Las Vegas Luxury Properties Link

If you are a golf enthusiast wanting to live in a golf community, there are a few different golf communities that I would recommend depending on price range and style.  There are many golf course communities in Las Vegas.

Some of the most popular golf course communities include:

Anthem: Anthem is a gorgeous community located in the south eastern part of the Las Vegas valley. This area is developed by the very popular Del-Webb. There are over 4,755 acres of developments in this community and they drastically vary in price. There are many age restricted communities located in Anthem with some of the best amenities for active adults and golf enthusiasts. I personally love the views from Anthem because you can see the entire valley from certain locations. Communities in Anthem: Anthem Country Club is an exclusive guard gated golf community with over 1,700 luxury homes and custom homes. The 33,000 sq ft clubhouse offer a fitness facility, several pools, tennis courts, restaurants, and a children's play area. There are some lots available to build your own custom homes in this area. Anthem Coventry has 1,200 moderately priced single-family homes. The non-gated neighborhood features scenic parks and walking trails. New projects will include schools, a skateboard park, an in-line hockey course, ball fields and covered play areas. Anthem Highlands is another family-friendly neighborhood that's open to residents of all ages. This new community offers five collections of homes, ranging from 1,580 to 3,483 square feet. Upon completion, the 400-acre community will comprise about 1,500 single- and two-story homes. Sun City Anthem, designed by Pulte/Del Webb, is one of the Las Vegas valley's best-known retirement communities. About 6,300 homes are planned for the community, which caters to active seniors age 55 or older. Sun City Anthem is home to The Revere at Anthem, two 18-hole courses sculpted within the natural canyons of the McCullough Mountains. The 77,000-square-foot Anthem Center offers a variety of social and recreational activities, and second planned community center will feature a performing arts center and additional fitness facilities. Solera at Anthem is another Pulte/Del Webb senior community. Homes here are smaller, with five single-story designs ranging from 1,140 to 1,771 square feet. There is no on-site golf course, but Solera is close to The Revere at Anthem as well as other local courses. Tennis and boccie courts are now open, with plans for a pool, spa, fitness center, computer room and club area. When complete, the 385-acre master-planned community will have approximately 1,750 homes.

Red Rock Country Club: Red Rock Country Club, a luxury golf community on the west side of Las Vegas, has wonderful amenities to offer its residents like being in a guard gated community, members club, tennis courts, and fantastic views of the mountains and the city.If you would like to learn more about membership opportunity, check out Red Rock Country Clubs Website. The state of the art clubhouse available to members offers tennis courts, a full fitness facility, prestigious social events, all in the natural beauty of the mountains of Las Vegas. With great access to shops, entertainment, and excellent schools, Red Rock is an ideal place to live. There are approximately 1200 homes in this community with luxury homes to custom built properties with sweeping views of the strip. If you're looking for privacy in a secure golf course neighborhood, look no further. Prices vary depending on the property.

Canyon Gate: The Canyon Gate Country Club in Las Vegas is a private gated luxury golf course community located in Southwest Las Vegas near The Lakes and Summerlin. Canyon Gate is geared for the "golf" lifestyle. Canyon Gate Country Club provides its members with a private country club experience in an elegant and luxurious environment for those who appreciate the "Good Life". The foothills of the Spring Mountain Range and Red Rock that surround Las Vegas are so close, that they appear to be part of the club. The Club is still only minutes from the excitement and adventure of the Las Vegas Strip and downtown hotels. Primarily Mediterranean styled homes with many homes with golf course frontage on the Ted Robinson designed Par 72, 6,742 yard course. All Canyon Gate Country Club memberships provide equal privileges to the membership holders spouse and dependent children under the age of twenty-one. A corporation, individual, or firm may hold Canyon Gate Country Club Membership.

Spanish Trail: Spanish Trail is a beautiful guard gated golf course community on Tropicana and Rainbow. It was one of the first communities of its kind in Las Vegas combining an award winning 27 hole golf course designed by Robert Trent Jones Jr. This stunning golf course is one of the few that has green grass year around, and it's surrounded by mature trees, waterfalls, trails, and great views of the mountains. There are 1252 homes in this community ranging from $399,000 to over $5,000,000. Amenities include: Fitness Center Tennis Center 2 pools and 2 spas Guard Gated Easy access to freeways and the Las Vegas Strip Golf Club and Social Club memberships are also available ranging from $3,000 for social memberships, and under $30,000 for Golf Club memberships. Individual owners sell the memberships. If you would like a full list of available properties in Spanish Trails, please call Felipe Crook toll free at 1-866-589-1646.

Rhodes Ranch: Rhodes Ranch is a master planned golf course community located in Southwest Las Vegas. The community is situated around a 6,909 yard lushly landscaped course designed by renowned architect Ted Robinson and is expected to have more than 5,000 homes at completion. Minutes from the McCarran Airport and the Las Vegas Strip, Rhodes Ranch is an excellent choice for a Vegas vacation home. Lush, green landscaping is the highlight of Rhodes Ranch with hundreds of elegant Canary Date Palms and an extremely scenic entry with waterfalls. Guard gated and patrolled, and with strict speed limits, the community offers peace and serenity. Broken down into several different communities with Rhodes Ranch home prices starting above $150,000 for an off the course location to over $700,000 for the executive golf course homes. Rhodes Ranch Association Fees are currently a very reasonable $120 a month and there are no SID/LID fees. At the R-Club The recreation center, R Club, and newly open Fun Zone water park, offer many activities for the young and adults alike. The recreation center is open to all residents and for their guests for a nominal fee. The R Club is a 35,000 sq ft recreation center that offers full size gymnasium, cardio/weight room, aerobics room, arts and crafts room, billiards room, and multi purpose rooms, a social area that features a baby grand piano, accordion, a large fireplace along with couches, tables and chairs. Residents are able to socialize, study, work and meet in a comfortable, central location equipped with free Wi-Fi. The center also allows for residents to get together in the billiards room with six tables and options for ping pong and Foosball.

These are just a few of the golf course communities available in Las Vegas. 

If you'd like to search for homes in Las Vegas click here.

I also have access to all of the properties on the market and would be happy to help you.  Please give me a call toll free to speak to me about your real estate needs at 1-866-589-1646.  I can send you a list of properties that match your criteria and notify you of new properties that come on the market.  I'm here to help!

Felipe Crook

Realty One Group

Las Vegas, NV

1-866-589-1646

I recently closed two short sale transactions here in Las Vegas Nevada- both with lenders who don't have the best track record for being easy to work with.   My team has been working on short sales since 2009, and we have closed over 30 short sale transactions with many different banks including, Bank of America, Citibank, Wells Fargo, LBPS, Aurora Loan Services, Chase, EMC, AMC, Specialized Loan Services and a few other smaller banks.

If you are having trouble making payments and you've tried the extremely frustrating process of a loan modification, a short salemight be an option to consider.  What is a short sale?  A Short Sale is when a seller is upside down on their home, and they try to sell it.  The bank who hold the mortgage has to approve the sale by reviewing all of the seller's financial documents, the market value, and the seller's hardship.  If the bank approvals the short sale, the seller and buyer can proceed with the transaction and sell the home.  Now, that is a grossly simplified version of a short sale.  Short sales are not the most fun transaction to deal with. Many times the banks will ask for the same documentation over and over again claiming they never received it, or they'll ask for the same information on a different type of form, or they will ask for completely random things that are odd, weird, or annoying.  That is part of the process.   It's frustrating, a little painful, and tedious.  However, getting a short sale approved and hopefully cancelling thousands of dollars of debt is such a great relief to many sellers that they are willing to deal with the process.   The goal in doing a short sale is to get the bank to release their right to pursue a deficiency judgement (the remaining amount of the loan after the sale).   For example, a home was purchased for $300,000 in 2005, sold as a short sale in 2011 for $150,000.  The deficiency amount is roughly $150,000.  It's important to have the proper verbiage in your approval letters stating that the bank with waive their right to pursue the balance.

Here are actual examples of an Aurora Loan Services Short Sale Approval Letter and an LBPS Short Sale Approval Letter:

LBPS Short Sale Approval Letter:

Aurora Loan Services Short Sale Approval Letter:

Some positive changes in law have taken place in Nevada recently:There are changes to debt collection as to short sales in Nevada.  This bill has many points, from Seconds to Guarantors.  For real estate sales the major change is effective July 1, 2011.  There are certain restrictions on the ability to recover deficiency at all by Junior Lien Holders of a secured note created after June 2011.  But the 5 star change, is that as of July 1, 2011  junior lien holders (and perhaps senior) have only six (6) months to file suit against a home owner after the foreclosure.

A civil action by the junior lien holder against the home owner after a foreclosure sale of the real property or a sale in lieu of a foreclosure sale may only be commenced within 6 months after the date of the foreclosure sale or sale in lieu of a foreclosure.  This six month rule section applies only to an action commenced after a foreclosure sale or sale in lieu of a foreclosure sale that occurs on or after July 1, 2011.  But that is only foreclosures you ask?  Nope.  It is for short sales also.  A "sale in lieu of a foreclosure" is a short sale.  Sale in lieu of a foreclosure means a sale of real property pursuant to an agreement between the seller and lender in which the sales price of the real property is insufficient to pay the full outstanding balance of the obligation and the costs of the sale.  The short sale (close) or foreclosure (trustee sale) must occur after July 1, 2011.  Then, the Second Lien holder has 6 months, NOT SIX YEARS as was previous rule, to file a law suit for debt collection.  Here exactly what the law says,

A civil action not barred by NRS 40.430 or section 3 of this act by a person to whom an obligation secured by a junior mortgage or lien on real property is owed to obtain a money judgment against the debtor after a foreclosure sale of the real property or a sale in lieu of a foreclosure sale may only be commenced within 6 months after the date of the foreclosure sale or sale in lieu of a foreclosure."

This Section 3.3 this act apply only to an action commenced after a foreclosure sale or sale in lieu of a foreclosure sale that occurs on or after July 1, 2011.

The explanation of this Section from the Legislature is here --> Existing law authorizes a creditor under an obligation secured by a junior mortgage or deed of trust to bring an action to obtain a personal judgment against the debtor only if the action is commenced within 6 years after the date of the debtor's default. (NRS 11.190) Under property securing such an obligation is the subject of a foreclosure sale, a trustee's sale or a sale or deed in lieu of such a sale, the creditor may bring an action to obtain a personal judgment against the debtor only if the action is brought within 6 months after the foreclosure sale, the trustee's sale or the sale in lieu of a foreclosure sale or trustee's sale.

Read the entire bill here-------> http://www.leg.state.nv.us/Session/76th2011/Bills/AB/AB273_EN.pdf

If you would like a free consultation regarding short selling your home here in Henderson or Las Vegas, please give me a call toll free at 1-866-589-1646.  All information is strictly confidential.  I ALWAYS recommend my short sale clients speak to an attorney and an accountant to understand the legal and tax ramifications of a short sale.

Felipe Crook

Prudential Americana Group Realtors

7475 W. Sahara Ave Ste 100

Las Vegas, NV 89117

1-866-589-1646

Housing Shortage on the Horizon?
Mike Castleman, founder and CEO of Metrostudy, which tracks real-time data of the country's inventory of new homes, says a housing shortage is looming that will soon will create a huge surge in demand for new homes. As such, now is the time to buy, he says.

In the 41 cities Metrostudy covers, 78,000 houses are either vacant and for sale, or under construction - that is less than a quarter of the new homes that fell in that category during the housing boom in 2006 and way below the level of a decade ago.

"If we had anything like normal levels of buying, those houses would sell in 2½ months," says Castleman. "We'd see an incredible shortage. And that's where we're heading."

The historic drop in new construction mixed with the decline in housing prices is laying the foundation for a dramatic recovery in residential real estate, Castleman told CNN. Castleman expects home owners soon will start returning, which will drive up prices in many markets later this year.

While demand remains low for new construction, he expects that to change. He foresees the recovery following a similar path as previous ones: A severe housing shortage will drive a big increase in demand.

"We'll get a big surge in demand and the drywall companies will take a long time to ramp up, and it will take years to get new lots approved," he predicts. "Buyers will show up looking for a house in a subdivision, and all the houses will be sold. The builders will tell them it will take six months to deliver a house." But they'll want the house so bad that they'll "bid the prices up."

Source: "Real Estate: It's Time to Buy Again," CNN (March 28, 2011)

Properties are moving very quickly in Las Vegas despite our economic bumpiness.  The investors have targeted Las Vegas as a prime city to invest in real estate.  51% of all our transactions last month were paid for with CASH.  Yep, people wrote a check to buy a house.  That is a staggering amount of money coming into our market place.  When investors pour tons of money into a market, be it stocks, bonds, or housing, that is where the deals are.   Below, I've pulled together some of the top new homes for sale in the Las Vegas valley.  Many of these properties are standing inventory, which means the builder has built the home and they are just waiting for a buyer.  Often with standing inventory homes, the builder is much more motivated to sell them because they can't get the next round of financing until it sells.   You will often see builders include upgrades to the home for free, offer the closing costs to the buyer, and sometimes even buy down your interest rate on the loan. 

Remember to have your Realtor present on your first visit to a new home community otherwise the builder's employees will represent you AND the builder.  You want an advocat who only looks out for YOUR interest!

Below are the top new home builders for sale currently in Las Vegas.  If you'd like to see any of these homes, please contact Felipe Crook at 1-866-589-1646 for more information and to schedule a showing.

Prudential Americana Group Realtors

Fed up with waiting 6 months for a short sale with the chance of the bank saying no?  Sick of walking into foreclosures that need new carpet and paint and who knows what else?  The Las Vegas New Home Market is becoming more and more attractive to buyers looking to get into contract quickly without having to remodel the entire home.  Many of the builders in Las Vegas have made new home prices so appealing, buyers are taking a second look at what a new home can offer them.   I currently have two buyers in contract with new home so far this year, and both are very excited to get a home in perfect condition for close to foreclosure prices, PLUS buyer incentives like seller paying all the closing costs.  Realtor Magazine recently reported that new home construction plunges in February:

New-home construction in February dropped 22.5 percent from the previous month, the lowest in nearly two years and marking the second lowest level on record, the Commerce Department reports.

Builders broke ground on a seasonally adjusted 479,000 homes last month. Economists consider 1.2 million units a year a healthy building pace.

Builders continue to feel downward pressure from a high inventory of nationwide foreclosures and the tightening credit on mortgage loans.

Builders More Confident?

The Commerce Departments latest new-home report Wednesday comes on the heels of an index on builder sentiment that showed builders were feeling slightly more optimistic about the market. In fact, builder confidence in new single-family homes reached its highest level since May 2010, reported the National Association of Home Builders on Tuesday.

The index of builder sentiment rose slightly to 17 in March--the first gain in four months. However, a reading below 50 indicates negative sentiment about the market; the index hasn't been above 50 since April 2006.

Looking into the future, builders seemed more optimistic too. Builders sales expectations for the next six months also rose, increasing two points in March to 27, also at its highest level since May 2010, according to the index.

"Builders are cautiously looking forward to the spring home buying season in hopes that improving economic conditions will help bring more buyers to the table," says NAHB Chairman Bob Nielsen, a home builder from Reno, Nev. "However, the same factors that have been weighing down the market are still very much in play, particularly competition from short sales and foreclosures, consumers' inability to sell their existing home, appraisals that are coming in below construction cost due to the inappropriate use of distressed properties as comps, and restrictive lending conditions for both buyers and builders."

What does this article mean for you??  It means you have a seller who is very motivated to sell their product and will do a LOT to lure you in.   If you would like to search for Las Vegas New Home Construction, simple start below or give me a call directly at 1-866-589-1646.  I'm here to help!

  Remember, you must have your Realtor present with you on your first visit to a new home community otherwise the seller's employee would represent you(Hard to look out for your benefit when they're getting paid by the seller huh?)

Felipe Crook

Prudential Americana Group Realtors

Oh short sales, oh short sales.....why are you called SHORT?!?  Here are current stats for short sales:

• 15,955 total properties on the market
• 7,782 Short Sales on the market = 48% of total inventory
• 3,402 Foreclosures on the market = 21% of total inventory
• 4731 Regular homes on the market = 31% of total inventory

Short sales take on average 90 days.  25% of our total sales in Decemeber of 2010 were short sales.  They are becoming more common, but not a lot of them are going quickly.  Here are some new changes the HAFA program have implemented.

On December 28, 2010, the Treasury Department released an update to the Home Affordable Foreclosure Alternatives Program (HAFA). The changes will increase the number of eligible borrowers who may participate in the program and should expedite approvals:

(1) A borrower's reason for relocation no longer needs to be connected to employment nor be of a certain distance from the property. Borrowers may have moved up to 12 months before certain dates in the HAFA process but may not have purchased another home.
(2) Servicers are not required to determine if the borrower's total monthly mortgage payment exceeds 31% of gross income. Borrowers will still be required to show a hardship.
(3) Servicers are now required to communicate approval, disapproval, or a counter offer no later than 30 calendar days after receiving an (i) executed sales contract, (ii) Alternative Request for Approval of Short Sale, and (iii) a signed Hardship Affidavit.
(4) If an unsolicited borrower requests HAFA, the servicer has 30 calendar days to determine the borrower's eligibility and, if eligible, send the borrower the Short Sale Agreement.
(5) HAFA will no longer impose a 6% cap on payments to each subordinate mortgage/lien holder. The $6,000 aggregate limit is still in effect.

The update also clarifies vendors of the servicer may not be paid from the real estate commission. Servicers must implement the changes by February 1, 2011.

If you have any questions about short selling your home, please give me a call directly at 1-866-589-1646.

Felipe Crook

Prudential Americana Group Realtor

Las Vegas, NV 89117

1-866-589-1646