Green Valley-Permier Master Planned Community in Las Vegas Offering Amazing Investment Opportunities !!

Green Valley Master Planned Community is a part of Henderson and only 20 minutes away form the Strip and the airport, it seems like it's miles away with it's tree lined streets,walking and bicycle trails and numerous golf courses that gives this unique Luxury Home community a feel of a small yet upscale town atmosphere making it a great place to call home.





Residents of  Green Valley Master Planned Community enjoy Green Valley Ranch and The District that are at the heart of the community along with an outstanding array of choices when it comes to shopping,casual and gourmet dining and all kinds of retail services.



Green Valley Luxury Homes offer variety of choices of custom properties for every taste and style from traditional to ultra modern these well appointed properties and luxury golf frontage estates vary by lot size and elevation of the lots and the best part is :amazing Strip,city and mountain views !!



Green Valley is represented by several distinguished communities that is unique in it's own way and offering both private and public golfing along with luxury country club amenities:

Seven Hills

 Anthem 

MacDonald Highlands /MacDonald Ranch

Great investment opportunities are available in all of the above development, giving a perfect location and amazing rental properties.

Please contact Las Vegas Condo and Real Estate World at (702) 884-6428 for the list of the best deals on the market and any questions

Warm regards,
Helen Michel
helenvmichel@aol.com
www.lasvegascondoworld.com
www.lasvegasluxuryhomeworld.com

Las Vegas Real Estate Market is Turning Around !!

If you are thinking of purchasing a property in Las Vegas or investing in Las Vegas real estate market,here is a good ARTICLE addressing the the current real estate market conditions and showing that finally we are not leading the nation as one of the most depressed real estate markets in the country !! With hotels remodeled and being open such as Plaza Hotel in Downtown and gaming revenue up makes Las Vegas one of the most desirable destinations !!

Do not miss the great deals on both condos and homes still available !!
Las Vegas Condo and Real Estate World has the most current information on the best deals on the market,including real estate foreclosures , along with Las Vegas Neighborhoods Information, Relocation Guide and Investor Tools !!
Feel free to contact me directly at (702) 884-6428 or via email with any questions or to request the list of the best deals on the market that fit your criteria

Warm regards,
Helen Michel
(702) 884-6428
helenvmichel@aol.com
www.lasvegascondoworld.com
www.lasvegasluxuryhomeworld.com

Allure Las Vegas-Top Selling High Rise Condo Project on the Strip !!

          Allure Las Vegas High Rise in The News 

Lots of questions recently from Las Vegas Condo World clients that are interested in buying and investing in High Rise Condos in Las Vegas , and the top one remains : what are the best deals, where should I buy without sacrificing all the luxury,amenities and  Strip location that High Rise Condos in Las Vegas have to Offer ?? Well , with High Rise Condos market hitting the bottom and inventory on foreclosures almost reduced to nothing I want to give you the next best thing that has great value combined with amazing pricing due to the developer close out specials on brand new fully finished turn key units  at Allure Las Vegas!!

Let me give you a little overview of the building : This luxury 41 story tower consists of 428 units that include studios,1,2 and 3 bedroom layouts along with two-story penthouses and is designed with consideration to feng shui the building offers something for every taste,style and budget !!

 Floor plans range in size from 664 to 4,218 sq ft. With it's ideal location, just off the Strip, this modern tower offers amazing Strip, city and mountain views and been featured in numerous publications as the it destination for Las Vegas high rise living and best selling project for 2010.

Signature amenities include 24 hr security, valet, guard, concierge,club room with catering kitchen,business center, state of the art fitness facility overlooking rooftop pool with private cabanas.

With high number of sales between 2010 and 2011 the construction loan on the building was paid off , giving developer much more flexibility along with substantial HOA reserve of nearly $1.2 million and at this point the building is 90% sold !!  Based  on a large number of cash transactions,there will not be a flood of foreclosures . Financing is available in the project through the preferred lender due to the stability and occupancy rates that gives a great opportunity to all of you that do not feel comfortable with making a full cash High Rise Condo Investment !!  

 With all that said, I believe Allure Las Vegas is a tremendous financial opportunity in Las Vegas High Rise Condo market .

Please contact Las Vegas Condo and Real Estate World at (702) 884-6428 for more information, developer close out specials , incentives as well as financing options

Warm regards,
Helen Michel
(702) 884-6428
helenvmichel@aol.com

www.lasvegascondoworld.com

www.lasvegasluxuryhomeworld.com

Downtown Las Vegas-One of Top Urban Neighborhoods and Home to Loft Living !!

View from the rooftop pool at Newport Lofts Downtown Las Vegas 

Downtown Las Vegas has changed it's image over the years and no longer is just home to Las Vegas classic casinos ,such as Golden Nugget were Steve Wynn started putting his mark on shaping what we know now the top hotel casino resorts on the Strip. Now it is also the hip,artsy and home to New York style High Rise Loft Living
Here is the most current ARTICLE naming Downtown Las Vegas in the Top 10 'great' urban neighborhoods

Downtown Las Vegas real estate is also one of the most popular in town and the only place that offers ultimate loft living. Both Newprot Lofts and Soho Lofts are the most sought out  Downtown High Rise Loft living projects by both buyers and renters

                                                  SOHO LOFTS

Soho Lofts Las Vegas is a hip,cutting edge loft project located in the arts district of Downtown Las Vegas .
This high quality concrete and steel high rise complete with artwork featured throughout the building gives it a unique vibe of a true urban schick atmosphere with amazing Strip,Downtown and mountain views.

This 17floor building with it's wide open layouts embraces New York-style loft concept complete with polish concrete flooring,stainless appliances and European cabinetry. 120 units with 11 ft ceilings range between 1,277 to 1785 sq ft in 7 different floor plans.

Amenities include 24 hr security,secured parking garage with direct elevator access,ground floor retail and art studio space,roof top fitness center,pool,spa and sun deck.
                                                    
                                                       NEWPORT LOFTS

Newport Lofts is a High Rise loft building in Downtown arts district down the street from Soho Lofts and walking distance from Fremont Street is a true mix of urban and luxury

With it's contemporary and minimalistic design this 24-story building with 171 New York-style lofts features 13 floor plans from 911 to 3,052 sq ft including two-level penthouses that top the building and makes you feel a part of the arts scene in a secure,comfortable and fashionable environment.

Amenities feature 24 hr security,underground parking,concierge,roof-top jogging tack and fitness center, roof-top pool /spa deck with amazing panoramic Strip views,media room and so much more !
For more information, available listings and best deals on both rental and resale Downtown High Rise Lofts and Condos please contact Las Vegas Condo and Real Estate World at (702) 884-6428 we specialize in Downtown Las Vegas properties

Warm regards,
Helen Michel
(702) 884-6428
helenvmichel@aol.com

www.lasvegascondoworld.com

www.lasvegasluxuryhomeworld.com





                                     

Las Vegas High Rise Condos Market Update

I wanted to write this post for all of you that are interested in High Rise Condos in Las Vegas and were thinking of making an investment, wondering if Las Vegas High Rise Condo prices hit the bottom and what is available on the market. Well, in the past several months, or to be more specific, from the beginning of 2011, we experienced a huge drop in the foreclosure inventory and units available on the market leading to multiple offers on each bank owned property coming up on the market

In my opinion ,and I specialise in High Rise Condos, seen and sold  them from ground up to the drop of the value in a foreclosure stage the bottom is here and there is a very narrow window of opportunity left before prices will go up due to the lack of supply and huge demand due to the location and hands free ownership that makes Las Vegas High Rise Condos a  perfect  second home and vacation property

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Rental High Rise Condo market in Las Vegas  is good too, all the rental condo listings I had rented in less than 60 days with multiple applications submitted, so if you are not planning to use your condo right away renting it out should not be an issue.
For the most current listings, project details visit Las Vegas Condo World High Rise Condos

Please feel free to contact me directly at (702) 884-6428 or via email to request more information, floor plans,financing information, developer close out specials and pocket listings

Warm regards,

Helen Michel
helenvmichel@aol.com
www.lasvegascondoworld.com

www.lasvegasluxuryhomeworld.com

The Martin- Modern Las Vegas High Rise Condo Project With Amazing Views !!

The Martin, formerly Panorama Towers North, this amazing 45-story modern masterpiece of glass and steel is one of the most distinctive high rise condo projects in Las Vegas !!
With it's own identity and design the tower offers a boutique lifestyle in close proximity to the heart of the Strip and is a perfect combination of classic Vegas and modern luxury !Directly outside of the back gate is the access to Harmon Overpass that leads you into City Center.The innovative architecture captures the best views of any high rise in Vegas and every residence at The Martin gets an un-abstracted Strip and city views !!

 If you love to have a panoramic views from floor to ceiling windows and enjoy the best views in town combined with a brand new condo complete with granite and marble finishes , stainless steel appliances and maintenance free living at competitive prices that is a place for you !!
 

Signature amenities that the project offers are : Solely pool and sundeck with cabanas,fireside outside lounge with surround sound,sanctuary spa with stem and massage rooms,state of the art fitness center complete with yoga studio,residence lounge with morning coffee and tea bar,conference room,24 hr security,valet and concierge that caters to your every need !!

Every unit comes with assigned parking,storage units are available as well as the valet parking for additional vehicles, the building is pet friendly and features a dog run.

Project features 372 original design residences in 6 unique 1 and 2 bedroom layouts ranging from 1035 to 1962 sq ft, the corner back and front units offer over 200 sq ft wrap around glass balconies as well as designer ready penthouses in both one and two story layouts.

 Being move-in ready brand new condos, having the lowest monthly HOA fees of any other high rise comparable project in town and offering exclusive financing with preferred lander with competitive rates and low down-payment !! The Martin truly is the most it  high rise  condo project in Vegas ! Even if you are not planning to use the condo for a while and just looking for investment in the future condos at The Martin rent out fast and inventory is very limited  allowing you to get the maximum market value for the properties
If you are looking for the City Center location without paying high premiums this amazing high rise condo project is perfect for you!!

Please contact me at (702) 884-6428 for the best deals,developer specials,financing details or any other questions

Warm Regards,
Helen Michel
(702) 884-6428
helenvmichel@aol.com
http://www.lasvegascondoworld.com/
http://www.lasvegasluxuryhomeworld.com/

 

Mandarin Oriental Las Vegas-Amazing Las Vegas High Rise Condo Property

Mandarin Oriental Las Vegas is the main part of City Center Las Vegas- newest stunning $9.2-billion MGM Mega Resort is a true city within a city !
Located directly on the Las Vegas Strip and designed by the world top architects this eco-friendly luxury urban community features  high rise residential projects The Residences at Mandarin Oriental not only carry the name of a world -renounred brand but represent the finest in luxury !! Starting with amazing lobby and world class amenities
                 Take Mandarin Oriental  Las Vegas Tour

State-of-the-art water fixtures,sculptures,celebrity chef restaurants,shows and high-end shopping are just a few of exclusive amenities that are offered at the project that gives it a broad international appeal !

Well appionted Mandarin Oriental Las Vegas condos and penthouses speak for themselves and offer the ultimate in luxury !!

With all the publicity that the City Center Las Vegas newes development got both positive and negative it still holds the place and remains the prime destination , making Mandarin Oriental Las Vegas the crown jewel of it !! Las Vegas Condo World will be more than happy to provide you with all the information regarding this and all other City Center properties and we have the special deals on the available inventory !!

Warm regards,

Helen Michel

(702)884-6428

helenvmichel@aol.com

www.lasvegascondoworld.com

The Ridges in Summerin Las Vegas -the top selling luxury golf course community !

The Ridges Las Vegas is an exclusive 800 acre guard gated luxury home community  located high in the hills of Summerlin at elevations of up to 3,200 feet near  the Red Rock Canyon National Conservation Area. The Ridges Las Vegas features separately gated neighbourhoods that reflect individuality of each resident with it's elegant architecture and exquisite finishes that alone sets it apart from the rest of the city. The Ridges Las Vegas is a unique place in the Valley that embraces you with warmth of the sunrise and provides a tranquil,picturesque setting you will love to call home !

The Ridges Las Vegas is laid out around Jack Nicklaus' designed Bear's Best Las Vegas desert-themed championship golf course with it's elevated tees,contoured fairways and dramatic rock formation,it is easy to understand why  The Ridges Las Vegas resident golf aficionados are eager to book tee times. An amazing clubhouse at The Ridges Las Vegas features 5000 sq ft covered patio as well as numerous facilities for golf and other sports,surrounded by natural topography and stunning views.

The Ridges Las Vegas residents enjoy private 9000 sq ft facility Club Ridges created to accommodate a profusion of lifestyles,needs and interests it offers a wide range of amenities,including a resort-style swimming and lap pool,a state-of-the-art fitness center and lighted tennis and sports courts all presented in an architectural style designed to incorporate the essence and beauty of the surrounding landscape.

The properties in The Ridges Las Vegas in Summerlin vary by neighbourhood, lot and home size:
Promontory at The Ridges 
The most most sought out private enclave in Ridges Las Vegas consists of 54 custom home sites with Estate-style properties ranging from 6,000 sq ft to over 20,000 sq feet on elevated lots with breathtaking golf course,Strip , mountain and city views !!
The Pointe at The Ridges
A handful of Luxury Estates in Ridges Las Vegas behind third privacy gate can be truly called the beach front properties of Las Vegas !! It offers you the highest elevation of all Las Vegas home-sites and amazing 360 panoramic views, no wonder that lots in this by far most exclusive community sold for as much as $6,000,000 for the private mountain top parcel with private road and homes have been offered as high as $28,000,000.
Rimrock at The Ridges
21 Luxury larger home-sites offer elevated lots and spectacular views !! Properties in the community were featured in a Parade of Homes and numerous publications,it is Las Vegas Luxury living at it's best.
Arrowhead at The Ridges
Situated on for the most part larger custom lots from 3/4 to over 1acre the community features mostly larger custom homes in a more spacious setting with multi-level structures including basements and subterranean garages.
Redhawk at The Ridges
Composed of 82 lots up to 1 acre this community features Estate-type Luxury Homes from 6,000 sq ft to well over 10,000 sq ft in one to three level layouts, most of the properties have golf course and Strip views.
Falcon Ridge at The Ridges
With it's elevated lots , golf course and Strip views these custom estate community is adjacent to Club Ridges and features 61 luxury homes. 
Topaz  Ridge at The Ridges
A one story semi-custom luxury home neighborhood offers properties with casitas,courtyards, outdoor kitchen areas and amazing golf , mountain and Strip views! It offers some homes for under $1,000,000 which makes it one of the most affordable communities and a perfect place to get started to enjoy The Ridges !
Boulder Ridge at The Ridges
Semi-custom community features a limited collection of  contemporary desert-style homes by famous Christopher Homes of Las Vegas and is considered to be one of the premier home builders in Summerlin for decades. Lots size vary from 1/4 to 1/2 acre.
Fairway Pointe at The Ridges
Exclusive and only semi-custom townhome community in The Ridges Las Vegas by Toll Brothers offers the low maintenance living perfect for a vacation or second home or if you are just looking to downsize without giving up the luxury of Las Vegas custom home living !
Azure at The Ridges
The newest of  The Ridges Las Vegas custom communities it still offers custom lots that allows you to design your own deam home or purchase a semi-developed project in the works worthy of being a true luxury custom property !

Please contact me or for the most current listings as well as poket non-published specials for The Ridges Las Vegas or to schedule a private showing, feel free to visit my web site The Ridges Las Vegas for the most current market information and property update             


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High Rise Condos Las Vegas Financing ??

High Rise Condos Las Vegas Financing seems like it is one of the most desirable pieces of  Las Vegas real estate : perfect location, amazing Strip and city views and hands-free ownership. So that said financing for High Rise Condos in Las Vegas comes up a lot from Las Vegas Condo World clients that want to know if it is available and if so more details about the terms and rates  ??
The answer is YES High Rise Condos  Las Vegas do offer financing and that became available only in the last year, but there are limitations such as hotel-condo projects like Trump Las Vegas, MGM Signature, Palms Place and others since those high rise condo projects are most high risk as far as any bank or lending institution is concerned are showed the most significant drop in value in the down market.
High Rise Condos Las Vegas is the sector of the market that is the first one showing improvement and coming back up as far as the number of foreclosures,short sales and default loans.
I am not trying to say that you can walk into your regular bank , credit union or any other financial institution that you do business with and get a High Rise Condo loan, but it does exist from a list of a preferred lenders, depending on the project, and with relatively competitive rates of 5.5%-5.75% fixed 20 to 25% down given good credit history.Lots of Las Vegas Condo World clients and even investors opt of that vs paying cash, that way you can leverage that even if is just a strait investment, rental rates will pretty much cover if not all but most of it considering monthly HOA fees that come into play and are pretty high ( $0.45-$0.60 sq ft depending on the project and condo sq ft)
International buyers need not to worry, lines of credit are for the most part available to you on High Rise Condos Las Vegas purchases in your home country at great rates and come in as cash into the US with very nice exchange rate nowadays !!
For more information on financing,projects,lender's list ,special pricing and availability please contact me at (702) 884-6428 or email at helenvmichel@aol.com 

Warm regards,
Helen Michel
www.lasvegascondoworld.com
Connect with me:  http://www.facebook.com/Lasvegascondoworld

Here is the link to the Current Market Report provided to me by my title company and hope it will help you if you are planning to purchase a property or make an investment in Las Vegas Real Estate Market
For great deals available on the market please contact me or visit my web site www.lasvegascondoworld.com !!

Warm regards,
Helen Michel
helenvmichel@aol.com
(702) 884-6428

High Rise Condos, what should I know before I make an investment

Las Vegas High Rise market that is a pretty new real estate product ( the oldest buildings date back only about 10years) definitely changed not only the city skyline but also became one of the most sought out products by both US and International buyers due to it's great locations that offer proximity to the Strip and International Airport as well as great views,amenities and security combined with hands-free ownership. Good news !! Financing available in most projects at comperable rates !!
I wanted to address the most FAQ about the property ownership that my clients asked me, so here we go:

1. Why should I choose high rise vs a home ?
Living in a condo high rise building in Las Vegas is a luxurious experience, they are     specifically designed for very comfortable,high-end living and every single building includes amenities like pool,spa,fitness center,valet concierge and much more depending on the individual project. Unlike owning a house, especially if it is your second home/vacation property or investment it is pretty much hands-free since all the maintenance is handled by Home Owners Association and most utilities are included  in the fees that you pay to condo HOA.
 
 
2. What are Condo HOA Fees?
Owners of condominiums are typically charged monthly " HOA Fees" ( Home Owners Association Fees) they are usually based on the square footage of the unit, thus lager units pay more fees than smaller ones, rarely projects offer flat per unit fee. These fees are put into the account and used to pay for common expenses such as building insurance,maintenance,building employees and amenities provided to residents. Due to the fact that high rise condos tend to provide more services ,HOA fees are much higher than regular condo developments.Every development has a governing body called the "Homeowners Association" where individual unit owners can democratically decide how much money they need to run the building,if there is not enough money funds can be raised by increasing monthly HOA fees . That said it is important that the budget of the project is handled correctly, good news is that owners get to vote on those things.At the time of the purchase you will be provided with the full disclosure of the rules,regulations and budjets in a particular building this is required by Nevada State Law.
 
 
3. How much are Property Taxes in High Rise Projects ?
Like all real estate, high rise condominiums must pay property taxes. Property taxes are calculated based on assessed value multiplied by local tax rate. It gets a little complicated  and in order to accurately calculate your property taxes, you must know the exact tax district ( Clark County is divided into 88 different tax districts) for a full list you can look at Clark County tax district page.
If you are purchasing a brand new condo and looking for a quick and easy way to estimate property taxes simply multiply the value of the condo by 1.05%, again it all depends how you take the title,is it your primary,second home or investment. I will be able to provide you with the rough estimate at the time of the showing, please keep in mind that in high rise the location and the value of the land the project stands on also come into play. Nevada is an escrow state and they are the ones that can give you the exact break down at the time of purchase.
 
 
4. What Amenities can I expect in a High Rise ?
High Rise living is one of the most luxurious ones and designed for you to feel comfortable and safe. Most of the people that purchase in those projects are very pleased with the services and amenities,  keep in mind that they were all originally pretty much designed as competing products so most of the basic amenities such as 24hr security,key-guarded building and elevator access,pools,spa,fitness center, valet,Internet and TV services,media rooms are standard in almost every building but vary by size and design.
Some projects will offer tennis,racquetball,screening room,spa,limo and car service,wine cellars,social calendar. Please feel free to contact me for the specific list of amenities in a project of your choice or see High Rise condos. 
 
5. Is High Rise condo a good investment and is it the right time to buy?
 
Since the beginning of price fall in 2008 more and more condos got foreclosed on and sold by the banks as re-possessed properties at depressed prices due to the downfall of the market ,lots of original owners found themselves in a situation that they owed way more than the property was worth and opted to be foreclosed on.That was much due to the fact that they were investors that speculating on condos in Las Vegas.
In 2010 the High Rise market began bottoming and prices began stabilizing due to lack of inventory, as the High Rise foreclosure inventory was fast absorbed by cash buyers.I am not saying that foreclosures are not happening, but to a much smaller degree.Now seems to be a pretty good opportunity to invest in Las Vegas condos as they can be purchased for a fraction of their peak prices. In fact,many luxury condos that were foreclosed or short-sold for less than their original construction costs-which makes Las Vegas condo market a very strong buyers market.
 
 
6. Which of the High Rise condos are most desirable ?
Condos on or very close to Las Vegas Strip are especially attractive, look for great views of the Strip and the city since it all goes to your resale value as an investment, they also make the most desirble rental properties that will cover your monthly expenses and will give you some return. Hotel-condos may be a great option due to available on-site short term rental program and the fact that they come fully furnished and finished.
If you are looking for a retirement/vacation condo that you and your family plan to enjoy it all comes down to your individual preferences and budget, once you walk into the building or the unit try to imagine yourself living there !!
 
 
7. What are High Rise Condo Hotels ?
It is a condominium which can double as a hotel room and the residents can enjoy all the amenities that they would normally enjoy in a hotel, they also come fully furnished and basically anything you'd find inside of a high-end hotel is what you can expect inside that type of condo.All of it is included in the purchase price, however owners can expect to pay higher monthly condo HOA fees and face certain restrictions due to the nature of the building.
The main benefit of owning this type of unit is that whenever you are not actively living on the property it can be easily rented out overnight and every single project allows owners to partner with the hotel chain it is affiliated with to get the units rented on shot-term bases vs regular High Rise condo projects where the rental terms are limited from anywhere from  three months to a year minimum which limits your flexibility and prevents you from using the unit on your schedule.
Of course there are some downsides to living in a hotel-condo. They tend to be much smaller than regular condo and lack variety meaning that only a few types of floor plans are available and all have the same design and appearance. These types of properties I recommend for those who want to purchase an investment property or second/vacation home.
 
 
8. What kind of homeowners insurance is required in a High Rise condo ?
It is a "must have" to carry condo liability insurance, however lots of coverage is provided and carried through your condo association and is included in your monthly HOA fees. Usually, condo proprietors are accountable for protecting their own unit wall to wall including content from damages like robbery,water damage or if somebody is hurt inside your unit. It is always best to look at the specific association master policy to verify the exact coverage required. Major national insurance companies such as All State and State Farm all provide good and affordable condo liability insurance in Las Vegas.
 
Hope the information provided was helpful to you !!
Please feel free to contact me at (702) 884-6428 with any additional questions , the best deals on the market and bulk investor packages 
 
 
Warm regards, 
 
Helen Michel 
(702) 884-6428
email: helenvmichel@aol.com
www.lasvegascondoworld.com
connect with me at  http://www.facebook.com/Lasvegascondoworld
 
 
 
 
 

Hotel- Condos in Las Vegas is it something I should invest in ??

                                                         Hotel Condo Properties Lots of people looking at high rise condo living on the strip find those kind of properties very attractive due to much lower pricing vs regular high rise condo projects and attractive fully furnished interior an on-site rental programs available both on short and long term bases . That is one of the reasons I wanted to touch on this subject and , as always, trying to keep it real and give you all the pros and cons !!
If you are an international buyer or a person who is just looking for a property that offers a hands free ownership and a place that you can use as a seasonal retreat , given, one day it will appreciate and you will make some money on resale , it is by far the right choice for you!!
Please do keep in mind high maintenance fees ( MGM Signature $500-1000/monthly) depending on the size of the unit , Trump International much better ( $365-$750 and around $1,300 for penthouses) , Palms Place ( $600 and up) with the project off the Strip facing uncertain future and prices dropping there. Another issue is the rental program split if your property is rented out and the percentage the respectful franchise takes is pretty high (around 40%) average,yes you can use outside property management in some of the projects but your best bet is to go with the brand for the sake of most exposure and marketing tools !! It requires you to keep up the property up to rental standards as far as original appearance so stay away from units that are missing furnishings since they are hard or (in MGM Signature case) impossible to replace due to the age of the project.
My intend here is not to discourage you just to give the real picture of what it is since I am a full time agent that specialises in high rise condos and shows those types of properties every day .So many posts and ads from the real estate professionals in town encourage you to invest in those and telling you that inventory is thin, people are reselling and flipping units they purchased a year ago, true, but they are not telling you one thing that those people are not turning any profit and just reselling it for what they bought it and it some cases not even covering the closing costs !! The reason they are selling is because it is NOT an income property and these type of condos are cash only purchases due to no financing options available, so immediate return on the investment is not there  !!
Bottom line is : it is still ok to invest into a hotel-condo in Vegas just keep in mind you are betting against every hotel room in town and we are known for those, otherwise it can fit you perfectly as long as you make an investment  as a long term commitment and are provided with all the  right facts !!

Please feel free to contact me with more questions and my top picks  !!

Warm regards,
Helen Michel
(702) 884-6428
email: helenvmichel@aol.com

Is Las Vegas market turning around ?? If so, which sector of it will start doing it first ??

Good article came up in the news please click here to see it , well they kind of covered what we as agents knew for several months !! I get a lot of same questions from both clients and fellow agents in other states as well as internationally : " How is the real estate market in Vegas ?" Well the truth is we still have a lot of inventory but the big question is not what is the quantity, but more so the quality. Just ran into a friend of mine a repo listing agent at a party in Allure Las Vegas and yes she is still getting bank listings but they are much smaller and less desirable as far as resale value and location.
Well now we get to the best part where the supply is really thin, well these are high rise condos and if you think about it makes sense : unique location, limited inventory, supply and demand are catching up !!
Some experts say 3-4 month supply , I say even less given all the short sales that are under contract in the projects, if short sale comes to pass, guess what?? no foreclosure commerced !!.
That answers some of the questions of people that are looking to invest or just buy a high rise condo as a residence. Do not think that developers with standing brand new inventory such as Allure,Turnberry Towers and The Martin are not watching the market and will be raising the prices due to the lack of competition !! I am not trying to create urgency or panic just simply stating the facts !! If you are regular high rise condo owner, now is your chance as long as you price it well !!

Hotel-condos a different issue, please look for my next blog would like to address it separately !!
Sorry, I like to talk and it is my first blog so try to keep it short, hope you found it informative!!
Look for more detailed blogs addressing both condos and residential properties

Please feel free to post comments, visit my web site , follow me on facebook or contact me

Hope to see you back soon on the blog !!

Warm regards,

Helen Michel
cell (702) 884-6428
www.lasvegascondoworld.com

Welcome to my new blog !!

After several requests from my clients and fans on Facebook and Twitter, I decided to start a post that reflects the most current Las Vegas market information, also will address FAQ that my clients are asking me, I promise to keep it real and honest and help you to make the right decision !! I am happy to answer any questions and comments that come up if they are not covered in the post or not detailed enough.
The other thing that came to my mind that since I am a full time working agent and spend a lot of time showing properties, I run across some amazing deals that are not necessarily a right fit for the particular client but might be something that someone else is looking for , so I will try to post those on regular bases !!

Warm regards and hope you like it !!
Helen Michel