Las Vegas Home for Sale – Southern Highlands

Las Vegas Home for Sale – Southern Highlands

Fantastic master planned community of Southern Highlands.  This is a HUD home.   Parks and shopping all nearby.

Not what you are looking for?  Tell me what you need – click here.


  • $185,000
  • 5 Beds
  • 3 Baths
  • Two Story
  • Two Car Garage
  • Approx. 2400 Sq. Ft.
  • More details available – click picture below

Not what you are looking for?

No worries, view other Southern Highlands homes for sale.

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Summerlin – Las Vegas Home for Sale – HUD

Las Vegas HUD Home for Sale

Single story home in Summerlin.  Fantastic neighborhood located close to everything!


  • $157000
  • 1400 sq. ft.
  • 1 story
  • 2 car garage
  • 2 Beds/ den
  • 2 Baths
  • Low HOA fees
  • Click below to see more about this home.

Get Las Vegas listings via email!

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View other Summerlin Homes for Sale!

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Las Vegas MLS Listings

Southern Nevada Realty, LLC is now offering different ways to access the Las Vegas MLS.  We are super happy to be able to offer buyers several easy ways to find Las Vegas homes for sale.  Even if you are already receiving listings from us via email – these are great additional tools for you to use.

Map Search:  Interested in a particular neighborhood or area of town?  The Las Vegas homes map search allows you to pin point the exact areas using a map view.

Address Search: Know the address of a property?  Get the information fast without having to wade through several search results.

MLS Number Search:  Only have an ML number?  That is okay.  We have you covered.

Power Las Vegas MLS users will want to use these two handy features:

Advanced Search:  Weed out the under contract listings by selecting “Active-Exclusive Right” under status.  This advanced search also allows you to search by school or subdivision.

Listings via Email:  You are now be in charge of your own search.  Sign up and save/edit  your searches.   You may also save properties of interest.

As always, contact us at 702-527-8864 for Las Vegas homes information.


Cindy Abel


Southern Nevada Realty, LLC

Las Vegas Real Estate Site Update


Southern Nevada Realty, LLC is in the process of updating this site.  Please be patient as we set up special Las Vegas community and Las Vegas MLS listings pages.

Meanwhile, feel free to browse the site for information regarding Las Vegas real estate.  We also serve North Las Vegas and Henderson, Nevada.  Vegas is a great place to live.

If you have any questions regarding Las Vegas real estate please call 702-527-8864 and ask to speak to Cindy Abel, Broker of Southern Nevada Realty, LLC.  Cindy would love to answer any real estate questions you may have.

Thank you!

Buyer Strategies

Eight Buyer’s Strategies that will Save you Money, Time, and Stress

Buying a home can be a tension filled experience. Home buyers often wonder if they are making correct choices, getting the best value, and if their real estate professional is working in their best interest. Sound familiar?  We wrote this report to address those concerns. In this report you will find eight basic home buying strategies. If followed, these strategies will save you money, time, and reduce the most common stress inducing factors of the home buying process.

1. Use the Multiple Listing Service Database

There are thousands of homes for sale. However, only a handful of these are advertised to the public in the newspaper, home magazines, or on the Internet. Most real estate professionals simply rely upon the Multiple Listing Service (MLS) database to sell their listings.

The MLS is a residential listings database available to real estate professionals. Real estate professionals pay to have access to this database. MLS information is strictly controlled and monitored.  REALTORS must be diligent in updating the status of their listings.  If not, they face fines and the possibility of losing their MLS privileges. As a result, buyers are assured of the quality of the listings received from the MLS.

The same cannot be said for listings featured on the Internet or in print advertising. For example: We found a For Sale By Owner listing on an online site and called the seller to inquire about their listing. We found out that the home had sold – over one year ago!  The owner never bothered to update the listing, and the Web site never checked.

The quality and quantity of home choices available on the MLS will increase your odds of finding the right home. Southern Nevada Realty, LLC starts your home search by inputting your criteria into the MLS system.  We also save your search, and request that the system send us an e-mail whenever a new home comes on the market that meets your needs.  That way we never miss the right home for you.

2.  Use a REALTOR®

In most states, in order to sell real estate a person has to be licensed by the state. So, every real estate professional you meet should be a real estate licensee.

However, there are some licensees who are also REALTORS®. REALTORS® are members of the NATIONAL ASSOCIATION OF REALTORS®, their State Association of REALTORS®, and their local Association of REALTORS®. When a licensee becomes a REALTOR® they agree to adhere to and abide by a strict Code of Ethics.  This offers you, the consumer, more protection.

Use a REALTOR® and rest assured that they will act according to a strict code of ethics. To view the Code of Ethics click here. (This will open a separate window).  Southern Nevada Realty, LLC belongs to the National Association of REALTORS, Nevada Association of REALTORS, and Greater Las Vegas Association of REALTORS.

3.  Work with ONE agent exclusively

 Find one agent, and work with that agent only.
 Why do you even want to work with more than one agent?  Usually, buyers tell us they want to make sure that they don’t miss a home.  The problem is that you WILL miss a home if you continue to insist upon using different REALTORS.
 Let us repeat that in case you didn’t hear it the first time – ALL REAL ESTATE PROFESSIONALS HAVE ACCESS TO THE SAME LISTINGS.   🙂  

The difference is how much TIME AND EFFORT a person will spend in finding the BEST listings for YOU.  It’s not rocket science, but it does take time. But, how much time do YOU think a REALTOR will spend on YOU if YOU don’t commit yourself to them?

We don’t play games, we tell you upfront – if you want to work with us you have to agree to work with us and ONLY US.  

WE TAKE THE TIME TO FIND OUR BUYERS THE BEST HOME FOR THEM.  We don’t favor our listings or our company’s listings. If it is listed for sale and meets your needs – WE WILL SHOW IT TO YOU.  If you want to drive by the listings first to see what they look like – fine, we give you the addresses.  If you see a home while driving around that you want information on – fine, we give you the info.  If you decide that you only want to see homes that are purple on the outside – fine, we call ahead or drive by to make sure that you ONLY see homes that are purple on the outside.  WE DO ALL THE WORK – all we ask is that YOU commit to working with us.  We don’t think that this is too much to ask – don’t you agree?

4.  Arrange for Financing

Getting pre-approved for a loan will put you in a better bargaining position with the seller. As soon as you are serious about buying a home, meet with a lender to determine your price range and financing options.
Pick a lender that you feel comfortable with and who can answer all your questions. Do some research before the meeting to familiarize yourself with the different products available. Don’t be afraid to ask questions.
Financing means not only getting a mortgage, but also determining the amount of money that you will need to actually close on the loan. You need to know where you will get the downpayment and closing cost money.  Take a look at some expenses you will have to pay for when you purchase your next home by clicking here.

We don’t start showing buyers homes until they have met with a lender.  It is not fair to you to show you a home that you fall in love with only to find out later that you can’t get the financing for it.  Not to mention all the time that was wasted looking at homes that weren’t right for you. If you need a lender referral – call us at 702-527-8864 or e-mail us.

Most home purchases fail because of financing problems. Don’t let this happen to you. Get pre-approved, and search for your home with the confidence that your financing is in place. This strategy will definitely eliminate some of your stress.

5.  Determine your Needs

Your needs analysis should be comprised of three steps:

First step – determine your price range. Just because your lender says you can afford x amount doesn’t mean that you have to spend x amount. Look at your budget, and determine what you can comfortably afford to pay each month. Leave room for emergencies or items that you may want to purchase after your home purchase is completed. Also, don’t forget that some homes have additional fees for Homeowner’s Associations or assessments. For example, if you were buying in the master planned community of Seven Hills (in Henderson) you would have a monthly fee of $40 for the master plan, a possible monthly fee for the homeowners association (could range from $0 – $100’s), and possibly a bi-yearly assessment (average $500 every six months).  That can add up!

Second step – determine the basics: area of town, age, number of bedrooms and bathrooms, two story or one, square footage, garage size, and pool or no pool.

Third Step – ask yourself two questions:

1) “What is the one feature that I absolutely have to     have in my next home?”

2) “What is the one feature that would immediately rule      out a home?”

This needs analysis should also be done prior to meeting with your real estate agent. This will allow you to attend your consultation with a clear purpose in mind, and give you the opportunity to fully benefit from your real estate professional’s opinions.
Sit down (include the other people who will be sharing the home with you), and determine what it is that you want from your home. Using this strategy, you will find the home that best meets your needs.

6.  Before you Make an Offer – RESEARCH and ANALYZE

Unfortunately, finding the right home doesn’t mean that the work is done. You still have to make an offer. It is important that you continue to stay focused. You don’t want to make a mistake that will cost you money.

Have your real estate professional do a market analysis of the home to determine whether the home has been priced correctly.  The market analysis will show you what similar homes have sold for recently. You can use this to determine what offer you want to make.

Also, visit the home, and look at the contents. Make a list of items that you want or assume will stay with the home. Does that beautiful hall chandelier stay? Does the satellite dish stay?
Problems can arise after closing when the buyer finds out that the seller took items that the buyer assumed would stay with the home. Don’t assume. Write it down, and make sure that your real estate professional makes it a part of the offer.

7.  After the Offer is Accepted – PROTECT YOURSELF

You offer is accepted. Now, what can you do to protect yourself from making an expensive mistake?  Get an inspection, and buy a home warranty.

A home inspection can give you a good idea as to the overall condition of the home.  It is not a guarantee that a home is defect free. But, it can help pinpoint major repairs and possible problem areas. Read the inspector’s report completely and carefully. Don’t hesitate to contact the inspector with any questions or requests for further clarification. Also, your real estate professional is NOT an inspector – don’t rely upon them to give you advice regarding repair items.

A home warranty can save you money once you move into your home. Generally, home warranties cover appliances, plumbing, heating/cooling systems, and electrical. Make sure that you read your warranty booklet completely to see what is covered and what the fees are for a service call. A warranty can save you hundreds to thousands of dollars in replacement or repair costs.

Get some peace of mind, have the home inspected and purchase a home warranty.

 8.  Don’t just stand there, do something!!

 One of the most important things you need to do during the entire process is to stay involved.  Too often buyers sit back and let their real estate professional do all the driving.  NOT A GOOD MOVE.  You need to stay awake, ask questions, read everything you sign, and keep your real estate professional informed.  We are not mind readers. If you don’t like something speak up.  If you don’t understand something – ASK!! We represent you – that means we do what you tell us. We cannot and will not make decisions for you. It is your home that is being purchased.  YOU will make the mortgage payments.  YOU will live in it.  YOU need to be ACTIVELY involved in its purchase.

Inspired Home Design: Create a Home Where You Can Be at Your Best

Home is a place where you go to be at peace, comfortable, and happy. It is your sanctuary.  If you are interested in creating a home where you can be at your best then it is time to do some inspired decorating.

Have a clear vision of the feeling

It is important to have a clear vision about the feeling you want to evoke. It is best to focus on one room at a time.

For each room ask yourself:

  • Who uses the room?
  • How is the room used?
  • What is the feeling you want to have when in this room?

For example, the family room is usually used by family and close friends. It is a place where people gather to watch tv,  talk, play games, and relax. The feelings you would want to have in this room are comfort, happiness, and a sense of playfulness.

Transform the feeling into something tangible

Now that you have a vision of the feeling you want to create it is time to transform it into something tangible. You do this by asking yourself these questions:

  • What physical objects look like [insert your feeling here]?
  • What colors evoke [insert your feeling here]?
  • What scents smell like [insert your feeling here]?
  • What fabrics feel like [insert your feeling here]?
  • What music sounds like [insert your feeling here]?<br> What foods taste like [insert your feeling here]?

Write down anything and everything that comes to mind. Write as if you have an unlimited budget. Write without thinking. Write everything down no matter how silly and regardless of whether it fits into your perceived personal style. Write, write, write.

From Paper to Project

This is the easy part. Look at your room and start taking out things that don’t evoke the feeling you want to have in the room. In addition, look at your list and start incorporating some of those things into the room. Don’t try to do this all at one time. Do one or two things then take a break to notice and appreciate your efforts. Be patient, do a little bit at a time, and soon you will have a home that inspires you to be your best.

Las Vegas Home Selling – Closing Costs

It is important to have some idea as to what expenses will be involved when buying or selling a home. The items below are based upon what is customarily paid for by a buyer or seller in Clark County, Nevada. However, everything is negotiable, and the purchase agreement governs. Make sure you READ THE PURCHASE AGREEMENT, thoroughly.

Please note: We have not stated any specific amounts because it is difficult to pinpoint exact expenses without specific details.

Escrow Fee


When Paid: at close of escrow.

Generally, the Seller and Buyer split the escrow fee – 50/50.

Owner’s Title Insurance

Amount: Depends upon the purchase price of the home.

When Paid: at close of escrow.

Title insurance offers protection for the Buyer against defects in the title.

Real Property Transfer Tax

Amount: Varies

When Paid: at close of escrow.

For more information about this tax visit the Clark County Recorder’s office

Reconveyance Fee

Amount: Varies

When Paid: at close of escrow.

Covers the cost of removing your current lender’s lien from the property title.

Misc. Title Company Fees


When Paid: at close of escrow.

These include processing fees, long distance calls, long distance faxing, courier fees, etc.

Broker Commission & Fees

Amount:Varies – generally, based upon purchase price of the home.

When Paid: at close of escrow.

Commission fees are negotiable, and vary from broker to broker. Additionally, most brokers charge an marketing or processing fee. This fee can range from $350 on up.


Amount: Varies

When Paid: generally, at close of escrow.

Check contract to determine whether Seller or Buyer will pay for appraisal.

HOA Document Fees

Amount: Varies

When Paid: at the time the documents are ordered.

This fee is charged to you by the management company for your Home Owner’s Association. By law, you are required to provide these documents (if you live in an HOA community) to the Buyer by a certain time period.   In addition, Seller pays for the HOA demand which gives the title company the breakdown on HOA fees due at closing.

Home Warranty

Amount:$399 on up.

When Paid: at close of escrow.

Seller generally provides basic coverage that covers the home. Also, additional coverage is generally provided to cover a pool and/or spa, if present. The purchase agreement should limit the amount of money you will pay towards a home warranty.

Repairs and/or Appraisal Conditions

Amount: Varies

When Paid: when repairs are made or at close of escrow.

After a Buyer has the property inspected or appraised, the Buyer will notify you as to any repairs that need to be performed. The purchase agreement should limit the amount of money that you will pay towards these items.

Well or Septic Tank Permits

Amount: Varies

When Paid: when inspections are made.

If you have a well or septic tank, the Buyer’s lender will require a water quality test and permits from the Clark County Health District.

Loan Payoff

Amount: Varies

When Paid: at close of escrow.

Call your lender to get the exact amount. Additionally, don’t forget any prepayment penalties.

LID or SID payments


When Paid: at close of escrow.

This is often overlooked by homeowners when they are trying to determine the net they will get from selling their home. Just remember, LID/SID payments are made for previous months. Example: You make LID/SID payments in July and January. You sell your home in June. You will still owe LID/SID payments for January – close of escrow.

Miscellaneous Costs

Amount: Varies

When Paid: Varies

Moving expenses, etc.

Contribution to Buyer

Amount: Varies

When Paid: at close of escrow.

Check contract to see if Buyer is requesting a contribution towards their closing costs.

Las Vegas Home Buying – Buyer Closing Cost Expenses

It is important to have some idea as to what expenses will be involved when buying or selling a home. The items below are based upon what is customarily paid for by a buyer or seller in Clark County, Nevada. However, everything is negotiable, and the purchase agreement governs. Make sure you READ THE PURCHASE AGREEMENT, thoroughly.

Earnest Money

Amount: Varies depending upon the list price of the home.

When Paid: At the time an offer is made.

Earnest money is used as a guarantee that you will complete the purchase of the home. Once a purchase agreement has been agreed upon, the earnest money is generally deposited into an escrow account with the title company.   At closing, this money gets credited towards your downpayment and/or closing costs.  If you default, withdraw, or otherwise fail to complete the purchase you run the risk of losing your earnest money.

Down Payment

Amount: Varies depending upon the purchase price of the home AND your financing.

When Paid: at close of escrow.

Depending upon your mortgage, you may be able to avoid putting any money down. However, this does not relieve you of having to pay for other costs such as loan fees, closing costs, earnest money deposits, etc. There are some mortgages now available that will take care of some of these extra expenses. Talk to your lender to see what options are available to you.


Amount: Varies

When Paid: upfront and/or at close of escrow.

If you are purchasing a new home, any upgrades will have to be paid for in advance. Ask the builder how much of a payment they require – it could vary from 25% to all of the upgrade money. Some builders will give you a break if you use their lender.

Lender Title Insurance

Amount: Based upon the purchase price of your home.

When Paid: at close of escrow.

Will be required by your lender. This gives your lender’s interest in the property priority over any other claims.

Escrow Fee

Amount: Based upon the purchase price of your home.

When Paid: at close of escrow.

Generally, the buyer pays for half of the escrow fee.

Recording Fee

Amount: Based upon the number of pages recorded in the Clark County Recorder’s office.

When Paid: at close of escrow.

The current fee is $14.00 for the first page, $1.00 for each additional page.

Misc. Title Fees

Amount: Varies

When Paid: at close of escrow.

These are processing fees, long distance faxing or phoning fees, courier fees, etc.

Lender Fees

Amount: Varies

When Paid: Some fees are paid at the time you fill out your application, others at close of escrow.

These fees are any fees charged to you by your lender. These could be loan origination fees, credit check fees, discount points, etc. Request that your lender give you a good faith estimate. This estimate will give you a general idea as to the fees your lender is going to charge you.

Broker  Fee

Amount: Could range from $350 to $595.

When Paid: Generally, when you close on the home.

Fee you pay the broker representing you in your home purchase.  The amount will be specified in writing either in the contract or a separate document.

Inspections and/or Certifications

Amount: Depends upon the types of inspections or certifications you intend to have performed upon the property.

When Paid: at the time the inspection is performed.

A basic home inspection will generally cost you $300 on up. However, if you want (or if your lender requires) any other inspections, such as a pest inspection or roof certification, it will cost you more. Also, you will not get your money refunded if the sale falls through.


Amount: $0 on up

When Paid: at time appraisal is performed or at close of escrow.

Generally, the buyer will pay for the appraisal, and then be credited for the amount paid at close of escrow. Talk to your lender about the possibility of having the appraisal fee paid out of escrow. This will save you an up front cost.  Also, look at whether the purchase agreement limits the amount a seller will pay for an appraisal. Make your lender aware of any limits. If your appraisal exceeds this amount, you will be responsible for paying the difference.

Home Warranty

Amount: $0 on up.

When Paid: at close of escrow.

Generally, the Seller pays for a basic home warranty. However, the Buyer has the option to purchase additional coverage.  Also, in a competitive market it makes sense for the Buyer to pay for this fee.  You need to read through the different home warranty plans to determine whether you want to purchase additional coverage.

HOA Transfer Fees/Capitalization Fees

Amount: Varies

When Paid: at close of escrow.

This fee is a processing fee charged by the management company of a Home Owner’s Association to set up your account.  The capitalization fee (not charged by all HOA’s) usually funds the HOA reserves.

Repair and/or Appraisal Items

Amount: $0 on up.

When Paid: generally after close of escrow, unless the lender requires otherwise.

These are items found by your inspector or appraiser that need to be repaired on the property. Generally, the purchase agreement will state a certain amount of money that the Seller will pay towards having these items repaired. In a competitive market or where a bank or short sale is involved the buyer will usually put a $0 for repair amounts.   If the agreed amount is not enough, Buyer will renegotiate the amount needed or pay for repairs out of pocket.

Pro rated and Pre paid Items

Amount: Varies

When Paid: at close of escrow.

Items, such as taxes, HOA dues for a few months, interest, etc.  The title company takes care of pro-rating expenses as of day of closing.

Miscellaneous Items

Amount: Varies

When Paid: varies.

Insurance, moving expenses, landscaping, window coverings, garage door opener, utility deposits. These are all expenses that you cannot overlook.