Las Vegas Real Estate

Absorption Rate? What is this about?

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Mon, 07 Dec 2009 11:20:51 -0600

If you have ever wondered about how ABSORPTION rates were figured this is a great analogy done by a colleague.

Via Lane Bailey - REALTOR & Car Guy (Diamond Dwellings Realty):

There are some terms that we toss around in the real estate industry as if people knew what we were talking about... Absorption Rate is one of those terms.

It isn't complicated, but if you are unfamiliar with the term, if can be confusing. And unlike "Bacon Double Cheeseburger", it isn't really self explanatory.

What is Absorption Rate?

There are a couple of components to Absorption Rates.

Inventory Level

Sales Pace over a specified time period

How long the inventory would take to be "used up" at the current level and pace...

That is it in a nutshell. But, let's look at a few examples, as well as some caveats. By the way, this isn't just for real estate, but can apply to anything that might be considered a commodity...

Let's say that your family eats frozen pizza twice a week, and you have 6 Digiorno's Pizzas in the freezer. If you don't go to the store to pick up more, and you continue eating them at the same pace, you have a three week supply of frozen pizza.

Obviously there are a couple of ways that you can alter that situation.

You can start with more pizza

You can alter how often the family eats pizza

Now, maybe you buy your pizzas at Costco, and go there once a month... Even though you have 6 pizzas in the freezer, if you aren't going to be going there for another month, you might want to pick up a few more. If you buy 3 more pizzas, you will have a 4 1/2 week supply, which will carry you through another month.

About that "Specified Time Period"

In order to quantify sales or usage pace, we need to look at a period of time. Back to our pizza...

With Thanksgiving happening recently, the fridge is full of turkey, so maybe in the last week we haven't had any pizza... But, things were really busy before that, so we had 3 pizzas in 6 days. So, if we look at just the last week, we had 0 pizza... theoretically, 6 pizzas would last forever. That can't be right.

So, we look at a longer time period. Over two weeks we had 3 pizzas... 1.5/week. That means that the 6 pizzas would last 4 weeks.

But wait... If we look at the last 4 weeks we had 8 pizzas... that is where we came up with the 2/week consumption level.

How about in Housing?

The generally accepted number in housing for inventory level is 6 months. That means that is 100 homes are selling each month in a given area, then having around 600 homes on the market would be fairly balanced.

If there are only 200 homes on the market, sellers have the upper hand. Basically, supply is smaller than the demand. That is referred to as a seller's market. Sellers have their pick of buyers, can push up their prices and be less willing to offer incentives.

If there are 1200 homes on the market, buyers have the upper hand. Now the supply is outstripping demand. That would be the classic definition of a buyer's market. In this case, buyers can make more demands of sellers and prices are generally pushed down.

Careful though...

Right now in Gwinnett County Georgia there are several markets happening all at once. I compile sales data for a variety of markets and micro-markets and see conflicting data...

In Gwinnett County, overall we have about an 8.6 month supply of homes.

In Duluth, for homes under $200,000, the supply is about 6.1 months.

In Suwanee, for homes under $200,000, the supply is only 4.6 months.

Also in Suwanee, for homes over $1,000,000, the supply is 45 months.

(please note, these are all using a 6 month sales average)

A little more about time frames...

Generally, in real estate we use 3 month, 6 month and 12 month averages. To arrive at these, we look at sales data for the time period (3, 6 or 12 months), divide it out monthly, and then divide that into the number of available homes in that market.

The fun pat is that we can glean additional information by comparing these three numbers. Let's go back to Suwanee...

The 12 month Absorption Rate for homes under $200,000 is 5.2 months of inventory...

The 6 month Absorption Rate for homes under $200,000 is 4.6 months of inventory...

The 3 month Absorption Rate for homes under $200,000 is 4.3 months of inventory... (note, the November sales data isn't yet complete, and this number is actually going to get better...)

Comparing these numbers tells me that that sales in this segment were actually accellerating. As we got more recent, the average sales per month increased. Of course there are a few things to keep in mind...

Limitations and other notes...

To start with there is "seasonality". This means that there is an expected change in the pace of sales because of the time of the year. Here in the Atlanta area, sales generally pick up in the late spring and early summer. They also tend to fall off of a cliff in January. So, just because we see an accelleration doesn't mean that it isn't natural.

The next thing we have to consider is "outside influence". Right now, that would be the First Time Home Buyer Tax Credit. It was originally slated to expire at the end of November. So... there was a rush to get under contract in October. And a rush of closings in November. We'll have to see if the pace holds...

Which brings us to the next point... We can't predict the future. We can look at the past and we can theorize about how outside influences are going to alter future trends. But that is it. How many times has the NAR said that "Now is the time to buy" or that they "see growth moving forward"? Obviously over the last couple of years, they were WAY wrong. I have made my share of mistakes. Sometimes it is because we make wrong assumptions, and in other cases, things change... Maybe the government changes FHA qualifications... Perhaps there is a new tax credit... A large employer could relocate...

I hope this helps you understand the real estate (and other) markets a little better. Market reports are often dry and full of stats, but understanding them can be a great way to understand why the market is moving. Understanding why helps you better understand what you should do.

from LaneBailey.com

Unless otherwise noted, all content of this blog is the property of Lane Bailey, ©2009 Lane Bailey.

I'd love to hear from you...

Las Vegas McCarran Airport Doing The GREEN Thing

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Fri, 13 Mar 2009 13:16:35 -0500

McCarran International Airport

Las Vegas has massive amounts of visitors a year and most of them start their Las Vegas experience at McCarran International Airport. So it stands to reason this is a good place to start with the Green Experience. I work part time at the airport for a major airline so what they do is always of interest to me.

When the home builders show was in town last month a lot of the convention was about GREEN PRODUCTS.
I wrote not to long ago about some of these trends. Building Trends 2009

Well McCarran has a plan, they got together 17 people from different departments around the airport and have started to implement some of their ideas.

First thing I noticed was the car companies change. Up until about this time last year, all car companies had booths at the airport and an offsite car pick up. Each company had their own BIG bus that drove you over to their site.

Now there is one site for all companies and their offices are also at this site. There is one shuttle (many but one kind) that take the people to the off site. These buses are run on biodiesel fuel. To quote the airport,

"Existing efforts to reduce air pollution and conserve energy include implementing a fleet of common-use, cleanburning biodiesel buses that run between the airport and the McCarran Rent-A-Car Center; requiring commercial vehicle operators to shut down their engines upon parking, loading or unloading customers; minimizing the release of volatile organic compounds by purchasing more water-based paints and non-aerosol cleaning products; providing central power and air conditioning units for aircraft at the gates; upgrading escalators and moving walkways with energy efficient equipment; and upgrading airfield lighting with LED technology"

This week appeared all over the airport, McCarran's commitment to RECYCLE these new receptacles are plainly marked and quite attractive.

Again in the words of McCarran

"McCarran's employees, tenants and customers generate approximately 14,300 tons of garbage each year, much of which includes recyclables like paper, plastic and aluminum. Desk-side recycle bins were placed in all administrative offices in 2006, diverting approximately 24 tons of plastic, aluminum and paper annually from local landfills. In 2007, the DOA partnered with the Blind Center of Nevada to host annual E-Waste Recycling events at McCarran, giving employees, tenants and airlines the opportunity to shed unwanted computers, copiers, cell phones, mice and more. Through this two-year partnership, we‘ve diverted approximately 12,000 pounds of electronics from local landfills.
Separately, in August 2008 the department began recycling scrap aluminum, copper, steel and iron. To date, McCarran has earned nearly $3000 by recycling more than 47 tons of sundry metals through its partnership with Nevada-based Silver Dollar Recycling. The Environmental Conservation Committee has also worked aggressively to develop a passenger-oriented program for recycling travelers' beverage containers and paper, and has also installed recycle containers in all employee break rooms.

The recycling program will be implemented in two phases. First, the non-secure areas of McCarran‘s Terminal 1 will be equipped with waste stations that include separate cans for trash, aluminum and plastic, and paper by February 2009. Phase two will place similar waste stations beyond the security checkpoints, in outlying office buildings and at the county's general aviation airports ."

I WILL BE KEEPING MY EYE ON THESE PROJECTS AS THEY ARE IMPLEMENTED. They have more things planned as I have read their commitment to becoming a good GREEN Neighbor.

Why we get Buyers Pre-Approved

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Thu, 12 Mar 2009 22:49:03 -0500

This excellent post was written by my friens Missy Caulk in Ann Arbor Michigan. It holds true for any market and is great advice.

Via Missy Caulk-Ann Arbor- Realtor(R)- Ann Arbor Real Estate (Keller Williams-Ann Arbor):

Many times buyers have the idea that we want them pre-approved for a loan for us.

We don't care just for us but to help them Search for homes in the correct price range in Ann Arbor Area.

This buyer had emailed me to see if I knew of any homes that could be bought on land contract. I emailed back and ask her why she would want a land contract when you can get a FHA loan, with 3.5% down and sellers concessions at a LOW interest rate.

Here is an email I got today:

Well I am asking, because we just tried getting a FHA loan, and we were denied for two reason, My husband had back childsupport and his tax return is paying it off but we are waiting for it to pay it off, and the other reason is he has a Federal loan out from when we was in school, and he didn't pay on it for a period. so in June it will have been 12 months that we have been consistantly paying on it.

So... I guess that was why i am asking. I have two little girls, and a sick of apartment life, and want a house to call my own, which I am sure you understand! So... That is where we are at to catch you up. I am not sure how much you can help us.

We had a house picked out and everything and went to go put a offer in and found out we weren't qualified! So my heart has been broken!

Any suggestions? Jen my sister told me to ask you, or your daughter and i happened to pass by something by you today! so I thought i would ask!

Buyer wanted to make an offer.

Fell in LOVE with a house

Heart was broken

It is not about us, but about them

Don't be afraid to get a Buyer qualified before their heart is broken.

Yes, I know we waste gas and time. But........................

I don't like to see hearts broken and folks not qualified to purchase

**********************************************************************

Missy Caulk & Team can be reached at 734-216-2822 or email: Missy@MissyCaulk.com

Our TEAM of 6 buyer associates are available to help you relocate to Ann Arbor, Saline, Dexter, Chelsea, Milan, Ypsilanti Township, Clinton, Manchester, Whitmore Lake, or throughout Washtenaw County, MI.

Thinking of selling your home?

Free Home Evaluation

Search the Ann Arbor Area MLS.

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Geothermal - A Great Heating/Cooling System, and a Terrific Vendor

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Thu, 26 Feb 2009 16:27:32 -0600

What a great idea. Anything more efficient is a big plus. I only hope more things come on line.

Via Jeff Dowler ~ Carlsbad Real Estate ~ 760-840-1360 (RE/MAX Associates):

I recently learned quite a bit about geothermal heating and cooling systems as the result of one being installed in a family member's house back east. With rising heating oil costs, finding a system that would be more fuel efficient was important. And finding an appropriate vendor was essential. Maybe some of you already know a lot about these systems but they were new for me. And I was so impressed with what I heard about the vendor that I felt it important to share with folks in the area.

Geothermal systems work through a system of wells drilled in the earth (the 4 at the family member's house are each 300 feet deep) the purpose of which is for the circulating water (with antifreeze) to draw heat from the earth (about 55 degrees at this depth) to heat the home. A heat exchanger extracts the heat from the warmed water to heat the home through forced air rather than burning fuel, and the water continues to recycle and absorb the earth's heat. The former heating system, in this case an oil-based furnace, can be used for supplemental heat when it is particularly cold. Geothermal can also be used for cooling when the air temperature is warmed than the earth.

Finding the right vendor for an expensive installation such as this was important. Unique Indoor Comfort was the vendor selected to install once the estimates were provided and the family member couldn't be happier.

The process was disappointing given the responsiveness, or lack of, in the case of several potential vendors. Hard to believe when you are talking tens of thousands of dollars for installation (but supposedly there is a tax credit for this kind of system):

One never returned the call when asked to come in to conduct an estimate

A second showed up and completed an extensive estimate process lasting hours but never followed up. Never

A third also completed an exhaustive estimate over two days and followed up later with the estimate that was double the one selected - about two months later (sorry guys, the system was already installed and working - helloooooo!?). The only one who did a thorough and prompt estimate was Unique Indoor Comfort.

The crew reportedly did an excellent job over a several week period. A local driller was called in to complete the 4 300-foot-wells and thousands of feet of pipe were installed in the walls and throughout the basement of a 250 year old colonial home, including the high velocity pipes for certain rooms to maximize heating. All in all a complex system that works well.

A number of private homes in the area as well as some schools and businesses are also installing these systems which are gaining in popularity due to long-term operating costs and efficiency, and they re becoming more popular in other parts of the country. These systems are good for the environment as well.

In the Philadelphia area (actually King of Prussia) Unique Indoor Comfort can be reached at (610) 491-9400 or email Nate Kukla at NKukla@phillyunique.com. There are 8 other affiliated companies/offices in other states including New York, Illinois, Maryland, Texas (Dallas) and Massachusetts (Boston). They install other major heating and cooling systems as well.

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If I can provide more information about San Marcos, Carlsbad and surrounding areas, or the housing market in general, or otherwise assist you in your homes search, please contact me by phone or text at (760) 840-1360 or email me at JDowler@remax.net.

All content copyright © 2008 Jeff Dowler Carlsbad Homes and Real Estate Tidbits

HOW TO REVERSE THE REAL ESTATE "BUYERS' MARKET" AND CREATE DEMAND FOR HOMES. Agents have the MOJO!

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Mon, 23 Feb 2009 08:34:25 -0600

Lenn, I have had many of these same thoughts but you took and put the words on paper thank you.

Via Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate:

BUYERS WILL NOT GET OFF THE FENCE!

BUYERS WILL NOT PULL THE TRIGGER!

BUYERS ARE SO SKITTISH!

BUYERS ARE NOT MAKING REALISTIC OFFERS!

How often do we read or hear all of the above day after day? The only folks who will really predict the end of the real estate industry recession or depression, depending on your location, is the NAR or some agents who believe that if they think good thoughts reality will follow.

YES, we, REAL ESTATE AGENTS, can force a reversal of the buyers market in many communities across the country.

Come on Lenn, get real. Our inventory is a 15 months supply. That's a long way from becoming a seller's market or even a neutral market. Have you taken leave of your senses. . . . .

again??

LET'S START WITH SOME FACTS so we can get off on a realistic start.

FACT: SOLD TRANSACTIONS will remain stagnant for the next 3-5 years.  Expect real estate transactions to remain no more than about 2/3 of the average number of transaction represented by the years 2000 through 2005.

FACT:  THE TREND IS FOR MORE FORECLOSURES.  As a percentage of listings and SOLD transactions, foreclosures will dominate some markets and grow dramatically in others.

FACT: THE TREND IS FOR MORE SHORT SALES. The percentage of short sales will increase as home owners are relocated, lose jobs or 3-5-7 year ARMs reset and force mortgage payments higher.

FACT: MOVE UP HOME BUYERS WILL BE RARE. If home owners cannot sell their existing home because they have negative equity, they cannot buy the larger or second home.

FACT: OVERPRICED LISTINGS WILL EAT YOU ALIVE. Home buyers have the power if not the market knowledge to reduce the glut of homes on the market.

STEPS TO BRING SOME BALANCE TO THE REAL ESTATE MARKET.

AGENTS:  Use the American Recovery And Reinvestment Act to the fullest. Last time I looked, the Home Buyer Tax Credit of $15,000 was reduced to $8,000 and is still limited to First Time Home Buyers. But Senator Johnny Isakson, the Georgia Republican who sponsored the amendment, has suggested that the measure could re-emerge in a stand-alone bill. Even if the benefit is limited to $8,000 and first time home buyers, USE IT. GEEZ! ABUSE IT. I surely intend to.   Learn about this benefit and include it in your online advertising. Based on what I'm reading today, it will be good for buyers purchasing a home before December 1, 2009. Create a flier to explain the tax credit from an authoritative source and include it in every buyer's folder ( YOU DO HAVE BUYER'S FOLDERS, DON'T YOU?). Print the fliers and include them in the brochure for all of your listings. Include them in the handouts at your open houses.

STOP AVOIDING THE SALE OF SHORT SALES. So what if banks don't know how to sell real estate. I read many agent who say that they have a duty to show homes with pathetically low co-ops. Yet, some of these same agents will refuse to show short sale listings because of the nightmarish delay, arbitrary acts of the banks and less than helpful listing agents. START SELLING SHORT SALE LISTINGS TODAY. I can tell you that your buyers will love you. Compared to the average foreclosures listing, short sales are usually in lovely condition, represent homes in very popular areas and communities and are offered and SOLD at prices far below what they would be selling for if they were not a short sale. WAIT A MINUTE!!! First, do your homework and learn about the different bank procedures. Prepare your buyers to have patience, respond as quickly as possible when the bank finally assigns a negotiator and asks for a document. If they have a 48 hour deadline, get on it. I've come to refer to this indecent as the "negotiator's test". This happens with such regularity, I believe it's done just to see if the buyers are serious and the buyer's agent is on the job.

SELL SOME FORECLOSURES and get these things off the market. Foreclosures are a dream transaction compared to some short sales. No, the moon is not made of cheese and your buyer will probably not get the house with a 50% offer. Foreclosures are priced by appraisals or broker's price opinion and, while they are often discounted, they are not anywhere near 50%. If they were, they'd all be SOLD. These ridiculous offers are a waste of everyone's time. EDUCATE YOUR BUYERS by providing them with the LIST-TO-SOLD price statistics in that market. Once a serious buyer has a handle on value and understands that the banks usually get near or often more than the list price, they'll know that they need to get real or get to the rental office. Be firm and if the buyer is more interested in negotiation than finding a home, NEXT.

AGENTS: LEARN ABOUT THE FHA 203(k) Purchase and Rehabilitation Loan. If you are in a market where a number of foreclosures are in need of repair and may not qualify for normal FHA financing, educate your buyers about the FHA 203(k) loan. It will help you sell homes and help your home buyers earn some equity quickly.

IF AGENTS AND BROKERS KNOW THAT THEY ARE WORKING WITH ONLY 2/3 OF THE BUYING POOL, THE REMAINING 1/3 BEING THOSE MOVE UP BUYERS WHO CAN'T SELL, we should be figuring out ways of attracting home buyers who can buy and CLEAN OUT THE INVENTORY of foreclosures and short sales.

WHAT HAPPENS IF WE CLEAN OUT THE INVENTORY OF foreclosures and short sales??

Fewer homes on the market.

Buyers better prepared.

Banks are slow but they have begun to learn.

PRICES WILL BEGIN TO RISE? EVERY LISTING AGENT'S DREAM. You won't even have to advertise it. The NAR will do it for you. They'll do it whether prices rise or not so take advantage of the opportunity and include the announcement by the NAR that "home prices rising" publication by the NAR in your buyers folders, at open houses and in your listing brochures.

NOW GET OUT AND SELL SOME REAL ESTATE. CLEAN OUT THE INVENTORY.

WE CAN DO IT. NO ONE ELSE CAN.



Courtesy, Lenn Harley, Broker, Homefinders.com, 800-711-7988, E-Mail.

Cottonwood Terrace Townhouses in Summerlin

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 14 Feb 2009 23:45:34 -0600

Cottonwood Terrace Townhouses in Summerlin Las Vegas is a very sought after community. It borders Cottonwood Canyon which is 69.4 acres and runs through The Arbors Village all the way through the Canyons Village.

Pulte Homes opened the models at its Cottonwood Terrace townhouse development,in 1999 and had build out in 2001. Located in Summerlin's Arbors Village. The townhouses offer resort-style living with a gated entry, landscaping, a pool, spa, and 1,800-square-foot fitness center.

The single- and two-story floor plans range from 1,397 to 1,847 square feet.

The Sheffield: one-story model, the 1,397-square-foot Sheffield, features a great-room design, three bedrooms with a den conversion option, and two baths with shower stall option.

The Sussex: 1,603-square-foot Sussex model, also single-story, comes with vaulted ceilings, a great-room design, and a dining room that can be converted into a den, fourth bedroom or owner-suite retreat.

The Bristol: at 1,792 square feet, the two-story Bristol floor plan features a first-floor owner suite, two secondary bedrooms, 2 1/2 baths and a loft with optional expanded storage.

The Cambridge: floor plan offers 1,847 square feet and features a formal living room, dining area, and a separate family room with a media niche and fireplace.

Standard kitchen features include oak cabinets, a gas range and a dishwasher. Interiors include ceramic-tile entries, light fixtures, rounded corners, and ceiling fan prewiring. Other amenities include ground-mounted air conditioning, concrete-tile roofs, low E vinyl windows and a two-car garage.

Pulte has been a leader in energy efficient building from the very beginning. Even though this neighborhood was built in 1999 there was still a partnership with the US Department of Energy.

This is a veiw of Cottonwood Terrace from Cottonwood Canyon there are back gates so you can get out to the walking trails very easy.

In the last 90 days two have sold in Cottonwood Terrace 2 properties have sold :

852092 245,000 225,000 10179 BIRCH BLUFF LN A#: 404 Bd: 3 Bth:2

852900 219,000 214,000 907 MAJESTIC OAK ST A#: 404 Bd: 3 Bth:3

There are currently 3 homes for sell in this very popular townhouse community. If you have any interest in seeing these properties or having more information on the properties please email me chrisshouse@gmail.com or call me 702-277-3195

Clark County Subdivision: COTTONWOOD TERRACE \

Year Built: 2001 ** GLVAR Deems Information Reliable, But Not Guaranteed JUNIPER CREEK LN $ 245,000

Bedrooms: 3 Baths: 2 / 0 / 1 SqFt: 1,893 Bldg Desc: # Garages/Desc:

10209 BIRCH BLUFF LN $ 218,900

Bedrooms: 3 Baths: 2 / 0 / 1 SqFt: 1,853 Bldg Desc: # Garages/Desc:

10215 JUNIPER CREEK LN $ 239,000

Bedrooms: 3 Baths: 2 / 0 / 1 SqFt: 1,893 Bldg Desc: # Garages/Desc:

Building Trends For 2009

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Thu, 12 Feb 2009 03:11:11 -0600

The National Association of Home Builders did a recent survey of 2,300 home owners, 50% of those surveyed said they would pay $5,000-$11,000 for a new home if it could save on their utility bills.
Could 2009 be the year that GREEN goes mainstream?

As home buyers become more aware of the products that are offered and what is Eco-Friendly and available now I believe the trend will defiantly head that way. I am very excited over the new products that are becoming more and more mainstream.

Along with homes being small and smarter, buyers expect the homes to have these options:

According to the surveys these building trends are on the top of consumers lists.

SMART STORAGE

Making every inch count
closet organizing systems
Home entertainment Centers
Laundry rooms with lots of built in storage

CLEANER AIR

Builders are using paints that are lower in volatile organic compounds
Improved air filter systems that trap allergens

VERY FUNCTIONAL KITCHENS

The kitchen is still the most important room in the house
Buyers want the kitchen to be great looking
Lots of cabinetry
Spacious center islands
Highly efficient and great looking appliances that look built in

PAINTING AND INTERIORS

Tranquil home environments
Coming back into style is the 50's and 60's style of soft pastels
Leading trend seems to be shades of gray on the walls,and soft pinks
Bright and vibrant colors on back splashes in the kitchen and bath

FLEXIBILITY

As Baby Boomers age (that would be me!) manufactures are producing new products and rethinking others
Shelves that slide out for easy reach
Homes with wheel chair mobility in mind
Dishwashers that can be loaded from a wheel chair

THE GREAT OUTDOORS

Outdoor living is still very much a trend buyers are moving toward
Outdoor kitchens
Elaborate grills
Refridgerators
Televisions
Wine coolers are much sought after
This trend is holding true for not only single family homes but Condos and Townhouses also.

This is an exciting time we are living in and there are many builders that are doing a great job of building green. I wrote about one not to long ago VILLA TRIESTE Now is a good time to buy.

New Models of Villa Trieste

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 24 Jan 2009 17:16:51 -0600

Part of the Summerlin Centre Village Villa Trieste is now open. I spoke with the agent at the models yesterday and have packets available to send out to interested buyers. Why work with a Realtor® instead of just the agent on site? You can read my answer here

Villa Trieste

These beautiful models offer the latest most upgraded energy efficient products that can be had.

Here is an update on just what these homes have for energy efficiencies ,
SunPower solar roof paneling
Diamond level Enviroments For Living package with 3 year heating and cooling usage guaratee
100% Energy Star certified
Envelope insulation system with blown in cellulose
Low-E dual pane, vinyl-framed windows
York 15 Seer rated A/C system and energy efficeint gas furnace
Rinnai tankless water heater
Honeywell digital thermostats
Family protection carbon monoxide and smoke deterctors
Gas range and gas dryer hook ups

The Models Kitchens

To see the pictures I took of this wonderful new neighborhood
ALL MY PICTURES OF VILLA TRIESTE

Pulte Home Building Partners are:

Environments for Living Certified Green
Southern Nevada Green Building Partnership
City of Las Vegas Green Building Program
Energy Star
U.S. Department of Energy Builder's Challenge Program
LEED Certified.

Las Vegas Has Cowboys and Cowgirls

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Thu, 04 Dec 2008 19:21:25 -0600

The NRF is in town again! They have been coming to Las Vegas for 23 years and of course do a lot of good for the Las Vegas economy. There is something about a cowboy that warms my heart. One of my favorite songs is by Willie Nelson My Heros Have Always Been Cowboys. In fact I grew up loving country music even though I lived no where near Texas or Nashville. I used to know all the words to all Marty Robbins songs and even met him twice and I think I should have been born in Texas.

So the Cowboys and Cowgirls are here in Las Vegas and there are a lot of activities going on. There are concerts every night at the Thomas and Mack Center. In fact there is so many events going on that a whole website has been set up The NRF Experience and Shopping Experience. Last night downtown got into the act with the Downtown Hoedown. It is held at the Freemont Experience which is an amazing place all on its own. There is also the Country Market Place at the Mandalay Bay. It will be fun to have everyone here. I know it will be a fun time.

Green Building In Las Vegas

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 29 Nov 2008 21:15:37 -0600

The Blue Heron Company of Las Vegas have been building in Las Vegas since 2004. They take a parcel of land in the middle of an already built up area and build these beautiful homes and enrich that community.

They are in the process of building the " New American Home" for the National Association of Home Builders set to run Jan 20-23rd at the Las Vegas Convention Center. This years theme is GREEN. "The New American Home" exceeds all standards set by the green building guidelines. They have found a way to incorporate technology that will save about 75% of heating and cooling costs compared to anything else built in Las Vegas.

This years project is The Marquis Las Vegas, a luxury semi-custom in the Southeastern part of the valley. This community consists of 14 half acre lots. Models range from 4,600 sq. feet to more than 10,000 sq feet. Price range is $1.1 million to $5 million. The model of "The New American Home" is no longer on the market. Though it was not disclosed how much it sold for it is said to be valued at $4 Million.

The home has water efficient landscaping and plumbing with a cistern that stores water underground and is later reused for the landscaping. What really makes this home most GREEN are insulated concrete walls and photovoltaic solar panels. These panels allow the house to make more energy than it uses, making it a Net Zero Home. The homes 56 solar panels will generate 12 kilowatts of electricity more than it will use in a year. Through an agreement with Nevada Power the house is allowed to draw from the grid and push it back to allow the house to get credits. The house will be able to draw on those credits should it need to.

The Blue Heron Company originally built a community called Stone Canyon in 2004, their name was Merlin Construction at that time. When they formed a partnership with two people Tyler Jones and Isola who had been friends here in Las Vegas since grade school and are still best friends. It is a good blend of the younger and the older.

I found another Christmas Site

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Fri, 14 Nov 2008 15:22:15 -0600

I was looking around and I really like the site I posted with the Twittering Santa and Ms. Claus. I found another site that is also tied into Angel Tree. When you order a custom letter for your child. Yes there is a charge for this one but the proceeds go to Angel Tree I have been part of Angel Tree before and it is a wonderful program. With things so tight I think that programs like this will probably help boost the giving spirit.

A Fun Website For You and Your Children

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Fri, 07 Nov 2008 16:54:28 -0600

I love Twitter and I have never been shy about saying that. I have been following @SantaClaus25 and @MrsClaus25. It has been so fun to hear stories about the elves and the reindeer. Well now @SantaClaus25 has set up a website. You can go on the site and interact with Santa and the elves. You can have a Santa Letter sent to your child. I do not have any children at home anymore but I found it quite a cute site. I hate to say it but it is time to start thinking about Christmas. I was in Wal-Mart two days after Halloween and they were playing Christmas Carols. All of the stores are getting their decorations out. Myself I think it is a little early but I guess with the economy the way it is they want to get everyone in the mood. This website is FREE and a lot of fun.

Welcome to The North Pole

Hide Conversation
Doomguy13: @SantaClaus25 The open the city! Duh!

about 2 hours ago · Reply · View Tweet · Show ConversationHide Conversation
SantaClaus25: As i prepare for the many parades that I am asked to do. I wonder if any of those giant "keys to the city" I get actually open anything?

about 2 hours ago · Reply · View Tweet
MrsClaus25: Headed to the Elfementary School to go read stories to the Elves. Then to ToyLand to check in on @SantaClaus25 at the ToyShop.

about 7 hours ago · Reply · View Tweet
- SantaClaus25: Actually got a lot done today.The elves thought that the computer "prank"that they played was funny.all in good fun.To all a good night ;)
  
  about 18 hours ago · Reply · View Tweet
- MrsClaus25: @trinalisha @SantaClaus25 does have a website, you can visit www.WelcomeToTheNorthPole.com
  
  1 day ago · Reply · View Tweet · Show Conversation Hide Conversation

Looking For Relief From the Market Downturn? Come to Las Vegas

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 25 Oct 2008 21:52:51 -0500

I agree if you are looking for a good time. Come to Las Vegas. If you want to invest in property Come to Las Vegas. If you are ready to buy a home Come to Las Vegas. Las Vegas has it all:)

Via Elizabeth Weintraub, Sacramento Real Estate Broker:

Here

I sit watching the long rays of the sun spill across a bazillion palm-tree dotted swimming pools. Next door is Caesars Palace, overshadowed by the gigantic neon sign of Donny and Marie at The Flamingo. I'm ready for another fun-filled day in Las Vegas. This is not a town I'd ordinarily visit, except this weekend About.com is having a Guide Event here. It's a conference where About.com's writers congregate to pick each other's brains, our New York editors' and a Maine lobster from its shells.

Before you ask, I'm not really a gambler. I might take other types of risks such as picking up a few shares of Caterpillar stock now that it's dropped below $40 a share, but in casinos, I lean toward dropping quarters into slot machines until $25 has vanished. So far, I've resisted the urge.

However, I couldn't resist the urge to read about the Sarah Palin strippers at Club Paradise. Some of them strapped toy pistols to their garter belts; others fired fake rifles into the air. Las Vegas Review-Journal reporter Elfman tried to engage one of the girls in a conversation. The stripper said, "I like what dolphins represent, you know, freedom, peace." And they say Las Vegas is all about fantasy. When the host asked the finalists questions such as "What do you say when people question your background," some riled up guy in the crowd yelled out, "We want to see your background."

You've got to love Las Vegas. Well, somebody does because millions of tourists come here every year.

Photo: Elizabeth Weintraub

Springs Preserve Sustainable House

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Thu, 16 Oct 2008 14:35:04 -0500

There is an amazing place in Las Vegas called The Springs Preserve. I had the pleasure of spending some time at this wonderous place and I will tell you I will be going back. If my graddaughter lived in town I would buy a family pass and it would be well worth it. There is always something going on. In fact if you want to see more of this place visit a post I did on it recently. Springs Preserve

What I would like to tell you about today is The Green House. It is an exhibit that is here until December 29th and then it moves on. In the words of the Springs Preserve

"The Green House: New Directions in Sustainable Architecture and Design" is a first-of-its-kind traveling exhibition exploring sustainable, innovative residential design, exposing the beauty and advantages of going green at home.

The nationally acclaimed exhibit opens at the Springs Preserves Desert Living Center Patio Gallery runs through Dec. 29 from 10 a.m. to 6 p.m. daily, with extended hours coinciding with special events. Entry is included with general admission and free to members.

Organized by the National Building Museum in Washington, D.C., "The Green House" is presented by The Home Depot Foundation with generous support from the ASID Foundation of the American Society of Interior Designers, Portland Cement Association, Benjamin Moore Paints, EPA/Energy Star, The Nathan Cummings Foundation and the U.S. Department of Energy."

I have this over on the other article but if you want a smile you have to see this commercial. I want you to see it because Springs Preserve is run by a board but also by Nevada Water Authority. This commercial show what kind of inovative people run the Springs. BIG SMILE

Nevada Day

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Wed, 08 Oct 2008 19:38:51 -0500

Nevada is about to Celebrate 144 Years

Nevada Day is October 31st and will celebrate 144 years of Statehood. President Lincoln proclaimed Nevada the 36th state by telegram that took two days to reach Carson City at a cost of $4000.

Since 2000 Nevada Day has been celebrated it's birthday on the last Friday in October with parades and more celebration on the Saturday. For the first time in many years the last Friday of October is the 31st and Nevada will celebrate on it's actual birthday.

This years theme is Hollywood in Nevada...Television and Movies The Hollywood theme focuses on the glitz and glamour in our state. It began in 1897 with a film documenting the Nevada heavyweight prize fight between "Gentleman Jim" Corbett and British challenger Bob Fitzsimmons. Should be a fun theme

Other facts about Nevada: Our state bird is the Mountain Blue Bird, Our state flower is Sagebrush and our state animal is The Desert Big Horned Sheep.

Come and visit the Silver State.

2 Master Planned Communities 2 Charity Events

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Mon, 08 Sep 2008 13:35:24 -0500

Mountains Edge a master planned community in the way South West part of Las Vegas and Aliante in the way North part of Las Vegas are both planning Charity Events.

Mountains Edge events will run through out the rest of September and into October. The event called Discovery Days kick off is September 13th and will benefit the charity Candlelighters Childhood Cancer Foundation.
This race/walkathon is now in its 18th year and benefits about 1,200 Nevada families with kids that have cancer. Their motto is Because Kids Can't Fight Cancer Alone. If you want to know more about this event or to donate to this cause here is the link

The second event will kick off September 19th and end on September 21st. This 3 day events is a mountain bike stage race and festival and will benefit The Animal Foundation and HERA Women's Cancer Foundation. The link for The Animal Foundation is here There has been so many pets abandon because of the foreclosure crisis that they could really use all the help that can be given to them. The link for HERA is here

On October 11th The American Heart Association Heart walk returns to Mountains Edge last year the walk raised $350,000. To find out about the event and all the events and festivites planned go here

Aliante's event while not on quite as big of scale is important also. This will be a day of family fun and actvities to benefit MEMRA short for Medtyme Emergency Medicial Relief Association and you can find out more about them here

This event will take place September 13th from 11am until 6pm at the Nature Discovery park in Aliante. This will be a wonderful event for the community and helping an organization that may help you sometime.

Is Flashy Las Vegas Going Green?

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 23 Aug 2008 00:56:51 -0500

If someone had told me ten years ago that Las Vegas Nevada was really trying very hard to be the greenest state in the nation I would have laughed. Well everyday now I read new plans and see new green things in Las Vegas and her suburbs.

I had to take this second picture because the numbers reflecting off the building seemed amazing to me. What a beautiful building this is.

Many of the builders around town have earned the Energy Star Rating but Pulte Homes is building a whole community of Green Homes. Pulte Homes will have the first green built neighborhood. With four other builders to follow. Very exciting. I would love to be able to move into one of them so I will be watching the progress with great interest.

We also have Green car washes. The name may sound funny but Terribles Stations and car washes are all over the valley. They have made a promise to use environmentally safe products to wash the cars. They also have made a promise to be water smart.

As you can see they want you to know that they are GREEN

Sun City Summerlin has a 24 hour Security Patrol that drives around to keep us safe. They have gone to using Hybrid Cars.

There is a whole lot of Green going on in Las Vegas. I am proud to live here and will continue to watch the Green Growth.

Treasure In Las Vegas

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 26 Apr 2008 21:27:43 -0500

source http://geofferykilts.com

Las Vegas is all a twitter over a new book out called Vegas Die. Seems a retired mobster is found murdered in the mayor's car and he becomes the prime suspect in this murder mystery.

But the really mystery that has Las Vegans searching high and low is the fact that a silver dagger worth a cool $25,000 dollars has been hidden some where in Las Vegas. The author said it is not in anyone's private residence, private front yard or backyard.

All of the clues are within the pages of the book. Only the author knows where the silver dagger is, even his wife does not know where it is.

The search for the silver dagger will go on for three years and the author has a sequel in the works. If no one has found it in two years the author said he may post some more clues.

Great fun for all even I think I might just buy a book and join in. I've always been a pretty good PI

Oh No Another Social Network!

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Thu, 03 Apr 2008 18:18:42 -0500

EONS is the name

However this one is a little bit different and for those of us that market to Active Adults this might be a marketing place you want to be, that is if you are old enough. This is for age 45 and up:)

There is all sorts of things to do over there even blogs. So there is a lot of opportunities to get your name out and and activities to do. You can play games (for your brain) you can upload pictures and videos. They have a ton of groups and just like with any other Social Media you can look for an invite friends. I am going to build my profile and make some friends and I will revisit this network and let you know.

CHECK IT OUT FOR YOURSELF

Hi There

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sun, 23 Mar 2008 17:39:28 -0500

I am a newbie oldie:) Let me explain I have had a profile since almost the beginning but have never done anything with it. I have been inspired by some good bloggers I have met on Twitter to do something with my blog here. So even though I have been around a long time I am just now getting active. Thus I am a newbie.

Tale of Two Houses Part Two

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 15 Mar 2008 20:06:19 -0500

When we last left Ms. Realtor® she was in a quandary as to what to do for her clients, Peter and Wendy. On the one hand she had a contract all prepared that they wanted to sign. On the other hand a brand new listing came to her attention. Not only a new listing but a brand new townhouse in an area that is new and in the parameters that Peter and Wendy wanted to live in. Plus it was with in the budget that Peter and Wendy had set.

On the day that Ms. Realtor® was to meet with Peter and Wendy to get the contract signed, she left early and drove to the new listing. Having worked with Peter and Wendy for two years she knew exactly what they were looking for. This place was gorgeous it had everything and more that Peter and Wendy could want.

With this knowledge she knew what she had to do. As she headed for Peter and Wendy's place she knew she just had to convince them they needed to go and look at this place.

Arriving at their set time, Peter said "we are ready to sign the contract." Ms. Realtor® advised she had the contract right here in her briefcase, but there was something she needed to talk over with them. She handed them the new sheet and told them before they signed anything they needed to see this place. Peter started to protest. He reminded Ms. Realtor®that they had made their choice.

Ms. Realtor® told Peter and Wendy that she would do what they wanted her to do, but that this was really worth their time and if they did not go to look at it they would wonder about it later. Ms. Realtor® pointed out it would only take a few minutes. So off they went to see this new place.

As soon as they walked in the door both said "WOW" as they explored the townhouse she felt the excitement rising. Ms. Realtor® reminded them how many improvements had been made in the last ten years in the energy savings. She also reminded them that they had a clean slate here no one else had lived in it. They could paint their life here just as they pleased.

So, Peter and Wendy decided they loved the new place. They did not have time to stop and talk to the agent at the model home so Ms. Realtor® talked with the agent to find out all this entailed. At this time she found out that the new home builder would contribute 6% towards anything they wanted. (Typically 3% is what a buyer needs to bring to closing for closing costs.) So 3% is free to go towards a down payment. Another bit of good news is he could go down to $203,895. Peter and Wendy were ecstatic.

Peter and Wendy were scheduled for Wednesday morning to fill out the contract. The builders agent called Ms. Realtor® and advised her that if possible it would be to Peter and Wendy's advantage to wait until Saturday. If they did he would be able to throw in a refrigerator as the builder was having a one day football themed kick off for all of their properties. So even though Peter and Wendy worked late on Friday night, Ms. Realtor ® picked them up at 8:45am and they went to the property to fill out the paperwork. The builder had another surprise for Peter and Wendy. The special promotion took the house down another $3,000 dollars, making the townhouse to $2000,895 plus the refrigerator.

The football themed one day sale was having a big party and the agent asked if they could all drive to another property and turn in the paperwork and the president of the company would be there acting as a referee for all contracts. Even though Peter and Wendy were tired off they went. As the contract was presented to the president, he looked it over, threw up his hands and said the point after is good. He took another $1,000 dollars off their price. It was all very exciting and Ms. Realtor® was so glad she had gone with her intuition that they would love this place.

Peter confided yesterday that he had been angry with Ms. Realtor® because they had made up their mind, but he is now so glad that she insisted that they at least take a look. They are full of plans and dreams to make this town house a HOME. Ms. Realtor® is reminded again why she is a Realtor®.

Peter and Wendy signing their contract

Tale of Two Houses

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Fri, 14 Mar 2008 18:44:43 -0500

This is the tale of Peter and Wendy and their Realtor®. Now Ms. Realtor® has worked with Peter and Wendy for two years. They had a credit problem and were unable to buy two years ago. For two years they have worked very hard and have their credit scores up and as only first time home can be, Peter and Wendy are so excited to buy NOW!!!! The highest they wanted to go on a home is $215,000.

Ms. Realtor® emailed them lots of properties to look at and they picked 5 they wanted to go and see. Off they went spending the day looking at properties and finally Peter and Wendy said this is it!!!!! This is the one we love. Tomorrow we want to put an offer in on this house. Meet us at 1:15PM and lets do it.

Now keep in mind Ms. Realtor® has not had a buyer sale since September. She has some listings but no offers on these properties and poor showings. Ms. Realtor® was very excited that tomorrow she was going to write a contract and start the process towards Peter and Wendy getting their hearts desire. Also Ms. Realtor® would be getting a paycheck after two years of working with Peter and Wendy.

Ms Realtor® did her homework, ran comparatives to check that this offer was going to be good. This house is a short sale so she knew it would be a lot of back and forth, as the lender makes up their mind and doing their own investigation of the market.

Now this house they loved is ten years old in an older area and we can only hope the home inspector will find anything major that might be wrong. This place is being sold "as is" and the lender is not going to pay for any repairs. The list price was $189,990 and it looks as if there was the same model sold in Nov of 07 for $225,000. Hmm this might not be too good as the lender will have the same comparatives and this is with in the 6 months.

While doing the comparatives Ms. Realtor® noticed a new listing. Just put in the MLS. Looking at it she felt her heart get excited. This place would be perfect for Peter and Wendy and it was $211,000 under budget still. It was BRAND NEW. New been lived in. But wait, Peter and Wendy had already made their choice. She had the contract all ready for their signature.

WHATEVER SHOULD SHE DO???? They had made their choice out of several of places. They had told her they loved this place and wanted her to write a contract. Should she just let them sign the contract and forget about this other place?

What would you do? Tell me and I will tell you the rest of the story.

Another Aspect of Twitter

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Tue, 04 Mar 2008 01:03:34 -0600

If I have a picture that I want to share quickly I will upload to TwitPic and it will go right into my Tweeter stream. Of course if you use Flickr or other photo places you can also put a link on Twitter so everyone can see what you see.

I LOVE Twitter and would love for more Twitters to join and follow me @ChrisShouse

Looking for A Job before Moving to Las Vegas?

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Sat, 24 Nov 2007 21:02:37 -0600

This list of places you can post your resume for jobs in Las Vegas was posted in our local paper on Sat.the 24th.

www.LVCasino.com                                www.LVSalesjob.com
www.LVConstuctionsjobs.com             www.LVTeachingjobs.com
www.LVDiversityJobs.com                   www.LV-Medicaljobs.com
www.LVAccountingjobs.com                www.LVCustomerServicejobs.com
www.LVComputerjobs.com                   www.LVTransportationjobs.com
www.LVEngineeringjobs.com               www.LVEntertainmentjobs.com
www.LVHospitalityjobs.com                www.LVLawEnforcementjobs.com
www.LVinsurancejobs.com                  www.LVNursingJobs.com
www.LVOfficejobs.com                        www.LVRealEstatejobs.com
www.LVRetailjobs.com                         www.LVSecurityjobs.com

Why are the lenders not doing more?

Chris Shouse, Realtor® Las Vegas (Xtreme Realty) — Mon, 19 Nov 2007 19:11:41 -0600

I am amazed that it has not dawned on the lenders that they could help with this downward spiral. If a person had been able to make his/ her mortgage payment up until the time the ARM took affect, why would a lender not contact the person and see what kind of loan they could change over to? Same with people who were able to buy with border line credit and are now struggling, talk to them see if you could not make some adjustments and get them into a lower rate.

Why would the lenders do this? Well if a home goes into foreclosure and it sits empty with no payments coming in, would the lenders not lose more money than trying to work with the homeowners? These people in trouble at least a lot of them finally have realized the American Dream of HomeOwnership and I for one see it sad that those dreams are now crumbling before their eyes.

I hope the lenders come to this realization and soon.