Seven Hills – Henderson NV Homes

One of my favorite places to walk my dog is in the beautiful Henderson, Nevada community of Seven Hills.  There are walking trails that wind behind houses and connect to several parks in the area. It is a quiet walk mostly separated from the neighborhood streets.

Can you imagine ending the day by sitting with a glass of wine on your patio (or balcony) relaxing and enjoying the views of the mountains that surround the valley or the glittering lights of the world famous Las Vegas Strip.

Click on the picture to see available homes for sale in Seven Hills!

Very relaxing.  Another great thought, spending a quiet morning outside before a hectic day?

I love the blue sky!

Also, you can walk, jog, or ride bikes on these paths.  What a fantastic lifestyle!

One of the many beautiful parks that are connected by the Seven Hills trails.

Interested in viewing currently available homes in this Henderson, NV community?  

Call Cindy at 702-807-3339, or we can email you listings (and keep you updated via email with new ones).

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Lexie loves relaxing in Seven Hills! 🙂

Other Interesting Information:

Henderson Nevada Homes for Sale by Zip Code

Anthem Country Club, Henderson NV – Real Estate and Information

Anthem, Master Planned Community

Las Vegas Quick Move In New Homes 2016

Happy New Year!  Looking for a quick move in new home in Las Vegas?

A local homebuilder has some quick move in homes. That means you can get in now – if you have cash or as soon as your loan has cleared.   If interested call/text me – 702-807-3339.  I need to pre-register you with the builder.

Henderson:

2 story- 2355 sq. ft., 4 bedrooms (one on first floor)loft, 3 baths, 2 car $289,400 89044

2 story- 3361 sq. ft., 4 bedrooms, den, loft, 3 car garage $388,990 89002

Southwest:

2 story- 2115 sq. ft., 4 bedrooms, loft, 3 baths, 2 car garage $274,990(bedroom on first floor) 89148

2 story- 2469 sq. ft., 5 bedrooms, loft, 3 baths, 2 car garage $289,990 (bedroom on first floor) 89148

2 story, 2080 sq. ft., 4 bedrooms, loft, 2.5 baths, 2 car garage $294,990 89148

1 story, 1849 sq. ft. 3 bedrooms, 2.5 baths, 2 car garage $299,990 89178

1 story, 2121 sq. ft. 3 bedrooms, den, 2 baths, 2 car garage $314,990 89178

2 story, 3059 sq. ft., 5 bedrooms, loft, 3.5 baths, 2 car garage $344,990 (bedroom on first floor with private bathroom) 89148

Southern Highlands Area:

2 story- 1855 sq. ft. 3 bedrooms, loft, 2.5 baths, 2 car garage $259,990 89141

2 story- 1992 sq. ft., 3 bedrooms, loft, 2.5 baths, 2 car garage $279,99089141

North Las Vegas:

1 story, 1849 sq. ft. 3 bedrooms, 2.5 baths, 2 car garage $264,990 89130

2 story, 3059 sq. ft., 5 bedrooms, loft, 3.5 baths, 2 car garage $299,990 (bedroom on first floor with private bathroom)89130

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Southern Nevada Realty, LLC sells resale and new homes through out Las Vegas, North Las Vegas, and Henderson, Nevada.   702-807-3339.

Las Vegas Homes for Sale

Welcome to our Las Vegas Homes web site.  What are you looking for?

We have:

las vegas 55 plus - golf course - del webb

Golf Course and Strip View

Las Vegas 55 Plus / Retirement Homes for Sale – Including Sun City Summerlin, Sun City Aliante, Sun City Anthem, Siena in Summerlin, Solera at Anthem.

anthem henderson nevada parks

Las Vegas Guard Gated Homes for Sale – Including MacDonald Highlands, Red Rock Country Club in Summerlin, and Anthem Country Club.

las vegas condos - manhattan - guard gated

We also feature Las Vegas Condos for sale.  Some are guard gated or gated.

Don’t forget to search the Las Vegas MLS 24/7.

 Any questions, call Cindy at 702-807-3339. 

2015 Las Vegas Home Ownership Event

Know anyone interested in buying a home in Las Vegas? Maybe you?

Southern Nevada Realty, LLC is partnering with US Bank for a Homeownership Event on March 20, 2015.  This is a chance to speak to a lender in an informal setting regarding mortgage options and get pre-approved for a home loan.  I will be there to answer any real estate questions.

The event is from 9 a.m. – 3 p.m.  I suggest making an appointment to ensure being able to speak to someone.  If you prefer to drop by, please do.   We will do our best to accommodate you.  My cell is 702-807-3339 feel free to call or text to make an appointment for that day.   You may also send me an email using the form below.

Pass this along to any friends, neighbors, or co-workers you feel might benefit from this event.

Address is: 2135 S Decatur Blvd, Las Vegas, NV 89102.  The branch is on Decatur between Sahara and Charleston.

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Homeownership Event Interest Form:

Someone will contact you to schedule a time to meet on that day.  If you can’t make it, don’t worry.  We can do a telephone appointment.  Thank you.

Your First & Last Name (required)

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Inspections and Repairs in a Las Vegas Real Estate Deal

Did you just finish a home inspection of your potential Las Vegas home and not sure what to do next?  Buyers often see an inspection report and automatically want all items cleared before they close on the home.  However, sometimes, that is not the best strategy for getting the important items repaired.  Also, what does your contract say with respect to repairs?

Our local Las Vegas real estate contract (May 2014) has the following clause:

Seller agrees to pay a maximum amount of $[X] to correct defects and/or requirements disclosed by inspection reports, appraisals, and/or certifications. It is Buyer’s responsibility to inspect the Property sufficiently as to satisfy Buyer’s use. Buyer reserves the right to request additional repairs, which may exceed the above-stated amount, based upon the Seller’s Real Property Disclosure or items which materially affect value or use of the Property revealed by an inspection, certification or appraisal. Items of a general maintenance or cosmetic nature which do not materially affect value or use of the Property, which existed at the time of Acceptance and which are not expressly addressed in this Agreement are deemed accepted by the Buyer, except as otherwise provided in this  section. 

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Essentially, at the time of contract, a buyer may request a certain dollar amount to go towards repairs or items required to be repaired by an inspection or appraisal (appraisal conditions).  However, at the time of contract, buyer often doesn’t know what repairs are needed in the home.  The inspection doesn’t come until the home is under contract.  That is why often the contract will have a buyer requesting zero dollars for repairs.  Sellers often see this in a contract and mistakenly think they do not have to pay for any repairs.  That is not the case.
The contract specifically states:
Buyer reserves the right to request additional repairs, which may exceed the above-stated amount, based upon the Seller’s Real Property Disclosure or items which materially affect value or use of the Property revealed by an inspection, certification or appraisal. 
This gives the buyer the right to go back after an inspection to request more repairs.  Generally, this is done using a form called, Buyer’s Response to Home Inspection.  A buyer can request certain repairs be completed or ask for a dollar amount to be credited at closing to cover repairs.
Does this mean the buyer can go crazy and start asking for all repairs? Not necessarily.  It is a good idea for a buyer to realize that when purchasing a resale home – the home will not be perfect.  There are always minor items that need to be repaired and the buyer will generally be responsible for completing these repairs after closing.  The contract addresses this fact as well:
Items of a general maintenance or cosmetic nature which do not materially affect value or use of the Property, which existed at the time of Acceptance and which are not expressly addressed in this Agreement are deemed accepted by the Buyer, except as otherwise provided in this  section. 
As a buyer, it makes sense to go through the inspection report with your agent and determine the items you want repaired. Keep in ming, it is best to focus on major items and leave small minor items for you to do after closing.

Cindy Abel is the Las Vegas real estate Broker and Owner of Southern Nevada Realty, LLC.  Cindy has been helping Las Vegas buyers and sellers since 2001.  Feel free to call or text her at 702-527-8864.  Las Vegas real estate agent reviews can be read here.  

Search the Las Vegas MLS 

Cash is King in Real Estate

An article in CNN Money  reports all cash deals hit a record 43% of home sales during the first three months of 2014.   Here in Vegas, we have been seeing increased cash deals since last year.

What does this mean for a buyer who is financing?

Well, it means you have to present a very strong and clean offer in order to stand a chance.

You have to understand, a financed offer means uncertainty for a seller until the day of closing.  Firstly, there is an appraisal to be completed by your lender.  Appraisals can bring up pricing issues or require repairs to the home (usually happens with FHA and VA loans).  Secondly, today’s strict underwriting guidelines can mean delays in closing and sometimes non-approval of a loan (even for pre-approved buyers).  Loans can take 30 – 45 days to process.  That means the seller has to wait out the lender process hoping that it all turns out fine.

All of this makes a cash buyer very attractive.  A cash buyer generally doesn’t do an appraisal which means the seller can expect that the price offered will stand at closing.  Additionally, a cash buyer can close quickly – no lender to wait on for money.  This gives sellers peace of mind.

Buyers who are financing properties need to remember their cash competitors and the seller’s point of view when making offers.  Some things you can do to increase your chance of an acceptance are:

  • avoid low ball offers;
  • don’t make unreasonable demands in your offer;
  • go conventional financing (unfortunately, some sellers won’t consider FHA or VA financing);
  • pay your own closing costs;
  • avoid adding to many contingencies to your offer (such as, making your offer contingent on a home selling).

The key is to keep your offer clean and make it as strong as possible.  That will give you a better chance of getting an acceptance.

Do you need a lender referral?   Call/text me at 702-527-8864.

Thanks,

Cindy Abel

 

Buying a Home is Simple

There are only a few steps to buying a home.

1.  Money

Image courtesy of pod pad / FreeDigitalPhotos.net

Image courtesy of pod pad / FreeDigitalPhotos.net

Cash or financed?

2.  Search

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Image courtesy of phanlop88/ FreeDigitalPhotos.net

Image courtesy of phanlop88/ FreeDigitalPhotos.net

Start looking.

3.  Agreement

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Image courtesy of nongpimmy / FreeDigitalPhotos.net

Make an offer and get it accepted.

4.   Investigate

Image courtesy of Stuart Miles / FreeDigitalPhotos.net

Image courtesy of Stuart Miles / FreeDigitalPhotos.net

Make sure this is the one.

5.  Close

Image courtesy of David Castillo Dominici / FreeDigitalPhotos.net

Image courtesy of David Castillo Dominici / FreeDigitalPhotos.net

Start moving. Yes, five simple steps. For those of you who need more details – call me (702-527-8864) or keep reading my blog posts. I will continue to expand and explain on each of the above.   🙂

Cindy Abel is Broker/Owner of Southern Nevada Realty, LLC in Las Vegas, Nevada. Read what her clients think about her here. Search the Las Vegas MLS 24/7.

Las Vegas real estate information: When do you get your keys? (video)

A video expanding on my blog post: When do you get your keys? Meaning  – when are you actually closed on a home?

If you don’t see a video below – refresh your browser.

Any questions?   Contact me or call: 702-527-8864.

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Financing Your Home – Changes in 2014

On January 10, 2014, new regulations go into effect which will impact your ability to get a mortgage loan.  These regulations will change the way a lender looks at your ability to repay a loan.  In addition, financing for mortgage loans for smaller amounts may be affected.  If you are planning on purchasing a home you should consider getting into contract now so these new regulations won’t hurt you.

Changes

Lenders will now be required to make a reasonable, good faith determination of a consumer’s ability repay a mortgage (ability to repay requirement).  How is this different?  Weren’t lenders always required to do this? Yes, they were always required to regard an ability to repay.  Now the standard is higher on their end. Which means lenders are now going to be required to be more diligent on this front.

The lender now must consider the following: current income/assets; employment status; mortgage payment for loan requested; monthly payments for related loans; monthly debts; alimony/child support obligations; credit history; payments for mortgage related items (taxes, etc) and debt-to-income ratio.

Under the new rules, a lender has met the ability to repay requirement if they make a Qualified Mortgage (another new rule).  A qualified mortgage has no toxic loan features, no excess upfront fees or points and (the part you need to pay attention to) a debt to income ratio of 43% or less.

That means your monthly debt (including the mortgage your are applying for) cannot exceed 43% of your monthly pre-tax income.

What to Do?

If you are concerned about the changes talk to your mortgage lender now.   See if these changes will impact you.  It just isn’t the income issue that will have an impact.  If you are financing a smaller amount, the current regulations may affect your lender’s ability to lend.  Talk to your lender to make sure your loan will still be available.

The best thing to do is to kick your home looking into high gear.  These regulations don’t start until January 10, 2014.   Don’t let the holidays slow you down.  I’m here, ready to help you find your home this holiday season.

Can’t start looking now?  There are things you can start doing now in order to get into a strong position:

  • Get your debt under control.  Set up a budget, tighten your spending, start paying off bills.
  • Start saving money.  The lender will be looking at how much cash you have on hand to handle emergencies.
  • Get a good idea of what your debt will look like once you have a home.  You will have a mortgage payment plus taxes, insurance and homeowner’s association (in  most cases).  Start acting like that is the current reality and work within that budget.  How does it feel?
  • Get your paperwork in order.  You will be required to submit evidence of everything to your lender.  Start getting your paperwork in order now: bank statements, pay stubs, bills, etc.  Be aware the paper trail is super important to your lender.  They will be combing through your credit report and bank statements and wanting documentation of everything they find there.

Ready to start looking?  Have questions?  Call me at 702-527-8864.

Thanks for stopping by,

Cindy Abel

Las Vegas Short Sales? Do I Stand a Chance?

A Las Vegas real estate question I was recently asked:

Do I stand a chance of getting a Las Vegas short sale?

Of course you do.  But there are some things to remember.

  1. Be patient. It can take 4 – 6 months to get a short sale approved.  There is nothing you can do to speed up the process.  The bank doesn’t care if you are a cash buyer.  They have their process and they stick to it.  They will make you wait forever and then want you to turn around docs to them in 24 hours or less.  If you cannot be patient then don’t make an offer on a short sale.
  2. The bank will determine the selling price.  Yes, they will send out their own people to evaluate the value of the property.  If they feel like your offer is not at market value they will come back at a higher price.  Your agent should do a market valuation before you make an offer to give you an idea of what the market is doing.  If you are making an offer that is less than the recent sales don’t be shocked if the bank comes back with a higher price.
  3. The seller doesn’t really have a say.  Sure, they have to sign off on all documents.  However, it is their lender that has the final approval.  They are in the dark just as much as the buyer is with the whole process.
  4. Patience is required.  Oh, yea, I already mentioned that.  Because it never fails.  I have a buyer who says, I will be patient.  Then two weeks later they want to know if we are close to approval. Nope, remember 4 – 6 months.  Of course, in the offer I usually say you will wait no more than 90 days.  That way if there is no progress you can start looking at other homes.

Any questions about Las Vegas short sales or anything else Las Vegas real estate related? 

Feel free to call me at : 702-527-8864 (text works as well).

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