53accbfa20d047c99559d24066c79e70

Latest Home Data Points to a "Housing Recession"

183:832097703 (David Bergonz) — Tue, 23 Aug 2022 22:53:17 GMT

While prices continue to rise, the number of existing-home sales fell in July for the sixth consecutive month and are down dramatically from a year ago, according to NAR’s latest housing report.

More signs are pointing to a housing slowdown as existing-home sales (completed transactions for single-family homes, townhomes, condos and co-ops) fell 5.9% month over month and 20% year over year, according to the National Association of REALTORS®’ latest housing report. “We’re witnessing a housing recession in terms of declining home sales and home building,” says NAR Chief Economist Lawrence Yun. “However, it’s not a recession in home prices. Inventory remains tight and prices continue to rise nationally, with nearly 40% of homes [on the market] still commanding the full list price.”

The median price for an existing home jumped 10.8% from a year ago, reaching $403,800. However, that’s down $10,000 from last month’s record high of $413,800, NAR reports.

July’s decrease in home sales, the sixth consecutive month of declines, likely was due to higher mortgage rates sidelining more buyers, Yun says. Homebuilders echoed that sentiment this week, reporting that new-home sales fell 10% annually in July and were at the lowest level since the onset of the COVID-19 pandemic in 2020. But home sales may soon stabilize, as mortgage rates have fallen from a 6% peak in early June to near 5%, “giving an additional boost of purchasing power to home buyers,” Yun notes.

The following are some additional key housing indicators from NAR’s July sales report:

Days on the market : Homes continue to sell swiftly at a median of 14 days, matching June’s record low.

Housing inventory : The inventory of unsold existing homes increased to 1.31 million, up 4.8% month over month and unchanged from a year ago. Unsold inventory is at a 3.3-month supply at the current sales pace.

First-time home buyers : First-time buyers accounted for 29%, down slightly from 30% a year earlier.

All-cash sales : All-cash sales comprised 24% of transactions, up from 23% a year ago. Individual investors and second-home buyers made up the largest share of cash sales, purchasing 14% of homes on the market.

Regional Breakdown

All four major regions of the country reported a drop in existing-home sales last month. The Western region of the U.S. posted the sharpest annual sales decline as well as the largest housing inventory increase. “It’s likely some Western markets will see prices decline, and that will be welcome news for buyers who watched rapid price jumps during the past two years,” Yun says.

Here’s a closer look at how existing-home sales fared across the country in July:

Northeast : Existing-home sales decreased to an annual rate of 620,000, down 7.5% month over month and 16.2% from a year ago. Median price: $444,000, an increase of 8.1% from the previous year.

Midwest : Sales fell 3.3% from the prior month to an annual rate of 1.19 million, dropping 14.4% from a year ago. Median price: $293,300, up 7% from the previous year.

South : Existing-home sales dropped 5.3% to an annual rate of 2.13 million, down 19.6% from one year ago. Median price: $365,200, an increase of 14.7% from the previous year.

West : Sales fell 9.4% month over month to an annual rate of 870,000, down 30.4% from a year ago. Median price: $614,900, an 8.1% jump year over year.

Written August 18, 2022 by Melissa Dittmann Tracey

Full article can be read here

https://magazine.realtor/daily-news/2022/08/18/latest-home-sales-data-points-to-housing-recession

Are We in a Housing Bubble?

183:832097703 (David Bergonz) — Fri, 08 Jul 2022 21:00:01 GMT

The “warning signs” look all too familiar, but 3 key factors suggest we're not.

Escalating home prices have both buyers & sellers worried that the market is just “too good to be true,” and agents across the U.S. are getting bombarded with the ultimate question: “ Are we in a housing bubble? ” We'll look at 3 key factors experts point to suggesting we’re not.

PART 1: HOUSING SUPPLY

Last year, home values appreciated an average of 15% across the nation. And while this year’s growth isn’t expected to match it, buyers and sellers are still worried that home prices are too high and that depreciation is likely to follow.

However, unlike the Housing Bubble years of the mid-2000s, the major factor driving up home values is that we’re also in a dire inventory shortage (CHART 1) .

A balanced real estate market’s inventory sits around 6 months. Today’s current market is at 1.7 months, a historically low amount of homes for sale.

In comparison, the inventory level from 2005 and 2007 increased from 5 months to 11 months, a vast over-supply of homes that did not warrant the price appreciation that went along with it.

So, throwing it back to your high school economics class, the biggest driver of price appreciation is a simple case of supply and demand, hence what we’re seeing in the market today.

PART 2: HOUSING DEMAND

If you remember the housing boom of the mid-2000s, you know how crazy that time was in real estate. But if Robert Schiller, a fellow at the Yale School of Management’s International Center for Finance, could sum it up in one phrase, it’s this: irrational exuberance.

In other words, the buying and selling frenzy that contributed to the market collapse was fueled not by tactful, financial decisions but a country-wide case of FOMO (fear of missing out).

The mortgage industry fed into the frenzy, making it easy for people to obtain home loans much higher than they could afford.

Today’s real estate demand, however, is a very real thing. And lending standards have become much tighter since before the crash (CHART 2) . Plus, with escalating rent happening across the U.S., many Americans are opting for the financial stability that homeownership offers.

These factors, coupled with low mortgage rates, make purchasing a home today a good financial decision. So, not only is the demand very real, it’s also very smart.

PART 3: EQUITY

Following the housing and economic crash of 2008, economists, financiers, and real estate industry experts have combed through data to figure out why the entire system crumbled the way it did.

Most will agree that one of the biggest pieces of that catastrophic equation came down to this: equity. Or in reality, a lack of it.

The mid-2000s saw a massive wave of homeowners cashing out the equity in their homes. In short, they were using their homes like ATMs to afford some of the finer things in life.

This led to a lot of negative equity situations: where the amount someone owed on their home was far more than what their house was worth. Many foreclosures and short-sales followed, depreciating home values nationwide .

Today is a much different equity picture (CHART 3) . Cash-out refinance volume over the last three years is less than a third of what it was compared to the three years before the crash. Plus, escalating appreciation meant that homeowners gained an average of $55,300 in equity in the last 12 months alone. As prices continue to rise, equity will too.

This positive equity perspective puts the current housing market in a much stronger place, minimizing risk of foreclosure and stabilizing home values across the U.S.

full article link

ACT FAST to CAP Your Tax Rate at 3% in Clark County NV

183:832097703 (David Bergonz) — Thu, 30 Jun 2022 17:03:37 GMT

Avoid paying up to 8% tax on your primary residence by applying for a 3% tax cap!!

For those who did not fill out this 3 percent tax cap form when they first bought their home or currently refinanced in Clark County Nevada, they are likely already paying more on their property tax closer to 7.7 percent today.

The deadline to lock in a lower rate for fiscal year 2022 is June 30, so act fast! If you miss the deadline, people still have until June 30, 2023 to apply for the 3 percent credit for fiscal year 2023 and beyond.

The good news is, if you've filled out the form or postcard in the past, you don't have to do so again unless you've refinanced your home, added it to a trust or added additional people to the mortgage.

Download the application from the Clark County Assessor's office and send the completed form to AOCustomerServiceRequests@clarkcountynv.gov.

Download the Form Here

Check your Property Taxes Here

Why buying a house today is so much harder than in 1950

183:832097703 (David Bergonz) — Tue, 28 Jun 2022 21:03:24 GMT

A postwar boom, legal discrimination, and new mortgage loans made suburban housing accessible, and set the stage for today’s challenging market

To understand just how unaffordable owning a home can be in American cities today, look at the case of a teacher in San Francisco seeking his or her first house.

Educators in the City by the Bay earn a median salary of $72,340. But, according to a new Trulia report, they can afford less than one percent of the homes currently on the market.

Despite making roughly $18,000 more than their peers in other states, many California teachers—like legions of other public servants, middle-class workers, and medical staff—need to resign themselves to finding roommates or enduring lengthy commutes. Some school districts, facing a brain drain due to rising real estate prices, are even developing affordable teacher housing so they can retain talent.

This housing math is brutal. With the average cost of a home in San Francisco hovering at $1.61 million, a typical 30-year mortgage—with a 20 percent down payment at today’s 4.55 percent interest rate—would require a monthly payment of $7,900 (more than double the $3,333 median monthly rent for a one-bedroom apartment last year).

Over the course of a year, that’s $94,800 in mortgage payments alone, clearly impossible on the aforementioned single teacher’s salary, even if you somehow put away enough for a down payment (that would be $322,000, if you’re aiming for 20 percent).

The figures become more frustrating when you compare them with the housing situation a previous generation faced in the late ’50s. The path an average Bay Area teacher might have taken to buy a home in the middle of the 20th century was, per data points and rough approximations, much smoother.

According to a rough calculation using federal data, the average teacher’s salary in 1959 in the Pacific region was more than $5,200 annually (just shy of the national average of $5,306). At that time, the average home in California cost $12,788. At the then-standard 5.7 percent interest rate, the mortgage would cost $59 a month, with a $2,557 down payment. If your monthly pay was $433 before taxes, $59 a month wasn’t just doable, it was also within the widely accepted definition of sustainable, defined as paying a third of your monthly income for housing. Adjusted for today’s dollars, that’s a $109,419 home paid for with a salary of $44,493.

And that’s on just a single salary.

The Changing Math Behind Homeownership in the U.S.

Year Median Home Value Median Rent Household Median Income

Year Value Rent Median Income

1950 - $7,400 $42 $2,990

1960 - $11,900 $71 $4,970

1970 - $17,000 $108 $8,734

1980 - $47,200 $243 $17,710

1990 - $79,100 $447 $29,943

2000 - $119,600 $602 $55,030

2010 - $221,800 $901 $49,445

While homes values and rent costs have increased, incomes have not kept pace. All values are national media values. Information via U.S. Census Bureau

A dream of homeownership placed out of reach

That midcentury scenario seems like a financial fantasia to young adults hoping to buy homes today. Finding enough money for a down payment in the face of rising rents and stagnant wages, qualifying for loans in a difficult regulatory environment, then finding an affordable home in expensive metro markets can seem like impossible tasks.

In 2016, millennials made up 32 percent of the homebuying market, the lowest percentage of young adults to achieve that milestone since 1987. Nearly two-thirds of renters say they can’t afford a home.

Even worse, the market is only getting more challenging: The S&P CoreLogic Case-Shiller National Home Price Index rose 6.3 percent last year, according to an article in the Wall Street Journal. This is almost twice the rate of income growth and three times the rate of inflation. Realtor.com found that the supply of starter homes shrinks 17 percent every year.

It’s not news that the homebuying market, and the economy, were very different 60 years ago. But it’s important to emphasize how the factors that created the homeownership boom in the ’50s—widespread government intervention that tipped the scales for single-family homes, more open land for development and starter-home construction, and racist housing laws and discriminatory practices that damaged neighborhoods and perpetuated poverty—have led to many of our current housing issues.

From the front lines to the home front

The postwar boom wasn’t just the result of a demographic shift, or simply the flowering of an economy primed by new consumer spending. It was deliberately, and successfully, engineered by government policies that helped multiply homeownership rates from roughly 40 percent at the end of the war to 60 percent during the second half of the 20th century.

The pent-up demand before the suburban boom was immense: Years of government-mandated material shortages due to the war effort, and the mass mobilization of millions of Americans during wartime, meant homebuilding had become stagnant. In 1947, six million families were doubling up with relatives, and half a million were in mobile homes, barns, or garages according to Leigh Gallagher’s book The End of the Suburbs.

The government responded with intervention on a massive scale. According to Harvard professor and urban planning historian Alexander von Hoffman, a combination of two government initiatives—the establishment of the Federal Housing Authority and the Veterans Administration (VA) home loans programs—served as runways for first-time homebuyers.

Initially created during the ’30s, the Federal Housing Authority guaranteed loans as long as new homes met a series of standards, and, according to von Hoffman, created the modern mortgage market.

“When the Roosevelt administration put the FHA in place in the ’30s, it allowed lenders who hadn’t been in the housing market, such as insurance companies and banks, to start lending money,” he says.

The VA programs did the same thing, but focused on the millions of returning soldiers and sailors. The popular GI Bill, which provided tuition-free college education for returning servicemen and -women, was an engine of upward mobility: debt-free educational advancement paired with easy access to finance and capital for a new home.

It’s hard to comprehend just how large an impact the GI Bill had on the Greatest Generation, not just in the immediate aftermath of the war, but also in the financial future of former servicemen. In 1948, spending as part of the GI Bill consumed 15 percent of the federal budget.

The program helped nearly 70 percent of men who turned 21 between 1940 and 1955 access a free college education. In the years immediately after WWII, veterans’ mortgages accounted for more than 40 percent of home loans.

An analysis of housing and mortgage data from 1960 by Leo Grebler, a renowned professor of urban land economics at UCLA, demonstrates the pronounced impact of these programs. In 1950, FHA and VA loans accounted for 51 percent of the 1.35 million home starts across the nation. These federal programs would account for anywhere between 30 and 51 percent of housing starts between 1951 and 1957, according to Grebler’s analysis.

Between 1953 and 1957, 2.4 million units were started under these programs, using $3.6 billion in loans. This investment dwarfs the amount of money spent on public infrastructure during that period.

The birth of the modern mortgage

Before these federal programs, some home mortgages were so-called “balloon loans,” which demanded that buyers make a significant down payment (somewhere between 20 to 50 percent) and pay back the loan over a relatively short time frame, usually five to seven years. This was one of many reasons homebuying was previously the domain of a more wealthy portion of American society.

This new era of cheap and easy financing radically changed the formula, and the face of the average homeowner. Buyers could access loans with low down payments and pay back the bank over a 25 or 30 year window. With the U.S. Treasury backing home loans and protecting lenders from defaults, the risk of a bad loan plummeted. Floodgates of capital opened, reshaping land on the periphery of cities.

Mortgage rates have been lower in the last decade than they were during the ’50s and ’60s. But they were still incredibly low during the suburban boom of the ’50s and ’60s. In 1960, the average mortgage rate was 5.1 percent, which dropped to 4.6 and 4.5, respectively, for FHA- and VA-backed mortgages.

An incredible investment

The creation of a new mortgage market, and a pent-up demand for housing, sent clear signals to developers. There was a lucrative market in meeting the housing demands of the burgeoning middle class and breaking ground to build in suburbia, rather than in cities.

Cheap land near cities offered a quick-and-easy profit for big developers, further subsidized by the federal government’s colossal investment in highways and interstates, which quite literally paved the way for longer commutes and a greater separation between work and home.

With rising incomes and homeownership rates, the mortgage-interest tax deduction, once a more obscure part of the tax code that only impacted certain Americans, began growing into a massive entitlement program that redirected money toward homeowners.

In 1950 alone, suburban growth was 10 times that of central cities, and the nation’s builders registered 2 million housing starts. By the end of the decade, 15 million homes were under construction across the country. And during that decade, as the economy expanded rapidly and interstate roads took shape, residential development in the suburbs accounted for 75 percent of total U.S. construction.

Many of these new homes, large-scale, tract-style construction, were built with the backing of various government financing programs, and became available to a much broader cross section of society.

In Crabgrass Frontier, a history of suburban development, author Kenneth Jackson recounts the story of renters in Queens departing for the suburbs because their $50-a-month rent in the city seemed silly when a free-standing home was available in nearby New Jersey for just $29 a month— taxes, principal, insurance, and interest included.

“A much larger percentage of homes on the market in the ’50s were new homes, and they are much more expensive in relation to income now than they were then,” says Michael Carliner, a housing economist and research affiliate at Harvard. “We’re not really building starter homes now.”

While FHA loans could go toward new urban apartment buildings, the program had an anti-urban bias. Minimum requirements for lot sizes in FHA guidelines, and suggestions about setbacks and distances from adjacent structures often excluded many types of multifamily and apartment buildings. During the ’50s, the program was used on seven times more single-family home starts than downtown apartments. That anti-urban bias in building has shaped our markets to this day, and explains why so many urban areas suffer from a dearth of affordable units.

Housing starts are on the rise today. Last year, 1.2 million homes were started across the country. But adjusted for both an increased population as well as the large drop seen during the recent Great Recession, these numbers appear anemic, the lowest number per capita in 60 years. And unlike the postwar building spree, fewer new homes can be considered affordable starter homes. Builders say the combination of land, labor, and material costs makes affordable homes impossible, and only more expensive models offer enough of a profit margin.

Redlining, racial exclusions, and a persistent wealth gap

The advantages created during the postwar boom were not equally shared among all Americans: Both the FHA and VA loan programs excluded African Americans and other people of color, through unconstitutional redlining, an outright denial of access.

Redlining was a system of appraising and rating neighborhoods, a practice that was especially detrimental because it accelerated existing prejudices, against both people of color and older neighborhoods. It originated with another government-created entity, the HOLC (Home Owners’ Loan Corporation), which rated every neighborhood in every city using a four-point scale, with red being the worst.

The system deducted points for older, more dilapidated areas, as well as areas where people of color were living (which, thanks to discriminatory practices, often ended up being the same thing). The manual literally noted that “if a neighborhood is to retain stability, it is necessary that properties shall continue to be occupied by the same social and racial classes.”

As Jane Jacobs wrote, “Credit blacklisting maps are accurate prophecies because they’re self-fulfilling prophecies.”

When this rating system became a guiding force for the postwar explosion in development, it hypercharged inequality, and further isolated already-marginalized groups. This created a cycle of shrinking returns on homes and properties.

The anti-urban, anti-black bias was at the heart of HOLC and FHA evaluations, writes Jackson in Crabgrass Frontier. Neighborhoods that received poor grades in St. Louis in the ’40s, for example, retain that stigma today. And in Newark, New Jersey, no urban neighborhood received an A grade during the initial evaluation, accelerating the process of money and investment fleeing to the suburbs.

According to a recent study by the Urban Institute, not one of the 100 cities with the largest black populations has anywhere close to an equal homeownership rate between black and white people. In Minneapolis, Minnesota, the gap is a staggering 50 percent.

It’s true that in the ’50s, both white and black rates of homeownership increased in the United States. But the gap widened; the black/white homeownership gap was 14 percent in 1940, but 29 percent in 1960.

Being locked out of this suburban development created a persistent wealth gap that exists to this day. Being denied access to the mortgage market and homeownership meant paying rent instead of owning and gaining value. Today, the average homeowner has a net worth of $195,400, 36 times that of the average renter’s net worth of $5,400.

And missing out on homeownership in the ’50s meant missing out on a goldmine. During the 1950s, land values in some top-tier suburbs increased rapidly—in rare cases, as much as 3,000 percent.

Consider an African-American urban professional locked out of the new, government-subsidized path to suburban homeownership, instead settling for renting, or for urban homes that would, over the decades, decrease in value.

Then compare this with a white professional who would be able to buy an appreciating asset with government-assisted loans, write off the value of that investment thanks to the mortgage-interest tax deduction, and still be able to work at a great job downtown, due to government-funded roadways and interstates (via the Interstate Highway Act of 1956). The rising tide did not lift all boats equally.

Skewed perspectives

Many of the pressing urban planning issues we face today—sprawl and excessive traffic, sustainability, housing affordability, racial discrimination, and the persistence of poverty—can be traced back to this boom. There’s nothing wrong with the government promoting homeownership, as long as the opportunities it presents are open and accessible to all.

As President Franklin Roosevelt said, “A nation of homeowners, of people who won a real share in their own land, is unconquerable.”

That vision, however, has become distorted, due to many of the market incentives encouraged by the ’50s housing boom. In wealthy states, especially California, where Prop 13 locked in property tax payments despite rising property values, the incumbent advantage to owning homes is immense.

In Seattle, the amount of equity a homeowner made just holding on to their investment, $119,000, was more than an average Amazon engineer made last year ($104,000).

In many regions, we may have “reached the limits of suburbanization,” since buyers and commuters can’t stomach supercommutes. NIMBYism and local zoning battles have become the norm when any developers try to add much-needed housing density to expensive urban areas.

In many ways, to paraphrase Roosevelt, we’re seeing a “class” of homeowners become unconquerable. The cost of construction; a shortage of cheap, developable land near urban centers (gobbled up by earlier waves of suburbanization); and other factors have made homes increasingly expensive.

In other words, it’s a great time to own a home—and a terrible time to aspire to buy one.

Full article & info found at:

https://archive.curbed.com/2018/4/10/17219786/buying-a-house-mortgage-government-gi-bill

By Patrick Sisson Apr 10, 2018, 2:16pm EDT

Denver Neighborhoods Approve Backyard House Permits for "ADUs"

183:832097703 (David Bergonz) — Fri, 29 Apr 2022 19:36:53 GMT

West Denver neighborhoods just got a little more time to build backyard houses with loans that are a little larger than before.

Accessory dwelling units, or ADUs, may have gotten easier to build and own in west Denver and more ADUs may be coming to some westside neighborhoods, including Athmar Park, Lincoln Park and Westwood.

City Council recently approved the final reading of an ordinance that would extend and increase a subsidy loan for someone willing to build an ADU through the West Denver Single Family Plus pilot program.

An ADU is a small backyard home that that goes by plenty of names — mother-in-law suite, casita, carriage house.

Renee Martinez-Stone, director of the West Denver Renaissance Collaborative which runs the program, said they assist homeowners with developing, designing, financing and constructing detached ADUs, which are built by Habitat for Humanity.

Before January, homeowners who made 80 percent of the area median income could be approved for a $25,000 forgivable loan from the city through West Denver Single Family Plus. Homeowners also qualified for the loan if they rented out their ADU to a tenant who also made less than 80 percent of the area median income.

The city funding was set to expire in January 2021, so the city was asked to extend the funding and they did. The funding is now set to expire December 2022, and the loan was increased to $30,000.

City Council also took away the area median income requirement for the loan. Now, if a person makes 81 percent of the median income or more, they must rent to someone in the 80 percent or less range to qualify. If the homeowner makes 80 percent and under, the tenant isn’t required to have a specific income.

The West Denver Single Family Plus pilot program is aimed toward moderate- and low-income homeowners in nine west Denver neighborhoods, including Athmar Park, Barnum/Barnum West, La Alma/Lincoln Park, Sun Valley, Valverde, Villa Park, West Colfax and Westwood.

Martinez-Stone said the pilot focuses on west Denver because the area has “experienced significant displacement from rising housing costs. Wages are not keeping pace with these rising costs, so a lot of homeowners are not stable. They don’t see themselves being able to hold on to their home… This is a way to help them invest in their property.”

She adds that ADUs promote intergenerational wealth for minority communities and low-income families.

“There’s so much promise in creating awareness of ADUs for a lot of homeowners who are in neighborhoods that are vulnerable to gentrification,” Martinez-Stone said. “I think they’re an asset anywhere in the city because they create new housing and that’s what the city needs.”

West Denver Single Family Plus currently offers five types of ADUs: studio, one bedroom, small two-bedroom, large two-bedroom and a three-bedroom. Those units range in cost from $120,000 to $200,000.

If you have any questions about ADUs, financing or permits, I'ld love to hear from you, give me a call at 720-369-9924.

Highest Mortgage Rates in a Decade!!! Will Prices Drop?

183:832097703 (David Bergonz) — Mon, 18 Apr 2022 15:45:34 GMT

MORTGAGE RATES HIT 5% FOR FIRST TIME SINCE 2011

Apr 14, 2022

The interest rate on America’s most popular mortgage hit 5% for the first time in more than a decade, extending a sharp rise that has yet to significantly slow the red-hot housing market.

Interest on the average 30-year fixed-rate mortgage climbed from 4.72% a week ago to its highest level since early 2011, government-mortgage company Freddie Mac said Thursday. Fifteen months ago, mortgage rates were at all-time lows.

Rates’ fastest three-month increase since 1987 has made the housing market ground zero for the Federal Reserve’s efforts to tame inflation. Home buyers, already facing surging house prices, are now contending with a substantial increase in financing expenses, further lifting monthly payments.

A year ago, buying the median American home at prevailing rates meant a monthly mortgage bill of about $1,223 after a 20% down payment, according to calculations by George Ratiu, an economist at Realtor.com. At recent rates, such a purchase would require a monthly payment of nearly $1,700—a 38% increase, he estimated.

Even compared with searing inflation elsewhere in the economy, that counts as extraordinary price growth. It also strikes at the bedrock of many families’ finances, Mr. Ratiu said. “Most Americans who buy a home are in a sense making the biggest purchase of their lives,” he said.

Though rising rates have made buying more expensive, the housing market has remained tight. The S&P CoreLogic Case-Shiller National Home Price Index rose 19.2% in the year that ended in January.

Interest rates are rising elsewhere in the economy too, lifted by the Fed’s plans to raise benchmark overnight-lending costs and draw down its support for bond markets. In doing so, the Fed aims to bring demand into balance with supply, chilling upward pressure on prices.

The central bank is responding to inflation that has now reached its highest pace in four decades. The government said Tuesday that March’s consumer-price index rose 8.5% year over year, as costs soared for energy, food and airfare. With unemployment nearly back to prepandemic levels and close to all-time lows, Fed officials have called fighting inflation their priority.

As the bank’s policy shifts, much of the fallout plays out far from the view of everyday people, such as through higher financing costs for corporations and muted investment incentives for money managers. Rising mortgage rates, on the other hand, literally hit home.

Financing property was cheap for much of the pandemic. The 30-year rate was under 3% for more than half of 2021. In January of that year, it had hit an all-time low of 2.65%.

Those rates helped fuel the biggest boom in sales of previously-owned homes since 2006. Freed by remote work and lured by inexpensive financing, families left apartments in New York, San Francisco and other metropolises for more spacious suburban houses. Growing ranks of millennials—many starting families and entering their prime home-buying years—joined the crowd of bidders too.

Now, bankers and economists say that pricier mortgages are cooling the market. The Mortgage Bankers Association’s index tracking the volume of loan applications for home buying was down 6% this week from a year earlier, the trade group said Wednesday.

Wells Fargo, which issued more mortgages than any other U.S. bank in 2021, said Thursday that mortgage originations fell 27% from a year ago. JPMorgan Chase, another big home lender, reported Wednesday that its mortgage originations dropped 37%.

Refinancings have crashed as higher rates cut the share of homeowners who can save money with a fresh mortgage. The MBA’s index for refinancing volume is down 62% from a year ago.

Across all mortgage types, the group’s economists project originations will fall 36% this year to $2.58 trillion.

Eugene Richards IV, a loan officer with mortgage brokerage Spruce Mortgage in Burlington, Vt., said people shopping for homes are seeing their budgets upended—especially first-time buyers. Higher mortgage rates have also practically eliminated refinancing activity among the firm’s clients.

“I’ve definitely had some borrowers see the rate and be like, ‘Whoa! We need to talk,’” Mr. Richards said.

As rates rise, the local real-estate market is showing signs of cooling off, Mr. Richards added, noting that pricier mortgages are thinning the pool of qualified buyers.

Other rates on money lent to individuals, like credit-card interest, are rising as well this year, but few are climbing as fast as mortgages.

Mortgage rates tend to follow closely the yield on the 10-year Treasury note—a practically risk-free government bond whose price reflects investors’ guesses about economic growth and central-bank policy over the next decade. Since January, inflation’s persistence has convinced many investors that the Fed will act much more aggressively to rein in demand.

The last time rates were near 5% was November 2018, when the 30-year average mortgage rate twice hit 4.94%, Freddie Mac data show.

By Matt Grossman

5% Mortgage Rates on the Horizon

183:832097703 (David Bergonz) — Mon, 11 Apr 2022 20:06:47 GMT

MORTGAGE RATES CLIMBING FASTER THAN EXPECTATIONS IN 2022

April 12, 2022

Mortgage rates surged more than 90 basis points in March 2022 alone. And 5% mortgage rates may be here sooner than many housing analysts had originally predicted.

Mortgage rates have been rising quickly over the past month. A year ago, the 30-year fixed-rate mortgage was 3.18%. Last week, it averaged 4.67%, according to Freddie Mac.

Several leading housing economists recently told MarketWatch that 30-year fixed rates may hit 5% within the next month, while others believe that landmark will come later this year.

“Even if rates slow their recent pace of increase, they’re likely to hit 5% by mid-year unless something big changes in the outlook,” Danielle Hale, realtor.com®’s chief economist, told MarketWatch.

Jeff Ostrowski, an analyst at Bankrate, told MarketWatch he believes 5% rates will arrive even sooner—sometime this spring.

Lawrence Yun, chief economist of the National Association of REALTORS®, says he believes the higher mortgage rates will cool the market somewhat in the coming months. “At a 5% rate, home sales this year may even fall by 10%,” he says.

But Hale is optimistic that buyer demand will remain strong. “We have a large generation of younger households, more than 45 million of whom are in prime household formation and home buying years of 26 to 35,” she told MarketWatch. “And while the monthly costs of buying are higher, the monthly costs of renting are also up, more than 17% in the last year. … Rising rents and higher costs of home buying have younger households hoping to move, stuck between a rock and a hard place.”

And even as mortgage rates climb, Yun does not expect home prices to turn negative. “Home prices are on firmer ground, even if mortgage rates rise to 6%, since the rents are rising strongly,” he told MarketWatch.

Source: “‘Inevitable,’ in the Very Near Future.’ 4 Economists and Real Estate Pros on Exactly When Mortgage Rates Will Hit 5%,” MarketWatch (April 4, 2022)

THE 5 BEST TIPS for FIRST TIME HOMEBUYERS

183:832097703 (David Bergonz) — Wed, 26 Jan 2022 19:09:53 GMT

THE BEST TIPS FOR FIRST TIME HOMEBUYERS

Jan 26, 2021

Buying a home for the first time can be really exciting; maybe even a little scary.

Knowing who to call, where to look, and how to budget is very important. Whether you’re in your early 20’s or late 70’s, these first time home buying tips are good for everyone. Before we dive in, take a moment to give yourself a pat on the back for investing time into researching this topic and get ready for this very exciting journey you are about to embark on. If there is anything I hope you take away from this article, it is that you are about to make the best decision by buying a home.

Let’s get into it, shall we?

Before pulling the trigger on buying a home, there are a few things first time home-buyers should evaluate.

Remember, this process takes patience and commitment. Don’t expect to be moving into your dream home in a week.

1. Figure out your housing budget

Before worrying about getting a mortgage pre-approval, make sure you know exactly how much is in the budget. Ask yourself, what am I willing to spend on a home? That way, when you get a mortgage pre-approved, you’re not lured into buying a home close to the price of the pre-approval and you commit to staying near your budget. Rule of thumb: Go less than half amount of income for your monthly payment. Also, just because you're approved for a certain amount, might not mean you want that exact price.

Buy below your means – Don’t spend more than 40-50% of your monthly income on home ownership.

2. Find a realtor you trust

In this word-of-mouth business, it is easy to find a realtor. Just ask a neighbor, friend, relative, or look at yard signs and you are sure to find someone that can help you with the home buying process. However, finding someone you trust and are willing to work with during this process is crucial for a smooth transaction. Don’t be afraid to ask questions about their experience and expertise. Get a feel for their schedule, personal experience in the area you live, and how long they have been in the industry.

I run my business by focusing on ensuring a positive real estate experience. All agents understand that buying a home is a significant milestone to which only positivity ensue.

3. Study the market

Buying a home based on looks is great, but there are a lot of things to take into account. Take a drive around neighborhoods you are interested in and have a chat with the neighbors. Anyone who is out and about/on a walk is a great candidate for this. Get a feel for the demographic and overall vibe of the neighborhood. Also, make sure to take a drive around these areas during both the day and evening.

You’ve heard it once, you’ve heard it twice: Location Location Location! Find a location that is right for you, but be open to new ideas that might also work.

4. Make the most of open houses

This might seem like an antiquated system, but taking advantage of an open house is one of the best decisions for a first time home buyer. Touring a home can give you a feel for what you like and do not like in a home. Maybe you went into this experience wanting a specific look, but after a few open houses your mind is completely transformed and you are open to new ideas.

5. Check your credit

In order to be a first-time home buyer, you must make sure your credit is up to par. There are a few ways to check your credit scores and reports so have a look to see where you stand. The point of all this trouble is to show the bank that you will be paying back your mortgage loan. The higher the credit score, the lower the risk. Keep in mind that there are no strict minimum credit scores, but lenders will be following guidelines. At the end of the day, you want your application approved so take some time to understand what your credit score means and if you are creditworthy.

*Remember, home buying is called a process for a reason.

First step is to contact me to see what you need to do during this process. Give me a call at (720) 369-9924 or visit my website at www.bergonzrealestate.com

There are many things to take into account when shopping for a home, but follow these tips and you have set yourself up to win. You will be furnishing your new place in no time.

I love to hear from all of YOU so feel free to share with me what your home-buying experience has looked like. Also, give me a call if you’re ready to make that jump to home-ownership. I want this transition to be as smooth as possible for you.

(720-369-9924 or visit my website at www.bergonzrealestate.com

Whether it be in Denver or Las Vegas...

When you choose me, you choose family!

2022 Denver Metro Housing Market Remains Tough for Buyers

Wed, 26 Jan 2022 17:56:42 GMT

New Listings Drop to Lowest Since 2016, adding to already Tight Inventory.

Of the 1.4 million households in the Denver Metro area, only 1,477 homes and condos were available for sale at the end of the year, compared to 2,541 at the end of 2020 and 5,037 at the end of 2019, according to latest Market Trends Report from the Denver Metro Association of Realtors.

Going all the way back to 1985, the metro area has averaged around 12,652 homes for sale at the end of December. Last month, buyers only had about a twelfth of that available to them, and 34.3% less homes than were available in November. This already tight lack of supply, combined with strong demand continues to drive record price gains.

The median price of a single-family home sold in metro Denver rose from $502,775 at the end of 2020 to $599,990, a 19.3% increase. The median sales price of condos and townhomes in December was $381,500, up 15.6% from a median price of $330,000 in December 2020.

Buyers closed on 63,684 residential properties last year, only 183 fewer than in 2020. Although the number of sales was flat, higher prices drove the sales volume of transactions up 17%, from $33.3 billion to $39 billion.

The reason for the record low inventory can be found in new listings, which fell 5.3% last year to 66,308. This is the fewest homes put on the market in any year since 2016. And those homes that did hit the market moved quickly, with half going under contract in under four days. Compare that to 2020 when homes spent a median of seven days on the market, and in 2019 when it was 13 days.

Interest rates experienced their largest rise in two decades at the start of 2022, and if that trend is sustained, these rates will reduce affordability for buyers which reduces overall demand.

Given the recent Marshall Fire Tragedy, the Denver housing market looks to remain undersupplied well into the first half of the year but could loosen up in the second half as demand eases. Its likely that Home prices will keep going up, but so will interest rates.

LAS VEGAS LOOP - Elon Musk is BORING UNDERGROUND TUNNELS

183:832097703 (David Bergonz) — Thu, 13 Jan 2022 22:47:14 GMT

In October 2021, Elon Musk’s Boring Company received approval from Nevada’s Clark County for a 50-year franchise agreement to build, operate and maintain a 15-mile, dual-tunnel transit system under The Las Vegas Strip to downtown Las Vegas.

The planned tunnel transit system expands upon a pilot project that Hawthorne-based Boring Co. completed earlier this year involving a two-mile dual-tunnel loop under and adjacent to the Las Vegas Convention Center at a cost of $52.5 million. That tunnel transit system uses a fleet of Tesla vehicles to transport passengers from one end of the massive Convention Center complex to the other at speeds up to 40 miles per hour.

Currently, The Convention Center loop has only three stations, however Clark County commissioners approved expanding the routes to allow for 51 stations through the center of Las Vegas and in adjoining communities.

Each station must still be planned out and permitted, and no cost estimate has been provided for this new project and Boring Company, although most news reports indicate the entire cost would come from the Boring Company and other private sources. The company also provided no timeline for when construction would begin, but local businesses are telling media outlets that such work has indeed already started.

While the Las Vegas Loop route itself is about 15 miles, because of the dual tunnels, it involves the excavation and construction of 29 miles of tunnel. And similar to the Las Vegas Convention Center loop, this larger project also calls for the use of a fleet of Tesla vehicles. On its website, Boring Co. lists fares for one-way trips on the loop ranging from $5 to $10.

Boring Company thanked the Clark County commissioners in its tweet: “Vegas Loop is expanding — 29 miles and 51 stations! Thanks to the Clark County team for the great partnership and to the Commissioners for unanimous approval.”

The next step for Boring Company is to get approval from the city of Las Vegas for the portion of the tunnels that would go underneath that city. Then the more detailed permitting process would begin for the stations.

A concept map distributed by the Boring Co. shows separate northbound and southbound tunnels running beneath Las Vegas Boulevard, Main Street, Frank Sinatra Drive, Tropicana Avenue, Russell Road, Valley View Boulevard, Arville Street, Flamingo Road and Paradise Road. The concept shows several potential turnaround points where the northbound and southbound tunnels are linked.

One of the advantages of the Boring Co.’s concept is that all transit would be point to point, with no stops at various stations as is the case with traditional subway systems. The Vegas Loop would function as an underground ride-hailing system, with passengers being whisked directly to their destinations.

Musk’s underground transit concept came out of his desire to alleviate traffic congestion and avoid gridlock. Building underground has several advantages, as tunnels are structurally safe, weatherproof and noise-free and can meet growing capacity by adding multiple levels. The first Boring Co. tunnel was built in Hawthorne, California, near the headquarters of another Musk company, SpaceX.

One of the Boring Co.’s biggest critics, Las Vegas Mayor Carolyn Goodman, an LVCVA board member, remains skeptical that the system will work as advertised. “Las Vegas is a chameleon, always open to change and innovation, so it is little wonder that the Boring Co. and Elon Musk have found Southern Nevada attractive,” Goodman commented.

According to the Twitter announcement by Clark County in October, the expanded route will go under the Las Vegas Strip and extend to UNLV, Allegiant Stadium, Harry Reid International Airport and as far North as Circa’s “Garage Majal” and The Fremont Street Experience.

A list of potential stations on the Vegas Loop system envisioned by The Boring Company includes:

Plaza

Garage Mahal

Fremont Street Experience

Slotzilla

The Strat

Sahara

Circus Circus

Las Vegas Convention Center West Hall

Resorts World

Encore

Wynn Las Vegas

West Wynn

Fashion Show mall

Palazzo

Treasure Island

Venetian

The Mirage

Harrah’s

The Linq

High Roller

Caesars Palace

Caesars South

Flamingo

The Cromwell

Bally’s

Paris Las Vegas

Caesars East

Planet Hollywood Resort

Bellagio

The Cosmopolitan of Las Vegas

Vdara

Aria

Showcase mall

Park MGM

T-Mobile Arena

New York-New York

MGM Grand

Tropicana

Excalibur

Luxor

Mandalay Bay

Mandalay Bay Convention Center

Allegiant Stadium

Wild Wild West

The Orleans

Palms

Gold Coast

Rio

Airport Terminal 1

Airport Terminal 3

Denver High Rise features a "Nature Trail"

Tue, 04 Jan 2022 03:21:54 GMT

A new building set to appear on the Denver skyline by the end of 2023 will blur the line between nature and civilization.

By Spencer McKee

Designed to include a landscaped canyon across 10 of its 16 floors, complete with a 'trail-like' walkway, One River North is sure to attract plenty of eyeballs.

“If we regard modern cities as man-made landscape on the earth, we need to design canyons, woods, creeks and waterfalls, transforming concrete forests into second nature,” said Ma Yansong, founder of MAD Architects and part of the team involved with the One River North project.

The One River North building will house 187 for-lease units along with close to 8,000 square feet of retail space, reaching a height of 216 feet. The most talked about feature, however, will likely be the 13,352 square feet of open-air environments at the property, highly visible as part of this space can be seen sprawling up the exterior of the building as if nature is breaking out of its concrete walls.

Residents will have access to a 'hiking' experience without leaving their building. The hike won't travel a dirt trail, instead meandering along a nature-inspired walkway that spans four floors.

Units will range from 625 to 2,500 square feet, each featuring a "chef-caliber" kitchen, floor-to-ceiling windows, and private open-air terraces. Residents will also have access to a large rooftop pool and spa area, complete with a deck, garden and dramatic views of the distant Rocky Mountains.

One River North will be located at 3930 Blake Street in Denver's River North District, which is known for its arts scene and for hosting an eclectic nightlife.

One River North is designed to bring a bit of green space to the urban environment.

Teams involved in the One River North project include The Max Collaborative, Uplands Real Estate Partners, Wynne Yasmer Real Estate, Zakhem Real Estate Group, Davis Partnership Architects, MAD Architects and Saunders Construction. The project group has already broken ground on the building.

Buying a Remodeled Home with no Building Permits

183:832097703 (David Bergonz) — Sat, 13 Jun 2020 03:33:20 GMT

Buying a Remodeled Home with no Current Building Permit

Buying a Remodeled Home with no Current Building Permits

Question: Should You Buy a Home That Was Remodeled Without Permits?

A reader asks: "My wife and I are thinking about buying a home that was remodeled without a permit. Not a big remodeling job, just a sunroom was added off the back, but the sellers said the work was done without a permit. They might have replaced the kitchen cabinets and counters, too; I don't know for sure. I don't know what needs a permit and what doesn't. But we love the house and want to buy it. How much trouble can we get into by buying a home that was remodeled without a permit?"

Answer: Most laws regarding permits are local and vary from city to city and state to state. Your agent might know what kind of problems you can encounter by buying a home that has improvements without a permit.

5 Reasons Why Homeowners Do Remodels Without Permits

If you polled 100 people who had recently remodeled a home and asked how many pulled a permit, it would not be unusual or uncommon for 80 percent to 90 percent or more to admit that they had not applied for a permit. Why don't more homeowners get a permit to remodel? Several reasons.

1. Remodeling permits can cost too much.

Permits are typically based on the price of the project. When I built a garage, I estimated the cost to be about $6,000, and my permit was very inexpensive, around $100. It is not a good idea to try to build a structure that your neighbors can see without obtaining a permit because your neighbors might report you.

2. Possible additional and unreasonable requirements.

I've never met two city inspectors who agreed on anything. Sometimes, city code is open to interpretation. If a homeowner is planning to remodel a kitchen, for example, city code might require that the homeowner replace an electrical box or make some other type of improvement that could add thousands of dollars to the job. Back to my garage. The city inspector told me to dig a trench 18-inches deep for the electrical. When they came back to inspect the finished job, the second inspector said the trench needed to be 24-feet deep or else I needed to install a shut-off switch in the basement.

3. Remodeling permits can cause delays.

I could not finish building my garage until the city inspector came out to sign off on the permit. The city was running behind and was backlogged by several weeks. All work came to a halt while we waited. Often, inspectors sign off on work in stages.

4. Permits are too much trouble to obtain.

True, you have to go down to the city and apply, bring your building plans and get them approved. It's a hassle for some people. Many homeowners rather would just do the work and forget about a permit.

5. Homeowners think they won't get caught.

Out of sight, out of mind, is some people's motto. They think nobody will ever catch them. But what happens when you decide to get a permit for something else? The city inspector might spot an improvement, check the records and find out there was no permit issued. I've known city inspectors who drive down alleys looking for discarded packing materials from home improvement projects.

5 Problems Associated With Remodeling a Home Without a Permit

In defense of pulling house permits for a remodeling job, if you're flexible with your time and don't mind spending a few hundred more, it's generally a good idea to get a permit. And here are some of the problems that could come back to haunt a homeowner who moves forward on a do it yourself project without a permit:

1. Non-permitted work might not be done correctly or to code.

Just because a homeowner hires a contractor doesn't mean the contractor will do the job correctly. In addition, there is typically more than one way to do a job, and all three of those could be wrong.

2. Homeowner's insurance might not cover a defect for non-permitted remodeling.

If a remodel was done incorrectly and something happens, say a hot wire slips out of a wire nut and a fire breaks out. The damage caused by that fire might not be covered by a homeowner's insurance policy if the improvement was finished without a permit.

3. City might require you to tear it out.

City code often requires that framing be inspected by the city prior to hanging drywall. To determine if studs were installed in a bathroom 16-inches on center, for example, a city inspector might make a homeowner tear out the walls. All the ceramic wall tiles would go with it, too, requiring replacement.

4. City might assess penalties.

If a permit seems expensive, wait until you get a bill for the fines and penalties for failure to obtain a permit. The job permit could cost you triple or quadruple the amount of the original permit fee.

5. A home appraiser might not include an addition in the square footage.

If the apprasier does not include the added square footage in the appraisal, the home will probably appraise for much less. This means a seller might be turned down for a refinance. A buyer might not be able to get a loan to buy the home. Look at this way, if a 10x10 room is not permitted, that's 100 square feet. At $200 a square foot, you could lose $20,000.

Can the Seller Obtain a Building Permit After the Fact?

In some cases, yes. I sold a home for sellers in Carmichael, California, who had paid a contractor to obtain a permit for their addition. They insisted there was a permit for the work, even though the County records I had obtained did not show a permit. Agent-accessed records are not always correct. Our first set of buyers obtained an appraisal, and that appraiser measured the home, on top of checking for a permit. Bad news, there was no permit.

The buyer canceled because of it. Not having the square footage meant the sellers could not sell their home at the amount they wanted because it would not appraise at that amount. You might think an additional 100 square feet, for a room that measures 10 feet by 10 feet, is insignificant, but if the price per square foot is $300, that's $30,000 less.

Unfortunately, the contractor had long gone out of business. The sellers had to obtain an "as built" permit from the county, which involved hiring an architect to draw the plans and the County conducted many reviews. It cost the sellers about $8,000, but that was better than losing $30,000.

Tip: The best way to protect yourself when buying a home is to verify with the city that permits have been issued, that the square footage matches the city records, and to get a home inspection.

Complete List of Construction Projects in Las Vegas 2020

183:832097703 (David Bergonz) — Sat, 13 Jun 2020 03:25:15 GMT

THE COMPLETE LIST OF CONSTRUCTION PROJECTS AROUND LAS VEGAS!!

Allegiant Stadium – $1.9B Stadium brings the NFL to Las Vegas in 2020

Las Vegas Convention Center - $1.4B expansion + Tesla Boring Company’s underground people mover

Resorts World – New $4B Resort

MSG Sphere – 18,000 seats - 63 Acres

The Drew – New Resort and Tallest Building in Las Vegas

Circa Casino – Downtown Resort with 44 Floors and 777 Rooms

Fremont Street $15M Widening

Art District Revitalization - The 2035 Master Plan

Caesar’s Palace Convention Center - $375M – 300,000 sqft

Virgin Hotels rebranding of Hard Rock opening 2020

Virgin Trains - $3.25B High Speed Train to California

Oyo rebranding of Hooters Hotel

Park MGM rebrand from Monte Carlo

Moulin Rouge $1.6B Revitalization Project

Las Vegas Grand Apartments - $47.6M

Google Data Center - $600M – 750,000 sqft

Amazon Distribution Center – 2.4 million sqft

Sephora Distribution Center – 714,000 sqft

Raider Facilities – 323,000 sqft

Haas Automation Manufacturing Plant – 279 Acres

Lifetime Fitness – $14M

Bluetech Park - Mini Digital City

“UnCommons” $400M development – 150,000 sqft

Area 15 – Retail and Entertainment complex - 126,000 sqft

Las Vegas Monorail Extension

Las Vegas BallPark – $150M - is MLB coming next?

+ 36 other ongoing projects in Henderson!!

So many companies are moving to Nevada for tax benefits and the growing economy making it nearly impossible to keep track of everything, this was my best list of the current links to ongoing projects as of December 2019.

How to Pick A Neighborhood in Las Vegas

183:832097703 (David Bergonz) — Sat, 13 Jun 2020 02:05:30 GMT

A Quick rundown of each Neighborhood in Las Vegas

From Summerlin to Henderson, Southern Highlands to Aliante, Lake Las Vegas to Mt Charleton here is a quick breakdown of each neighborhood including amenities. If you would like more info about each Master Planned Community within these neighbhorhoods just give me a shout. Welcome to Las Vegas!

Aliante

Originating in 2002, Aliante sits at the base of the beautiful Sheep Mountains and is the first true master planned community developed in North Las Vegas. Aliante real estate meanders over 1,905 acres with 428 acres dedicated to recreational and public use and over 100 acres of commercial development for shops, resident services and dining.

Amenities

Aliante has planned 45 acres of parks featuring the 20-acre Nature Discovery Park, two traditional parks and myriad linear neighborhood parks. Main attractions feature a man-made lake with waterfalls in a scenic setting, an interactive dinosaur discovery area and a water play area. For seniors, the community of Sun City Aliante offers a beautiful club house, state of the art workout facilities, tennis, golf and more. Other amenities in Aliante include an amphitheater, an 18 hole championship par 72 municipal golf course, soccer and ball fields, picnic areas, and a community-wide arroyo and trail system. Aliante is in the 89084 zip code.

Community Website: http://suncityaliantenlv.com

Anthem

Anthem is a truly outstanding 4,755-acre master planned community nestled high in the Black Mountains, south of the city with panoramic views and world-class amenities. Driving through the tunnel past the Anthem waterfall is like entering a whole new world far removed from Las Vegas, with striking homes, designed to blend into the high desert scenery. Anthem real estate features five distinct neighborhoods:

Anthem Country Club Homes

Anthem Country Club is an exclusive guard gated private golf neighborhood of upper-end production homes, custom homes, and custom home lots. Amenities include a championship Hale Irwin golf course, stadium quality tennis courts, clubhouse, lush resort style pools and state of the art fitness center, as well as gourmet dining.

Anthem Coventry

Anthem Coventry has approximately 1200 single family homes surrounded by parks, green belts and walking trails. Homes range in size from 1502 square feet to 4410 square feet, and the Anthem Park meanders through the community.

Sun City Anthem

Sun City Anthem is a wonderful Del Webb retirement community of approximately 10,000 homes perched high in the southern foothills. Sun City Anthem features a lavish clubhouse and recreational facilities with state of the art fitness center, wellness center, arts and crafts room, computer room, card rooms, billiards room, tennis courts, pools, bocce ball courts, wood shop and gourmet dining. Sun City residents are also eligible for discounts on the two Sun City Anthem courses.

Anthem Highlands. Anthem Highlands is a quiet residential family neighborhood of approximately 1400 homes. Real estate in Anthem Highlands ranges in size from 1580 to 3483 square feet.

Solera

Solera is an active adult retirement community of about 2000 homes priced a bit more modestly than the Sun City Anthem community. Homes range in size from 1142 square feet to 1768 square feet. Solera features a community clubhouse, pools, exercise facility, and tennis courts. Anthem is in the 89044 zip code.

Green Valley

Started in the late 1970s on the southeast side of the Valley in Henderson, Green Valley is one of the premiere master planned communities in the Las Vegas Valley. With over 8,400 acres of homes and condos, this lush, beautiful area offers something for everyone. As part of the city of Henderson, Green Valley real estate is surrounded by neighborhood parks and walking trails, and has an outstanding array of shops, gourmet restaurants, and retail services in close proximity. The schools in Green Valley test among the highest for the Clark County school district, and Green Valley High School claimed the distinction of being one of the top ten high schools the whole United States in 1997 overall for both academics and athletics.

The Green Valley area is noted for being extremely family-oriented and giving residents a high quality of lifestyle. There are numerous Boys and Girls Club activities, and great resources like outdoor amphitheaters, public swim clubs, theaters, hospitals and baseball fields. Green Valley’s sister community, Green Valley Ranch, in the foothills of the southern mountains, is a newer version with even more parks, restaurants, shops and the fabulous District at Green Valley Ranch, and both communities share many amenities. Green Valley is in the 89014 zip code and the 89074 zip code. Community Website: http://www.greenvalleyranch.org

Henderson

Henderson is especially known for its family-friendly master planned residential areas including Anthem, Calico Ridge, Green Valley, Green Valley Ranch, Inspirada, Lake Las Vegas, MacDonald Highlands, MacDonald Ranch, Madeira Canyon, Seven Hills, Sun City Anthem, Sun City MacDonald Ranch, Tuscany Residential Village, and Whitney Ranch. All these areas feature a variety of residential amenities like parks, community amphitheaters, shopping malls, movie theater complexes, restaurants and casino resorts. “Shakespeare in the Park” celebrated its 20th anniversary in 2006, a testament to Henderson’s long-standing support for the arts and cultural programs. There are also a variety of small Henderson neighborhoods for those that prefer a more intimate environment. Community Website: http://www.cityofhenderson.com

Family Style Living

Henderson is ideally located just southeast of the Las Vegas Strip and McCarran Airport, and just a mile north of Lake Mead with its 500 miles of shoreline. Lake Mead is the largest man-made lake in the world and offers great opportunities for boating, sailing, jet skiing, fishing, water skiing, camping, and windsurfing. Plus the city has over 50 parks covering more than 1,000 acres, including 80 athletic fields, 43 tennis courts, four indoor swimming pools, and seven outdoor swimming pools for residents to take advantage of year round.

Lake Las Vegas

Want to live in Las Vegas and feel like you are vacationing in Italy? Lake Las Vegas is the place for you. The Lake Las Vegas Resort brings together championship golf courses, world-class hotels, luxury residences, and impeccable services, all centered on a private 320-acre lake which took five years to fill.

Known as a premiere golf destination, the Tuscany-themed Lake Las Vegas offers two award-winning Jack Nicklaus Signature Golf Courses and a course by Tom Weiskopf. Lake Las Vegas real estate is spread over 2,600 acres and offers a wide-ranging array of residences from custom home sites and waterfront residences to fairway homes, golf villa condominiums, and townhomes. Community Website: http://lakelasvegas.com

Monte Lago Village

Monte Lago Village is a Mediterranean village with cobblestone streets, specialty shops and boutiques, waterfront cafes and restaurants, with plazas and luxury residential condominiums terraced into the hillside. White beaches, nearly a mile of lakeside walkways, and harbor-side boat docks creates a European atmosphere reminiscent of old Italy.

South Shore Country Club

The private South Shore Country Club is in the guard gated South Shore community of Lake Las Vegas, with its own Yacht and Beach Club offering gourmet dining, a glass-walled fitness center and a swimming pool overlooking the marina and private sandy beach that is available to South Shore residents and guests. The golf course is manicured to perfection and offers spectacular vistas from all 18 holes.

Club at Lake Las Vegas

The distinctive, “Club at Lake Las Vegas” offers residents of Lake Las Vegas play at both championship resort golf courses, Reflection Bay, a signature course by Jack Nicklaus, and The Falls, by Tom Weiskopf. Also included in the membership are personalized Resort Concierge services, access to the private South Shore Yacht and Beach Club, and preferred pricing throughout the resort for dining, specialty shopping, spa treatments, room accommodations at the resort hotels, and yacht and boat rentals at the full service Marina, as well as a full calendar of social events.

The two world class hotels inside of Lake Las Vegas both offer a full array of services including complete spas, casinos, gourmet dining, meeting facilities, pools, tennis and palatial suites. Lake Las Vegas also offers a shopping mecca with its recreation of the Pontevecchio Bridge offering a plethora of trendy boutiques. Located only 17 miles from the Las Vegas Strip and McCarren airport, there is even a helipad so that residents like Celine Dion can get in and out quickly. Lake Las Vegas is in the 89011 zip code.

Southern Highlands

Southern Highlands is a gorgeous 2300 acre master planned community in the southern foothills, overlooking Las Vegas with more than 50 acres of parks, walking trails, tennis courts, baseball fields, and lakes. Housing is divided into two very distinct neighborhoods.

On the northern half of Southern Highlands, tree-lined streets lead to dozens of great family neighborhoods with entry level condos and homes.

On the southern half of Southern Highlands, sits the upscale guard gated neighborhood of Southern Highlands Golf Club. This secluded world of magnificent golf course home sites within The Estates provides a perfect setting for those who are ready to create a spectacular custom home in a prestigious environment. Sharing this gated privacy are luxury semi-custom residences by Christopher Homes, one of Nevada’s foremost luxury builders.

Southern Highlands is located in the 89141 zip code. Community Website: http://southernhighlandshoa.com

Southern Highlands Golf Club

The active lifestyle at the Golf Club includes a spa featuring approximately 13,000 square feet of state-of-the-art facilities like private treatment rooms, an oversized in-ground Jacuzzi, a “wet” steam room, and spacious locker and changing rooms. The Grand Hall, complete with 18-foot high ceilings, leads members to the 4,000-square foot weight and fitness training room and a Group Studio. For the outdoor enthusiasts, there are four lighted tennis courts, an “adults only” swimming pool that includes a lap pool, an outdoor Jacuzzi, private cabanas, and a children’s play pool.

Summerlin

By far the largest master-planned community in the city and rated #1 for growth in the entire nation for a number of years, Summerlin real estate occupies 22,500 acres on the northwest side of Las Vegas and features an extensive array of parks, biking and hiking trails, shops, schools, libraries and business districts as well as community tennis courts and pools, recreational facilities and an amphitheater for performing arts. This community was one of the Las Vegas Valley’s earliest adopters of desert landscaping and is often credited with helping to significantly improve its public image and acceptance, and today the community is more committed than ever to low-water-use landscapes. Over 64,000 homes and 200,000 people will be contained within Summerlin’s borders at complete build-out in approximately 2020, and it has numerous public and private golf courses and retirement communities as well as family-oriented neighborhoods. Prices here range from moderately priced starter homes and condos to over $5,000,000 in the luxury custom home developments, and there are both brand new and resale homes and condos available. Summerlin is located in the 89128 zip code, 89145 zip code, 89144 zip code, 89134 zip code, and the 89138 zip code.

Amenities

More than 30 percent of the master plan has been designated as community space including passive and active parks, trails, recreational facilities, golf courses, the Summerlin Trail System, landscaped areas and natural preserved areas. The Summerlin Library and Performing Arts Center and the Donald W. Reynolds Cultural Center, home of Nevada Ballet Theatre, serve as the cultural cornerstone of this master planned community, and Summerlin is one of the few communities in the country to host professional regional dance troupes. There are also eight private schools and nine private schools for residents to choose from, with some of the finest academic programs in the Las Vegas Valley. For a complete overview of the Summerlin Village amenities, contact me for the amenities map. Community Website: http://summerlink.com

How Much House Can I Afford?

183:832097703 (David Bergonz) — Fri, 12 Jun 2020 21:35:14 GMT

HOW MUCH HOUSE CAN I AFFORD?!?
Its actually really simple to calculate!!!!

HOW MUCH HOUSE CAN I AFFORD?!?

Its actually really simple to calculate!!!!

Lenders look at 2 RATIOS when calculating your house buying potential. The 28 Rule looks at the amount of income you make vs how much a house will cost, and The 36 Rule looks at how much you make vs how much debt you have each month.

The 28 Rule - The Front End Ratio - Income vs House Payment

The Golden Rule is - Your monthly mortgage payment should not exceed 28 percent of your income BEFORE taxes are taken out (gross monthly income).

For example, if you make $4,000 a month, your monthly mortgage should be no higher than $1,120, which would be 28 percent of your gross monthly income.

Your "front end ratio" is the amount you owe towards your PITI divided by your gross monthly income. PITI are the expenses that consist of your monthly mortgage payment:

Principal - The part of the payment that goes towards paying down the amount you borrowed to purchase the house.

Interest - The rate creditors charge for lending you the principal.

Taxes - The property tax.

Insurance - The homeowner¿s insurance.

With the 28/36 rule, you¿ll want your PITI number to be less than 28% of your gross monthly income.

The 36 Rule - Debt to Income Ratio - Income vs Monthly Debt

Unlike the front-end ratio (which compares the amount you will owe on your new house to your income), this number compares your income to your debt. Creditors look at this number to determine how risky it is to lend to you and the general rule is that it should not exceed 36%, THE SMALLER THE NUMBER THE BETTER!

The more risk there is to lend to someone, the smaller chance they will have of obtaining a home loan (or the higher their interest rate could be). Calculating the Debt-to-Income ratio is simple:

Dollar amount of monthly debt ÷ Dollar amount of gross monthly income X 100.

For example, if you have about $1,250 in expenses every month and make $48,000 a year ($4,000/month). Take 1,250 ÷ 4,000 = .3125 Multiply by 100 and the debt to income ratio is 31.25%.

The 28/36 rule-of-thumb says you should ideally have no more than 36% for your debt-to-income ratio, but some lenders will provide a mortgage all the way up to a 49% debt-to-income ratio. The lower the number is the better, so if your debt-to-income ratio amounted to 31% like in the example above, you're ratio is on the high end, but still acceptable.

Some advice when it comes to ratios..its okay to stretch a little, but try not to have a mortgage payment that goes beyond 35% of your gross pay or what you can actually pay. Making a poor financial decision from the beginning and struggling throughout will snowball and become a larger problem throughout the life of your loan. Don't let this happen, as it will undo all the hard work you put into other areas of your financial life. I want to help you make a good financial decision when buying a house, so that you¿ll be in an excellent position.

Contact me today to get setup with a local lender who can prequalify you for a loan in minutes!!

How to Pick A Las Vegas High Rise

183:832097703 (David Bergonz) — Fri, 12 Jun 2020 21:30:47 GMT

LAS VEGAS STRIP HIGH RISES - WHAT TO KNOW ABOUT EACH BUILDING

What used to be considered a good place to gamble now ranks among America's great restaurant cities, entertainment cities, convention cities, and is a global art destination. The Las Vegas High Rise Condo market has expanded wildly as we've grown into a more metropolitan city. Vegas is also in close proximity to hundreds of thousands of acres of protected federal park land, and is becoming known as a nature lover's paradise.

As sophisticated transplants move to Vegas from all over, for both work and play, developers have responded by creating one of the most intriguing high-rise condominium portfolios in any city in the country, offering luxury high-rise penthouses that rival Manhattan and L.A., with unbeatable panoramic views of the one of a kind Las Vegas landscape.

Vegas currently boasts 17 high-rise condominium communities. With a range of style, location and price options, from chic downtown studios to palatial, architectural masterpieces on the Strip, and with price tags ranging from $200K to $7 million or more, it takes a discerning eye to help buyers find the right high-rise for their lifestyle. And for most of our buyers, it's a matter of finding the right view, location, and combination of price and amenities that fit.

What Buyers Want - A View!

The #1 amenity a high rise offers is the view. And if you live in Vegas, one of the most exciting views you can have is of the Strip. For buyers wanting a bird's eye view of the strip, one of the hottest high rise properties right now is The Martin. With residences priced from $400K to $7 Million, the Martin's sheer glass exterior is a shining gem where east facing units look out at the posh City Center and the ultra-modern architecture of the Crystals Mall. West views include the city and mountains framed in the background, with spectacular sunsets. Penthouse units at the Martin can be up to 13,000 square feet, expanding the visual possibilities to include panoramic views of the entire Las Vegas valley. There are many other highrises with great views, depending upon the unit. You'll have to decide what view suits you.

Like to Walk to your Entertainment? Live On the Strip

The Las Vegas Strip is one of the most walkable urban areas in the country. With so many restaurants, entertainment venues and nightlife within a few square miles, strip highrises will always be in demand. If you want to roll out of bed and walk to the strip The Veer Towers is a great option. These ultra-modern twin, angled highrises at Citycenter offer everything from studio units around $250K to penthouse units for $1.7 Million. The Veer features a rooftop pool, exercise room, sauna, a billiards room, 24-hour security, business center and concierge service, all just steps away from Las Vegas Blvd. There are very few highrises RIGHT ON the strip - Veer is one, Mandarin Oriental is another. Other highrises are a block off, but still close.

But Perhaps A More Peaceful Locale Fits Better

If you like to be close to the action but not right on top of it, Turnberry Place is one block east of the strip, near the Las Vegas Country Club. Turnberry offers a community pool, gym and valet, and units with strip, city, or valley views. Or if you're looking for that truly metropolitan lifestyle, why not consider the Ogden, located in the heart of Las Vegas' resurgent downtown. You won't have heavy hustle and bustle of the strip, but you're still within walking distance to grocery shopping, restaurants, galleries, vintage casinos and nightlife, in the center of what has become Las Vegas' hippest neighborhood.

If you're after a quieter location, One Queensridge Place is located near the desert's edge in Summerlin, and most units offer stunning views of neighboring Red Rock Canyon Natural Preserve. Units at Queensridge come standard with granite countertops, Viking appliances, custom cabinets, and elegant patios where residents can relax and watch the sun set over the mountains. Amenities include: an outdoor pool and spa, indoor lap pool, billiards lounge, Pilates room, fully equipped gym, valet, 24-hour security, and concierge.

Great Amenities may mean Higher Fees

HOA Fees should be a major consideration in choosing a highrise. These fees are used for common areas and maintenance of the building, and also go towards salaries of the workers that give residents luxury service.

In most Las Vegas high-rises, fees fluctuate depending on square footage, with smaller units getting charged less, and the amount usually gives you an idea of what to expect in terms of amenities. For example, The Martin has some great community facilities, like pool, spa, fitness room and meeting room - all at approximately 52 cents/SF per month. At the ultra-posh Mandarin Oriental, residents enjoy access world class spa facilities, an owners lounge, concierge services, a community dog park, valet parking, doorman, access to the elevated pool, an exercise studio and yoga center, 24-hour security and more. Monthly fees at the Mandarin are on average $1/SF per month. At trump Tower a car service is provided for anywhere within 6 miles.

High Rise Las Vegas Condos – Residential

The Mandarin Oriental

The Mandarin Oriental Condos of Las Vegas is what one purchases if they only want the best. The best service, unit build and location is what you will find when being an owner in this triple Five Star resort. Owners are completely separate from the hotel guests with their own lobby, staff and elevator stack. All Mandarin Oriental Condos start on the 24th floor.

Veer Towers

Veer Towers are strictly residential high rise condos located right in the gateway entrance into City Center. Walking out of your front door from these ultra modern high end residences you will have not only the best restaurants in town but the best shopping as well. The Crystals mall is only a few feet a way from Veers entrance. The Crystals mall offers the flag ship stores for the majority of the largest luxury brands in the world.

The Martin

The Martin Las Vegas has been described as “Los Angeles meeting Las Vegas”. The trendy style of this tower attracts condo owners from all around. There is no other high rise in Las Vegas that has the same styling. Offering a boutique feel and a sense of community that is prevalent with the social calendar for the tower. With a large host of amenities and the lowest monthly HOA dues of any tower it is a win win for owners. The Martin Las Vegas offers condo owners Range Rover service, large gym space, library lounge, conference room, massage rooms and a pool with cabanas to name a few amenities. The condos in the Martin Las Vegas offer affordable entry level units to over the top penthouses.

One Queensridge Place

One Queensridge Place is in the heart of Summerlin. One of the only off Strip high rise condo community’s One Queensridge Place is unlike anything else. If you are looking for the luxury of a custom home but the convenience of a condo Queensridge is the community for you. You will not find anything of this grandeur in the world. Extensive use of stones and woods the towers make you feel like you are walking the halls of a castle. With more amenities than one can describe you truly have to see this project in person to understand the scope of what living in One Queensridge Place is like.

Sky

Sky Las Vegas offers something for everyone. Amazing vies from the corner units with glass wrap around balconeys. Amenities for days including fully equipped cabanas with mini bars, WiFi and flat screens. Being placed directly on Las Vegas Blvd Sky Las Vegas offers stunning views right down the strip. The elevated pool deck also offers views of the city especially at night behind your glass fire pit next to the hot tub will be the ambient lights of Las Vegas. If you are looking for a well rounded tower to hang your hat take a look at the condos in Sky Las Vegas.

Panorama Towers

Panorama Towers is a bridge away from the center of the strip. Located close enough the City Center Las Vegas that owners take advantage of all the shopping and gourmet dinning options yet far enough to feel like you are away from the action when you want to relax. Each tower offers a full pool area, GYM and SPA for residence. Panorama Towers is also one of few towers that can say it has charging stations for EV cars. From the views of the mountains and valley in the back of the tower to the award winning architecture of City Center on the front there is a unit for everyone here at Panorama Towers.

Park Towers

Looking for a more traditional residential feel in your Las Vegas Condo? Park Towers Las Vegas offers a phenomenal location in the middle of the city with large spacious units. 24 hour security, uniformed valet, movie screening room, cabanas and a host of other amenities Park Towers has a lot to offer. Surrounding the towers are a host of restaurants for dinner and lunch not to mention these towers are a short drive to world class entertainment and dinning on the strip! If you want luxury close to everything but not in the thick of it explore Park Towers Las Vegas.

Turnberry Place

The original High Rise Condo project in Las Vegas. These four towers offer some of the largest floor plans available with 3 bedrooms over 2,800Sqft. Built for luxury these units fit perfect for those looking for a second home but want to have space to spread out.

Turnberry Towers

Turnberry Towers offers luxury and sophistication just off of Las Vegas Blvd. Units range in size from one bedroom to three bedroom. Open floor plans and spacious layouts offer usable and livable primary residences or second homes. Turnberry Towers Las Vegas offer an extra amount of out door patio space and larger then average closet space in each unit. Turnberry Condos have a high end build and feel. If you want to be close to the action of the strip but not in the middle of it then this may be the Las Vegas condo complex for you.

Allure

Allure Las Vegas offers condos with open floor plans and great strip views. Allure is a great option for those looking to be close to the center of the strip and down town Las Vegas. Sitting at the half way mark on Sahara and Las Vegas Blvd. Allure Condos offer open floor plans from Studios to Three Bedroom Condos. With easy access to the I15 freeway residence can quickly get to anywhere in the city. Offering Valet Concierge, GYM, Lounge and an elevated Pool Deck owners receive a host of amenities while in the tower.

Newport Lofts

Tired of the walls closing in on you in your current apartment/art studio? The developers at Newport Lofts felt the same way so they took them down! Most lofts in the tower are going to have no dividing walls and cement floors. Fully ready for creating large pieces of art for your next big project or the perfect large open feeling you have been searching for. A short distance to down town your creative side will hardly be able to contain it self being located in the arts district of Las Vegas.

The Ogden

Looking to live in a true down town setting? The Ogden is the tower for you. In the heart of down town Las Vegas over looking the Fremont Street Experience you will always be in the middle of it all.

Soho Lofts

For those looking for a true artist loft style high rise Soho Lofts may be just what you need. Located in the art district of down town Las Vegas these open loft style condos come with high end stainless steel appliance, 10 foot tall ceilings and cement floors. You will enjoy the roof top pool and amazing views!

Metropolis

Metropolis condos have the hands down best view in Las Vegas. Over looking the Wynn Golf Course owners get rolling fairways of green grass and at night the stunning lights of the Las Vegas Strip. No other Las Vegas Condo community gets the best of both worlds. Metropolis is a boutique high rise sitting only 19 floor high with extra large residences. Two bedroom condos start at 1,800 Sqft. and go over 3,000Sqft. Some are multi story with expansive floor to ceiling windows. If you are looking for lots of livable space in your Las Vegas condo and are ok with giving up some amenities of the larger high rise towers then Metropolis is the complex for you.

One Las Vegas

One Las Vegas offers high rise living on Las Vegas Blvd with a quiet community feel. The tower offers large livable floor plans for its residents. Glass balcony’s off an unobstructed view of the city. The units in this tower are low on price point but still high in amenities.

Condo Hotels – Las Vegas Condos

Palms Place

Palms Place Condos are a fun and lively hotel condo project on West Flaming connected to the Palms Hotel. A modern option with fun bars and restaurants below the residences. A great option for the buyer looking for a second home or a vacation residence. When you are not using the unit you can have the front desk rent out the unit on a nightly basis to generate income. Lots of my vacation home buyers love the convenience of always having a room ready for them in Las Vegas. Palms Place is a great option if you want a Las Vegas Condo that maintains itself.

The Cosmopolitan

It is very rare to have a unit come up for sale in this tower. The contemporary lifestyle in The Cosmopolitan Las Vegas will include elegant smooth 10 foot high rise ceilings, spacious walk-in closets, floor to ceiling windows, flat screen TVs, kitchenettes, extra large balconies with impressive panoramic mountain and city skyline views and high-speed resident elevators.

Trump

If you are familiar with the Trump brand expect nothing less then amazing service and luxury covering every inch of this tower. Trump is located right next to The Fashion Show Mall and has one of the best Strip Views available of any tower. The corner one bedrooms on the south east corner of the tower are positioned perfectly to take advantage of the view.

Vdara

This luxurious modern high rise condo complex has fully furnished units ready for new owners! Vdara is located in City Center Las Vegas which is called the center of the Las Vegas Strip. dozens of restaurant, clubs, theaters and bars will keep you entertained all day and into the night.

MGM Signature

MGM Signature of Las Vegas is a large project developed by of course MGM. The Signature is attached to the MGM Grand Hotel via an enclosed walk way. These condominiums are considered Hotel Condos. A Hotel Condo product is perfect for a buyer looking for a vacation property to use in their free time but not have the headache of maintaining it. When you own a condo in the Signature you may use it as you please and when not in town owners may place it in the hotel rental pool for the front desk to rent it out. Not only do you have a condo in Las Vegas you also have a full time staff that can make the unit produce capital to maintain the unit for you.

The Platinum

The Platinum Condo Hotel project by The Strip is a boutique project offering buyers the ability to own a hotel room they may use at any time and when not in use be placed in a rental pool program managed by the front desk. The tower has a great location close to everything and buyers feel the price point can fit anyone’s budget.

MID-Rise – Las Vegas Condos

Park Avenue

The modern looking buildings in Park Avenue Las Vegas stick out of the desert to eyes driving by ever day. Just off of Las Vegas Blvd the complex is in a great location in the center of town. If you ware looking for a vacation home close to the airport and a hop skip and a jump away from all of what Las Vegas has to offer consider this condo project. This low rise condominium project offers a pool that is have in doors and half out doors as well as a gym and two parking spots per unit. Park Avenue Condos in Las Vegas are perfect for a second residence or a primary home.

The Manhattan

The Manhattan Condos of Las Vegas give a true metropolis feel. The architecture of each building makes the whole community stand out! From the gargoyles on the roofs to the multi-color combinations the developer made this condo project unique. Set in a great location on South Las Vegas Blvd The Manhattan Condos are close to the airport and just down the street from all the large casinos. Featuring one to three bedroom floor plans this community is perfect for a primary residence or a vacation home. Who would not want a Las Vegas Condo in their real estate portfolio?

Loft 5

Lofts are hard to find in Las Vegas. Especially with a new modern design like Loft 5 Condos. Just off of South Las Vegas Blvd is the quite community of modern Las Vegas Condos with a very warm modern feel. Featuring two story units and an open modern feel this is one of the best options for anyone looking for a trendy space close to all the action.

Juhl

Juhl condos in down town Las Vegas offer modern living with functional spaces. Enjoy all that down town loft living has to offer in Las Vegas. The condos in Juhl Las Vegas are rare to find do to the extremely low amount of units sold before sales had been halted. If you have any questions regarding Juhl Las Vegas condos or other towers please contact us any time.

Whether you're looking downtown, in Summerlin, or on the Strip, we are experts in the Las Vegas high rise market and can help you find the best deals right now! Contact me today!!

How to Pick a New Home Builder in Las Vegas

183:832097703 (David Bergonz) — Fri, 12 Jun 2020 20:10:03 GMT

There are 230+ NEW COMMUNITIES being built by over 20 BUILDERS in the Las Vegas Valley in 2020!!

Lucky for you, I am an expert in the AMENITIES, MODELS, and UPGRADES available from each Builder!

A BRAND NEW HOME is more affordable than you might think!

Browse online here www.showingnew.com/bergonz

Contact me if you want to go look at some models this weekend!