located in North Las Vegas at the southeast corner of Craig Road and 5th Street.
In other news:
The 2007 Realtors Conference & Expo, which will mark the 100th anniversary celebration of the founding of the National Association of Realtors, will be held in Las Vegas.
The dates of the conference are Nov. 12-Nov. 16, 2007, at the Sands Expo and Convention Center. More than 25,000 real estate professionals are expected to attend.
• Tate Snyder Kimsey's design studio in Henderson, built in 1994 and expanded in 1997, recently received LEED-EB certification from the U.S. Green Building Council.
LEED-EB buildings maximize operational efficiency while minimizing environmental impacts. It provides a recognized, performance-based benchmark for building owners and operators to measure operations, improvements and maintenance on a consistent scale, according to the U.S. Green Building Council.
• Langan Engineering and Environmental Services opened an office in Las Vegas. The company has been providing geotechnical engineering and deep foundation consulting services in Las Vegas since 1998.
The Las Vegas office is the companies eighth nationwide. It is headquartered in New Jersey.
• Stoltz Real Estate Partners and Golden Tree InSite Partners acquired a portfolio of office/flex buildings and land parcels throughout Las Vegas. The seller is a partnership between Urdang Advisors and Stoltz Real Estate Partners. Financial details were not disclosed.
The portfolio consists of nine buildings with about 600,000 square feet and a combined occupancy of 80 percent. There are also six vacant land parcels totaling 26 acres targeted for development of more than 500,000 square feet of office space. The portfolio also includes a 9-acre site along Sunset Road, across from McCarran International Airport.
Seven of the buildings and four of the land parcels are located in the Hughes Airport Center. The remaining two buildings and two parcels are in the Hughes Cheyenne Center in North Las Vegas.
Kirt Klaholz, who with Wes Jenson heads the Stoltz Las Vegas office, said the company remains bullish on Las Vegas.
"Our long range plans are to manage want we have and to build more buildings," Klaholz said. "We're also interested in future opportunities, stay in Las Vegas for the long run."
In total, Stotlz Real Estate Partners has about 725,000 square feet of office and industrial space throughout the Las Vegas Valley.
Jennifer Shubinski covers real estate and development for In Business Las Vegas and its sister publication, the Las Vegas Sun. She can be reached at (702) 259-8832 or by e-mail at
js@lasvegassun.com.