Tag: luxury las vegas real estate


Don’t Let Your Home End Up As A Dead Listing

There is no shortage of real estate agents who want to list your home for sale. So it’s common for other agents to do whatever it takes to get a new listing, whether it’s an unrealistic listing price, discounted commission, or rushing a home to market that’s not properly prepared for sale. The listing then gets put on the MLS and the agent crosses their fingers and hopes something good happens.

Unfortunately this often leads to a listing that expires because the home is never sold. Telling homeowners what they want to hear and depending on luck is not an effective way to get your home sold. Skill and expertise always produce better results, especially in the guard gated communities we specialize in.

So how do you determine who has the skills and expertise that will actually get your home sold? Just ask one specific question: What percentage of their listings actually became closed sales?

I’m proud to say that of our 40 closed transactions and counting year to date, we are batting 100% when it comes to getting our listed homes sold. Zero listings expired. Producing these results requires doing something that virtually no one else in our industry would do. We tell homeowners the truth and politely pass on listing a home when the price and/or condition are not realistic to delivering what you want – getting your home sold.

We’re in the business of selling homes, not gathering a collection of listings and depending on luck. So that’s our promise, we won’t waste your time or ours. If you’re interested in selling your home, please contact me at 702-605-7480. You can always count on us to shoot straight and tell you the facts.

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Global Marketing Helps Get Your Home Sold

Las Vegas is a world-famous entertainment destination and international travelers visit our city on a daily basis. Many of these visitors also do something else – they buy luxury homes. Whether it’s one of multiple personal residences or for investment properties, international buyers are an active force in our local guard gated real estate market.

In addition to getting local and national exposure for our seller clients, we also advertise heavily to international buyers. Our responsibility to our seller clients is to expose their homes to the highest qualified number of buyers possible regardless of where these buyers live. Our marketing plans always include a strong local, national, and global presence.

Each of our exclusive listings appear on 106 separate real estate websites in 62 countries. Here’s just one advantage this global exposure provides to our seller clients: These country-specific websites are approved by the country’s government. In other words, the websites are not blocked or censored in their own country as can be the case with US based real estate websites. Representative countries included in our global marketing plan contain some of the biggest players in international real estate transactions such as China, UK, Japan, Australia, France, Russia, Canada, Spain, Hong Kong – to name just a few.

If you’re considering selling your home and would like to hear more about how we sell our clients’ homes for the best prices, in the shortest amount of time, with the least amount of hassle, please give us a call at 702-605-7480. I look forward to speaking with you.

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The Only Brokerage Model That Ultimately Puts Clients First

One of the biggest issues facing the true professionals in the real estate industry is the overwhelming amount of part-time, commission only, and unqualified real estate agents that clutter the landscape. This has caused many people to lump all real estate agents into one less-than-ideal category.

We get it. No one recognizes this or is more frustrated by it than we are. But it’s important to realize that the real estate industry is similar to other professional services industries. Just as every doctor, lawyer, consultant, accountant, etc. does not have the same level of expertise, there are top real estate professionals who are drastically more qualified than the norm and consistently provide exceptional value to their clients.

Here’s what sets us above the pack. Every member on our team is a salaried full-time employee. We do not have commission-based independent contractors or part-time hobbyists working for us. Because there is no financial incentive whatsoever to do anything else, it’s easy for our staff to put our clients’ interests where they belong – first. This is extremely rare in the real estate industry and translates to a client-based focus that is second to none.

Additionally, we never try to be all things to all people. It is simply impossible to be an expert in every type of real estate in the Las Vegas Valley. Everyone on our staff is highly trained in the 43 luxury home communities in Summerlin, Las Vegas, and Henderson which we specialize in.

Whether you are looking to sell your home, or buy a new home in one of our luxury communities, our unique business model will provide you with exceptional value. Please call me at 702-605-7480 and I’ll be glad to speak with you personally about your individual needs.

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How To Maximize Your Home’s Sales Price

I often work with home sellers that have upgraded their home. These upgrades can be as simple as new appliances or as complex as a full remodel. In order to maximize your home’s sales price you must have an accurate list of everything you’ve done and the associated costs.

This helps with the sales process because a detailed list supports a higher asking price and can be incorporated into the property brochure and marketing materials. Be aware that not every Realtor advises their clients properly on this issue. It’s common to see listings being advertised with a big dollar amount spent on upgrades or remodeling with nothing to back it up. Unless it’s documented and in writing, most buyers and their agents believe the numbers are inflated and not realistic.

Additionally, any upgrades will increase the cost basis of your property which ultimately affects how much is taxable profit when you sell the house. You should always speak with your accountant regarding your cost basis and a detailed list will be important to them.

If your home sale requires an appraisal, and most do, the appraiser will also appreciate an itemized list of upgrades to help support the sales price. Buyers can pay over the appraised amount for a home but they rarely do, so it’s best to provide the appraiser will all relevant information.
Please call me at 702-605-7480 if you’re considering putting your home on the market. I’ll be glad to share my 15 years of experience in the local luxury real estate market and show you how it can be used to your advantage.

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New Schools, New Construction & Soaring Home Sales

We constantly monitor what’s happening in and around our guard gated communities and would like share with you some recent updates.

New Schools – Summerlin is widely regarded as having some of the best private and public schools in all of Clark County and there are two new additions: The Shelley Berkley Elementary School in The Cliffs village and the Rosemary and Billy Vassiliadis Elementary School in The Paseos. These two new public schools will be open for the upcoming school year.

Toll Brothers Expansion at Mira Villa – The prominent Las Vegas homebuilder purchased 10 acres of land at Summerlin’s Mira Villa luxury condominium complex located at Rampart Boulevard and Canyon Run Drive. The company plans to finish development of the project and add a total of 103 new upscale units.

Soaring Home Sales – The sales of homes in Las Vegas are soaring! According to GLVAR, (Greater Las Vegas Association of Realtors) the number of homes sold for the first six months of this year are the highest in the last five years. Through the first half of 2017, statistics from GLVAR show that 22,331 existing local homes, condos and townhomes were sold throughout Southern Nevada. Available home inventory continues to shrink and it’s a seller’s market right now.

There are plenty of other goings-on in our guard gated communities but not enough room in this letter to publish it all. Please call me at 702-605-7480 if you’d like to learn more about the local luxury home market or are interested in selling your home while the market is hot!

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First Impressions Sell Homes

When is the best time to sell your home? The answer is – when it’s ready. The only appropriate time to sell your home is when it’s looking its best. And it doesn’t matter whether it takes a day, a week or a month to get your home ready for potential buyers.

Residential real estate is an emotional process. You’re looking to appeal to the potential buyer’s emotional reaction when they consider purchasing your home. Our experience has proven that taking the time to get the house to show its best—whatever that may entail—will absolutely pay off.

There is no substitute for a first impression. That first impression starts online from the photos and the marketing that buyers see, to when they first pull up to the curb and take in the curb appeal, and then ultimately walk into the home and take in all that it offers—from the layout to the upgrades and how fresh and new and nice it may smell.

We specialize in working with buyers and sellers in 43 guard gated and select gated communities in Summerlin, Las Vegas, and Henderson. Seller clients in these communities are provided the services of our design consultant, who will as a courtesy, make select staging recommendations to maximize the final sales price of your home.

If you are interested in selling your home and creating the best first impression possible, please contact me at 702-605-7482 to arrange a free design consultant consultation.

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Beware Of New Construction When Buying A Home

The new home construction market is hot right now and there are numerous opportunities to buy the latest contemporary designs. The advantages of new construction are that you may get to choose your own lot, elevation, and interior design stylings. You also get the added bonus of being the first one to live in the new home.

However, be aware of the risks involved. New construction buyers are always at a disadvantage when they walk into a new home site without an agent representing them. The agent at the new home tract solely represents the builder/seller. Regardless of how friendly and helpful they are, they are well trained to represent their employer’s best interests, not yours.

It is crucial for you to have your own real estate expert looking out for your best interests. Here’s the good news – the builder will pay 100% of the fee for you to be represented. It costs you nothing and there is no discount for not being represented! The only criteria is that you must bring your real estate agent with you to the new home tract on your first visit. And it must be on the first visit. Otherwise, the new home builder will not pay for your representation and you’ll either have to pay for it yourself or have no representation throughout the entire transaction.

If you’re considering buying new construction, please reach out to us at 702-605-7480. We are experts in the new construction developments in all the finer guard gated and gated neighborhoods.

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How The RJC Succeeds In This Industry

We recently held our annual Client Appreciation Party. The party was hosted at Vintner’s Grill and over 200 of our current and former clients were able to join us for this celebration. We’d like to thank everyone for the tremendous support we have received over the years that makes this event possible.

The Las Vegas real estate market is far too large to effectively “be all things to all people”. In addition to good old fashioned hard work, one of the primary keys to our success lies in our focus on the guard gated and select gated communities which we specialize in. We keep a watchful eye on these communities and publish the updated sales statistics monthly. We are also constantly updating our data on changes in HOA rules, CC&R amendments, local school issues, and new construction developments surrounding the neighborhoods we focus on.

There is no substitute for experience. We provide our knowledge and guidance to both buyers and sellers who have a home or buying interest in these communities. Please contact me at 702-605-7480 to learn more about how our focused expertise can benefit you.

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The 3 Most Critical Pieces Of Advise For Home Sellers

The spring home buying and selling season is off to a strong start. The sales volume is up significantly since last month and March of last year. However, there is still a lot of inventory on the market for buyers to choose from based on our absorption rate numbers. This means that now, more than ever, it’s critical for home sellers to have the best marketing, the best condition and the best price in order to compete and get your home sold in this market.

Here’s an overview of what you should know when selling your luxury home:

Marketing – Your home deserves a level of marketing that is commensurate with the quality of your property. High impact effective marketing is a key factor in getting your home shown and offers submitted. Your luxury home’s marketing is more than taking a few photos and listing it on MLS. We provide you with professional photography, copywriting, video production, staging, printed marketing materials, and a national and international online presence that grabs the attention of qualified potential buyers.

Condition – The most important aspect of this factor is that living in a home is completely different than selling a home. Regardless of its immaculate condition, a home that is not properly staged for sale will always stay on the market longer than one that is.

Price – In the Las Vegas luxury market, there is a well-defined demand curve that shows offer potential for any given property, at any given price. Price your property on that curve and you will receive offers. Price your home above the curve and it will go stale without offers. There is a science to understanding the optimal selling price for every property. We focus our pricing expertise in the specific guard gated and select gated communities in Summerlin, Las Vegas, and Henderson which appear in every issue of the Rob Report.

Please contact me at 702-605-7480 if you’re sincerely interested in selling you home for top dollar. I’ll be glad to explain exactly how our expertise can be used to your advantage.

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Daylight Savings Helps Bring More Qualified Buyers

March traditionally kicks off the strongest real estate selling season in our Las Vegas valley. The daily sunshine we’re all accustomed to is here to stay, daylight savings time has begun, and more qualified buyers will be out and about viewing available homes. Here are some thoughts on market conditions for the coming months…

The resale luxury home market picks up steam now and continues strong through July. Sales then begin to taper off at the end of August as we head into fall. It takes time to get your home prepared, on the market, and sold for top dollar. If you’re serious about selling your home this year, March is THE month to call us and get started.

Interest rates are still incredibly low now, but The Federal Reserve continues to advise that interest rate hikes are coming, with possibly up to three increases this year alone. The Fed’s greatest fear is inflation – both real and imagined. The policymakers hedge against inflation by raising interest rates. Obviously this will reflect in higher mortgage interest rates. When interest rates go up, home values are affected because there are less total potential buyers that qualify for the more expensive houses.

We may be in an asset bubble. As our S&P 500 graphic in this issue shows, the stock market is currently over 50% higher than with the previous bubbles. I’m a high-end residential real estate expert, not a macro economics professor, but The Fed has been priming our nation’s financial pump for numerous years and it will not continue forever. Here’s the best advice I can give you on any form of bubble: It’s always better to get out a bit early rather than too late.

We specialize in 43 guard gated and select gated communities in Summerlin, Las Vegas and Henderson. You can benefit from my 14+ years of experience in luxury residential real estate. Please contact me at 702-605-7480 and I’ll be pleased to explain precisely how we can help you.

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