Tips for buying Las Vegas foreclosure homes and condos

What it takes to get a good Las Vegas foreclosure deal?

While some of the best Las Vegas homes and condo deals are foreclosures, this is not true about all bank owned homes that are listed in the Las Vegas MLS. Actually if you make a full price offer on a Fannie Mae or Freddie Mac  foreclosed home or condo that is just listed in the MLS, I can pretty much guarantee that you have paid 15%-20% more than the current market value based on comparable properties or comps. But then again if you buy a HUD Home listing that is just listed in the greater Las Vegas MLS, you have paid close to the market value, it all depends.

We have been talking about foreclosures in our Las Vegas real estate market update for February, 2015, but in this video we will talk about what buyers should know before making an offer on a foreclosed home, condo or town-home.

In this video we will talk about the current inventory of REO listings in the Las Vegas MLS, what is to come in the next few months, and different policies by banks when pricing their foreclosures. And finally what it takes to find a good foreclosure deal.


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There is a big disconnect between asking prices in the Greater Las Vegas MLS and current market values. The median price for Las Vegas homes that are not under contract is $45,000 more than the median price for sold COMPS which we define as the current market value. This includes foreclosure listings too.

In this video we showed that due to the flat real estate market, the low numbers of Las Vegas foreclosures and high asking prices by banks it takes a lot of patience and know how to find a good buy.

Please like and share if you find the information useful and subscribe to our blog or video channel.

Please feel free to call us at 702-478-7800 with any questions or e-mail us at saber@lasvegas4us.com.

May you live long and prosper. Masoud

Las Vegas real estate market February 2015-housing market

No change in Las Vegas real estate market for January & damage done by incorrect market reports

In this blog and video we will go over the Las Vegas real estate housing market for January 2015. Given that the statistics released for January really reflect market activities (offers made) in December and October it is no surprise that the median prices for Las Vegas homes, condos and town-homes has dropped a bit as December is the best month of the year to make an offer on Las Vegas properties.

In the current flat market it is not necessary to do a new housing market report every month and what was said in, Las Vegas Real estate market, January 2015-housing market still holds. However due to the Serious errors in GLVAR Las Vegas real estate market reports we will publish one every month. These video links will open in a new window.

We also talk about the damage that incorrect real estate markets could cause. In this video we give an example of two distinct ways of talking about the Las Vegas housing market in the past 12 months, and both are totally correct. However one way of explaining the market leads to a much higher offer amount than the other, resulting in home buyers paying more than current market value or the seller listing his or her property at an unreasonably high asking price, thus hurting both buyers and sellers.

Please click on setting icon and watch in 720-P (HD) and full screen mode


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In this video we showed why it is of utmost importance for Las Vegas Realtors to do their own research on the Las Vegas real estate market and to educate their clients about it.

We also showed how incorrect information can hurt the Las Vegas home or condo sellers by putting an unreasonably high asking price on their property, thus compromising any chances of selling it at market value in a reasonable time.

Please like and share if you find the information useful and subscribe to our blog for upcoming articles.

I just heard that Leonard Nemoy who played our beloved Mr. Spock passed away, he will be missed.

R.I.P Mr. Spock
R.I.P Mr. Spock

This is Masoud Saberzadeh of Realty One Group. Live Long and Prosper

Las Vegas retail market Q3, 2014-commercial real estate

Total Vacancy in Las Vegas retail market has fallen to 9.1%

In this blog post and video we discuss the Las Vegas retail market for the third quarter of 2014. The TOTAL vacancy for retail space in the Valley (Las Vegas, Henderson and North Las Vegas) stands at 9.1%. However University of Nevada, Las Vegas tracks the ANCHORED retail for which the vacancy rate stands at 11.1% which is .4% lower than the past quarter.

The low number of Las Vegas retail foreclosures and short sales along with high asking prices from lenders no longer negatively impact our retail market and there isn’t much in the pipeline either as only 17 retail projects are more than 90 days delinquent in their payments as of January 2015.


Video by Las Vegas homes, condos, land and commercial real estate

Unfortunately there is no way to make commercial market reports fun since they are full of numbers and statistics and we don’t blame you at all for feeling like this after watching it

Confused by Las Vegas real estate market report
Confused by Las Vegas real estate market report

Believe me this is how I feel when I try to do an interesting blog and video about Las Vegas commercial real estate market reports

How I feel while writing Las Vegas real estate market reports
How I feel while writing Las Vegas real estate market reports

All you have to know is that it is the unanimous opinion of commercial real estate experts, which big professional commercial investment firms back by hundreds of millions of dollars in investment on and off the Las Vegas Strip, that even though it is nearing full recovery, it will do much better in the near future.

Expected legalization of marijuana in 2016 along with the unexpected cheaper fuel prices have not even begun to impact the Las Vegas retail market as it will take a couple of years before they do.

2015 is a great year to buy, invest in or lease retail space in the Las Vegas metro because property prices and lease rates will be much higher in a couple of years.

Please call Masoud at 866-278-5674 with any questions you may have and Like and Share if you find the information useful.

Las Vegas industrial space market, 2014-Q3

The recovery in Las Vegas industrial  market is officially complete

The pace of recovery in Las Vegas industrial market has been kind of amazing given that the 15.5% vacancy rate of January 2013 has been cut in less than half to 7.3% in only 2 years. The Valley (Las Vegas, Henderson and North Las Vegas) industrial market has officially entered the supply constraint state and is back on an upward and strong growth trajectory.

Asking rental rates for industrial space have gone up by 15% since the same time last year and escalating, as are sales prices. However two factors that will help the Las Vegas economy and industrial market will not fully show their effect for a while and they are; cheaper fuel prices and the expected full legalization of marijuana in 2016. The latter will impact the industrial real estate market the most as medical marijuana growers have already started to purchase industrial warehouses in order to grow cannabis, but their number will increase significantly with full legalization.


Video by Las Vegas homes, condos, land and commercial real estate

In this video we have discussed vacancy and absorption for Greater Las Vegas industrial space and explained why we think that lease rates and asking prices will escalate significantly in the next couple of years.

2015 is a great year to buy, invest in or lease industrial space, because property prices and lease rates will be much higher in a couple of years.

Please call Masoud at 866-278-5674 with any questions you may have and Like and Share if you find the information useful.

Las Vegas commercial real estate market update, 2015-January

Las Vegas commercial real estate market 2015, the champ is back

Even though the Las Vegas commercial real estate market is well on its way to full recovery (except in office sector) commercial property prices and lease rates in 2015 are still far below the peak prices of 2007.

In this video we provide an overview of the Las Vegas, Henderson and North Las Vegas commercial real estate market which all experts agree will do much better in the near future.

We talk about the net absorptions, vacancy rates, the small number of short sales and foreclosures, plus other pertinent information for retail, industrial and office sectors.

Most of the data used here is supplied by the Lied Institute for Real Estate Studies at University of Nevada, Las Vegas.


Video by Las Vegas homes, condos, land and commercial real estate

For years, investors shunned Las Vegas as it struggled in the aftermath of the housing bust and economic downturn, but now commercial real estate investors are back in force and investing heavily in new and existing projects on and off the Las Vegas Strip. We also explained how lower fuel prices in addition to expected full legalization of marijuana could positively impact industrial properties and retail stores that meet the Nevada Governments criteria for cannabis business.

Lastly we will repeat what we said in the video, buy all the Las Vegas real estate you can and you will look really smart in 5 years, geniuses bought all they could before 2013, but pretty smart is better than not smart at all.

Please call Masoud at 866-278-5674 with any questions you may have and Like and Share if you find the information useful.

Overview of Las Vegas real estate market for January 2015

Why Las Vegas real estate housing market will be at best flat in 2015?

As far as housing is concerned, Greater Las Vegas real estate market for 2015 will be flat at best, just like the last 6 months of 2014. Greater Las Vegas Association of Realtors press release dated January, 8th 2015 puts Las Vegas, Henderson and North Las Vegas single family median price appreciation rate at 10.1% which we agree with, yet the appreciation rate for the last 6 months has been at 2%. They also announced that the median price for Las Vegas metro condos and town-homes appreciated by 9.4% which is WRONG, it has been zero and we have explained this in detail in significant errors in GLVAR market reports.
The numbers of Las Vegas foreclosures and short sales keep shrinking and no longer have a significant negative effect on the housing market. Please see this video for a detailed discussion.


Video by Las Vegas Homes, Condos, Land and Commercial Real Estate

In this video we have explained which factors will influence the Las Vegas housing market and why we think that the housing market will be flat for 2015 which makes for the best last chance to buy or invest in Greater Las Vegas homes, condos or town-homes for sale before prices seriously escalate in late 2016 and subsequent years.
Lastly, God willing we will have a brand new and updated web-site for you in about 45 days. I have been working on it for the past 6 months. The new Las Vegas homes, condos, land and commercial real estate will be one third of the size of the old site but have at least 5 times more information in it because it will be video based, just like the newer blog posts. Actually this video will be used in the Las Vegas real estate market section.
YOU are the reason that I am doing this, so I would highly appreciate feedback on this matter. If you like or dislike this new format PLEASE let me know. Your feedback is highly appreciated.

Significant errors in GLVAR’S real estate market reports

The reason for interest in the Las Vegas real estate housing market is its effect on evaluating the market value of a home, condo or town-home. The Greater Las Vegas Association of Realtors (GLVAR) has announced that the median price of condos and town-homes has appreciated by 9.4% in 2014 but our calculations show zero appreciation for the past year. The reason is that the GLVAR mixes the Las Vegas high-rise condo data with regular condos and town-homes which lead to this large error and we exclude them when we calculate our median price.

Please click on settings and watch this video in HD and in larger screen mode to see the info clearly


Video byLas Vegas homes, condos, land and commercial real estate

Now there is large difference between 9.4% appreciation and no appreciation at all when it comes to calculating current market value for the Las Vegas, Henderson and North Las Vegas condo or town-home when listing it for sale or making an offer on it. If we believed in the 9.4% appreciation the market value would be higher than comps calculated from the previous sales prices, for example a unit sold in March 2014 should get about 7% added to the sales price to bring it up to date but since we know there has been no appreciation the current market value would be at or below the sales prices in the past year.

 

 

 

 

About Las Vegas short sales homes and condos, July 2014

The Mortgage Forgiveness Debt Relief Act expired in December 2013 and has not been re-instated yet.  So those who are short selling their home, condo or townhome run the risk of being taxed on the difference between the mortgage amount and net price from the short sale as income. This is the reason for the shrinking share of short sales homes in Las Vegas, Henderson and North Las Vegas which is down to 12% of total homes sales. The share of Las Vegas Metro short sales condos and townhomes has been about or less than 10% for 2014.

The other point was the change in the bank’s policies in countering unapproved short sale offers. Given the long time it that it takes for a short sale approval, banks used to counter the buyer based on the pricing at the time offer was made. This protected the buyer from the appreciation gained since the offer was made.

This changed in about August 2013 and banks are countering based on the current market prices. Buyer loses big, bank wins since they can market their short sale home or condo for sale as an approved short sale based on current prices and with minimal discounts. We do not even look at unapproved short sales due to continuing price gains, which average 1.2 percent per month for the past year. However approved short sales offer minimal discounts, and are worth going after as the price is already approved.

Unless the Mortgage Forgiveness Debt Relief Act gets reinstated, the number of short sale homes, condos or town homes for sale will not increase and due to low numbers and high counters from banks will not have a big effect on the median price for Las Vegas homes or condos or town-homes.

Sorry for disappearing web-site and blog, much trouble with the server which we have finally resolved (I hope).

Times have changed and Las Vegas short sales and foreclosures no longer have much of an influence on our real estate market. In the next video and blog we will discuss the factors that really affect Las Vegas residential real estate market.

 

Are Las Vegas foreclosures really affecting real estate market?

291 out of the 3196 Las Vegas homes, condos and town-homes sold in July, 2014 using a Las Vegas Realtor have been Las Vegas foreclosures or bank owned real estate. Foreclosures market share of total properties sold is about 9.1% and these did not sell at big discounts.

We do a short discussion about the effect of Nevada laws on Las Vegas foreclosures and how assembly bill 300, which made it far easier for banks to at least start the foreclosure process, has failed to produce the avalanche of foreclosures hitting the Las Vegas real estate market which some have been warning about for the umpteenth time. I wonder when these guys will get tired of crying wolf.

We also show that the number of distressed properties which are auctioned off at the Las Vegas Trustee Sale Auction, where the act of foreclosure takes place, has averaged about 527 properties per month for the past eight months, of which 61 percent were sold back to the banks and the majority of these will end up getting sold through the Las Vegas MLS.

We also take a look at notices of default which have averaged 750 per month and notices of trustee sale have averaged 910 per month. Given that only 25%-35% of properties that are scheduled to sale at the Trustee Sales Auction actually end up getting sold back to the bank, many get cancelled or postponed. There are no more than 250-350 Las Vegas, Henderson or North Las Vegas homes, condos or town-homes per month in the pipeline at least until 2015.

We have recorded this video in HD, but in order to see it in HD on YouTube please click the settings icon below the video and choose (720P or HD) and watch in Full Screen mode so you can see everything clearly.

 

Las Vegas residential real estate market report for June, 2014

The median price for Las Vegas residential real estate has gone up by about 15% in the past year and keeps appreciating more than 1.2% per month.

Even though Las Vegas real estate investor activity has slowed down from the peak of 56%, it is still difficult to outbid them for Las Vegas homes priced below $250,000 and condos and town homes priced below $150,000.

In this video we discuss Las Vegas residential real estate inventory as of July, 27, 2014 and sales numbers and median prices for Las Vegas homes, condos and town homes for June, 2014. We also comment on the direction of Las Vegas, Henderson and North Las Vegas real estate market for remainder of 2014.

Lastly, I have changed the software for these videos resulting in recording much better quality videos that can be seen clearly even on cell phones, just make sure that you watch it in (HD) mode by clicking the ranch below the video and choosing (720P) or (HD) and watch in (full screen mode) so you can see everything clearly.

 

Importance of pricing in the sale of Las of Vegas homes, condos, high rise

In this video we discuss the importance of correct pricing in the sale of Las of Vegas homes, condos and luxury high-rise condos. This is very important in the current Las Vegas real estate market as the market has turned and prices are going down and it all starts with your listing agents visit to you home or condo.

It is a mistake to have your Las Vegas Realtor see your property at the time of listing presentation, listing agents should be given access to the property before listing presentation so he/she can see selling points as well as problems in order to provide a target price for you property.

We discuss the importance of Las Vegas Realtor familiarity with your type of real estate deal and use an example of listing Las Vegas short sales. We found out that short selling a home may not be the best course of action for an underwater Las Vegas, Henderson or North Las Vegas home seller and for example bankruptcy may be the way to go. A top Las Vegas short sale agent should be at least familiar with legal remedies in order to point their client in the right direction without giving legal advice.

There are a few short sale agents who spent a great deal of time learning all about short sales. Although we have closed many short sales deals as buyer’s agent, we decided that we can never be as GOOD as these short sale specialists, the right thing to do is to was to refer short sales deals to the these agents. So we decided not to do short sales and refer them to the best agents for the job, if you need one, let us know. Your listing agent should have expert knowledge of the type of real estate deal.

Pricing Las Vegas homes, condos or high rise condos is a two stage process,

1: Figuring a target price based on comparable sales

2: Devising a marketing plan to arrive at the target sales price

We discuss how to calculate the asking price based on comparable sales for a proper duration of time taking into account the direction of the real estate market. This is not easy in always changing Las Vegas real estate market. For example the asking price should be higher than target price in a buyer’s market to account for the low ball offers, etc.

At this time it is difficult to find good deals because majority asking prices are too high given that prices have gone up in 28 out of the last 30 months but it takes time for Las Vegas real estate sellers to adjust their asking prices. However prices are going down some right now and Las Vegas properties that are going under contract now are selling less than comparables that have sold 6 month ago.

There is too much emphasis on median price of Las Vegas homes which is computed using a waited mix of sales results from previous months with the prior 2nd and 3rd months influencing the results the most, so it will miss sudden changes in the market and by the time it makes news it is 3 month too late. Your listing agent should know the current Las Vegas real estate market and not read about it in the newspapers when it is too late.

I want to repeat that this video series is published to help Las Vegas homes, condos or high rise sellers avoid bad listing agents so we are doing it as a crash course and cannot go into as much details as we want, so we are using blogs too.

 

 

While correct pricing is essential in generating interest in your property and  influences the offer amount, listing pictures and ease of access to the property are as important as correct pricing which we will discuss in the next blog and video.

Other videos in list, sell your Las Vegas home, condo or high-rise condo for top money while avoiding costly mistakes

How to search for best Las Vegas listing agents and test them

 

Sell Las Vegas homes, condos, high-rise for top money, introduction

Overview of process of selling Las Vegas homes, condos, high rise

In order to achieve success in selling Las Vegas homes, condos or luxury high rise condos you need an enlightened listing agent (Realtor) to list and market you property effectively in order to get the best terms, including the highest price.

I chose the word enlightened listing agent (Realtor) because it encompasses knowledgeable, professional, accessible and righteous.

We discuss how to conduct an online search for knowledgeable Las Vegas, Henderson, North Las Vegas listing agents (Realtors) to list your home, condo or high rise condo for sale.

After picking a few Las Vegas Realtors that you like, we talk about how you should initially contact these listing agents and strongly suggest that you call these listing agents with a question without telling them that you are thinking about listing your property with them in order to find out how accessible and helpful they are.

As a Las Vegas buyer’s agent we have dealt we hundreds of listing agents and the biggest issue is listing agent’s failure to answer questions about their listing in a timely manner, if at all.  Corrupt listing agents use inaccessibility as their best weapon to discourage other buyer’s agents and their buyers in order to get commissions for both sides of the deal.

After watching this video you can find good Las Vegas, Henderson or North Las Vegas listing agents who care about their business enough to have learned issues involved in your type of Las Vegas real estate deal and is professional enough to answer questions in a timely manner. You don’t need a Realtor who is too busy to answer phone calls or to give a good answer to a question.

Majority of Las Vegas Realtors will fail this test.

This is the third blog post  how to list your Las Vegas home, condo, high rise condo for sale for top money while avoiding costly mistakes.

Road map for success in selling Las Vegas homes, condos, high-rise

This is the second blog post in how to sell your Las Vegas home, condo or high rise condo for top price while avoiding costly mistakes.
 Sell Las Vegas homes, condos, high-rise for top money, introduction

In the last video that you can find above, we said the success in selling a Las Vegas, Henderson or North Las Vegas home, condo or luxury high rise condo is not achieved by accident, it is done through thoughtful execution of all steps in the process of listing and selling the property which we explain in a 7 part series of videos for you.

We discuss:

How to search for the best Las Vegas listing agents for your type and category of the property, for example a short sale high rise condo.

  • How to initially contact these agents
  • How to test them for professionalism and knowledge
  • What to insist and reject in a listing contract

We also talk about what a good listing should and shouldn’t contain and three elements a listing page contains that can directly affect how much money you get for your property. They are:

  • Correct pricing for your home, condo or high rise
  • Proper pictures of exterior and interior of property
  • Ease of access for buyer’s agents and their clients

We will explain the escrow process for those who are not familiar with it and closing the real estate deal in the conclusion.

 

 

I must confess that I have never enjoyed doing a series of blogs or videos on a subject as I have enjoyed doing the series about How to list and Sell Your Las Vegas Home or Condo for Top Price while avoiding corrupt listing agents, as this is my way of getting even with bad listing agents.

These videos inoculate Las Vegas real estate sellers against the corrupt listing virus, please watch, share and LIKE them if you find them useful.

We have shown you the overview of all steps involved in selling Las Vegas homes, condos, or high rise condos. We will explain each step in the selling process in future videos.

How to sell Las Vegas homes, condos or high-rise for top price, introduction

How to avoid corrupt listing agents while listing and selling Las Vegas homes, condos or high-rise condos, introducing Las Vegas real estate for sale channel.
We would like to announce Las Vegas real estate for sale channel on Youtube, this is the latest addition to the Las Vegas homes, condos, Land and commercial real estate web-site and this blog site.
We have already published 5 videos about the how to pick the best Las Vegas residential investment real estate and will revamp the web-site with videos about how to conduct different Las Vegas residential and commercial real estate deals to insure the best outcome.
The next series of 8 videos will discuss how to list and sell Las Vegas homes, condos and luxury high-rise condos for top money while avoiding costly mistakes and the reason for it is an article published in the Reno Gazette-Journal which analyzed thousands of records from the Northern Nevada Regional Multiple Listing Service or MLS. This study found corruption in more than 10% of dual-agency short sales by the listing agent.
These homes were sold for far below market value to pre-arranged cash buyers who flipped them for huge profits in a few months.
The article stated that $100,000 profit after flipping these homes in a few months were the norm and many sold for more than the original short sale seller’s mortgage and resulted in the short sale listing agent being able to collect a third or even fourth commission on the resale of the same property.
Think for a moment about the harm that these ethically challenged listing agents did to their clients who trusted them in a time of distress. In many cases they lied to their client, needlessly selling their home as a short sale, thus ruining the client’s credit rating for years to come in order to collect additional commissions that they did not deserve.
The question is how to avoid these cheats while listing and selling your Las Vegas home, condo or high-rise and to achieve it you have to be educated about the process of selling residential real estate.
That is exactly what we have tried to do in this video series and you can watch the first one at the bottom of this page.
Even though we discuss Las Vegas real estate here, methods are applicable to all US, Canada and anywhere else Multiple Listing Service is used and home or condo sellers who watch these videos cannot be cheated by unethical listing agents, they will shut them down from the get go.
Please watch these videos and if you find useful and Like and share them.

 

 

The next video will discuss How to conduct a search for a good Las Vegas, Henderson or North Las Vegas Realtor to list your home with and how you should initially contact these Realtors.

Las Vegas housing market, home prices, April 2013 Part 2

In the last blog post about Las Vegas real estate market in 2013 I discussed the big picture and forces that will shape our real estate market in at least the next year or two.

I promised that I will discuss 3 bills that are going to pass Nevada legislation that will be instrumental in our market.

The first bill is Nevada AB-300 which was to modify AB-284 which is erroneously blamed for lack of inventory in Vegas.  Any effects this bill has will be wiped out by the next 2 bills.

Well the most important news about Las Vegas real estate market is that changes to Nevada AB-284 which is believed to be the reason for more than 80% decline in Las Vegas foreclosures since 1/1/2012 are imminent and WILL be passed shortly. What it does in a sentence is it replaces personal knowledge about a chain of mortgage ownership with personally reviewed. I have written about this change in my last blog post.

It is widely and wrongly believed that this change will result in a significant increase in the number of Las Vegas foreclosures. There may be a significant increase for a short period to scare delinquent borrowers into realistically marketing their Las Vegas homes instead of listing their home just to postpone foreclosure. Laymen also believe that the increase in the number of foreclosures will result in a 20% decline in today’s market values (not asking prices, values) and that is not going to happen, period. (I did not know about the next 2 bills when I wrote this.)

The number of notices of defaults has tripled in February, 2013 as compared to same month last year as headlined in news organizations. All it means is that banks have given notice to borrowers who have been living in their home, mortgage free for average of 28 months, saying hey guy, you are behind on your payments and are defaulting on your mortgage. Wow, what earth shattering news, like the borrower didn’t know. It is the notice of Trustee sale that counts.

However 2 bills have already passed the Nevada Senate and are waiting for the other chamber to pass in order to become law. So you will not hear about it for a while. These 2 bills are GAME CHANGERS and if become law, what you have seen so far is nothing, things will get much, much worse for buyers and investors and prices will shoot up significantly as they are right now. The worthless median price will show a big jump in June and July that reflect homes that have gone under contract in March and April.

 

2013 Nevada Legislative Session update:

SB321 Enacts a “Homeowner’s Bill of Rights.

Follow the bill:  http://www.leg.state. nv.us/Session/77th2013/ Reports/history.cfm?ID=772

SB 424  – passed the senate

Follow the bill here:

https://nelis.leg.state.nv.us/ 77th2013/App#/77th2013/Bill/Ov erview/SB424

The bill, in its original form, would provide that if a lender forecloses or purchases real property at the foreclosure sale or trustee’s sale, and intends to accept an offer to sell the real property for an amount less than the amount of the debt, the lender must afford the borrower a right of first refusal if:

  1. The real property is a single-family dwelling and the borrower was the owner of the real property;
  2. The borrower used the loan to purchase the real property; and
  3. The borrower occupied the real property continuously after obtaining the loan.

This means the long sought after cut in the principal is going to be possible. Now they say that is not going to happen as the borrower’s credit rating would be too bad to get a loan, but not really. If these owners had saved the mortgage that they did not pay for about 3 years and counting, they should have tens of thousands saved up and would be able to get a loan.

At any rate the way things are going 30% appreciation for homes priced below $300,000 in 2013 is very possible, prices will keep going up.

Las Vegas real estate blog, including homes, condominiums, high-rise condos, land and commercial real estate, plus Las Vegas real estate news, investment properties and more