Want to move to Summerlin, BUT... (Las Vegas, Henderson: real estate, foreclosures, crime)

logline · 11-02-2014, 12:46 PM

Quote:

Originally Posted by SportyandMisty

Go to Summerlin and make a dozen below-list all-cash offers & see if one sticks. Buyers determine transaction prices, not sellers.

Also, check out a few alternatives. Go check out Seven Hills, Anthem, Anthem Country Club, and Club at Madeira Canyon in Henderson (zip 89044). Also check out Inspirada (new construction - they're building 8,000 homes) and also Southern Highlands.

This is excellent advice to the OP. People get so caught up in Summerlin that they forget they can find exactly what they're looking for in these other areas. Good post.

ChivasRx · 11-02-2014, 01:05 PM

Quote:

Originally Posted by BBMW

In any kind of even vaguely new house in your price range in metro Vegas, you're not going to get much of a yard. The builders were all building on small lots during the boom.

There's also a lot of transience in metro Vegas. A lot of the houses on the market are investor owned and were rentals. So they weren't particularly well cared for.

If I were you (and I might be in the same position at some point), I'd look for a house that has the location, lot and general configuration you like, and price in the fact that you'll have to redo the contractor grade, renter beat up dreck that it comes with.

You're right on all counts. Especially the dreck.

The small yards I do understand. But getting 5500+ sq ft makes a big difference and is available in some spots. Some of the better looking houses in Summerlin had a pool that takes up the whole yard. Nice, but I don't want a pool.

Investor owned/rented properties as you mention seems to be a problem for me. Now this is just me, but if I'm spending ~350K for a house, I expect it to look nice. A lot of these resales look like crap and I kind of try to force myself to think they're acceptable, but they aren't really. That's why I'm thinking of the new house in Enterprise. I would get every thing I want (lot, config, price) but not the location. I figured going into this that were going to be compromises, and this might be the big one. (location) And that's my basic question here, how's that Buffalo/Durango/Warm Springs area. I will be back out there first week of December to look myself. Already checked out Glaziers last time. lol Good food, restaurants and groceries, seem to be in abundance over there. A big +!

lvoc · 11-02-2014, 02:43 PM

The problem OP is hitting is known locally as the gap. The mean price between new build and resale exceeds $100,000 or about $50 per SF.

The kind of house OP is looking for is easily available in any number of places like northern Summerlin or Pecole Ranch or The Lakes and other places. In northern Summerlin for instance the mean lot size for a single story is around 5600 SF and the median around 5200. These homes will run around $150 to $170 per SF for nicer examples with the larger lots. The downside is nothing is less than 10 years old though little is over 20 years old.

You can also find some reasonably nice places with larger lots in 89123. That is Silverado Ranch and would be somewhat more friendly to a 50 yo single guy. I have sold to a couple of middle aged poker players in that area who were quite satisfied.

OP can also likely pick off a place in Providence that is new and shiney though that tends toward familyville. Large lot though may be an issue there...not anyplace near as tight as new Summerlin and Mounains Edge.

winter-rabbit · 11-02-2014, 06:58 PM

What separates Summerlin from other communities is the extra investment in landscaping the center islands and street side trails. This creates a huge difference when driving through Summerlin and another master community.

FrostyToasty · 11-02-2014, 07:22 PM

Quote:

Originally Posted by winter-rabbit

What separates Summerlin from other communities is the extra investment in landscaping the center islands and street side trails. This creates a huge difference when driving through Summerlin and another master community.

That and the higher altitude of Summerlin helps with views and slightly cooler summer temperatures. Being tucked on the edge of the city next to Red Rock also means low traffic and quiet neighborhoods. There's also the proximity to the top ranked private schools. All these factors contribute to the higher property values of Summerlin.

Willy702 · 11-03-2014, 01:20 AM

Quote:

Originally Posted by Magnoliablossom

The other benefit to Summerlin, if you are near the Summerlin Parkway it is a quick trip to Downtown--Rhodes Ranch area is a lot further south. If proximity to Downtown is a factor for the OP, it's something to keep in mind.

Downtown LV or Downtown Summerlin? I don't think I have ever heard someone over 30 say proximity to Downtown LV is a factor at all. Rhodes Ranch is well located for most people, not walking distance to shopping, but short drive to plenty of shopping and dining options and to the Strip. And its good the OP has been inside, one really can't appreciate Rhodes Ranch unless they go inside the gates. It does come at a higher HOA cost however.

esas · 11-03-2014, 05:34 AM

Lived in Summerlin for 4 years - if you have to live in LV - it is the place. Proximity to entertainment (shopping / dining), freeways, parks, mountains, etc is top notch. If people tell you that you can get the same in other parts - they're flat lying. If we ever move back, we won't waste time looking anywhere else than 89138, 89134, 89144 and 89135.

winter-rabbit · 11-03-2014, 08:39 AM

Did you move out of LV/Summerlin after kids graduated Palo Verde?

Quote:

Originally Posted by esas

Lived in Summerlin for 4 years - if you have to live in LV - it is the place. Proximity to entertainment (shopping / dining), freeways, parks, mountains, etc is top notch. If people tell you that you can get the same in other parts - they're flat lying. If we ever move back, we won't waste time looking anywhere else than 89138, 89134, 89144 and 89135.

logline · 11-03-2014, 09:32 AM

Quote:

Originally Posted by esas

Lived in Summerlin for 4 years - if you have to live in LV - it is the place. Proximity to entertainment (shopping / dining), freeways, parks, mountains, etc is top notch. If people tell you that you can get the same in other parts - they're flat lying. If we ever move back, we won't waste time looking anywhere else than 89138, 89134, 89144 and 89135.

I've been "behind the gates" at Anthem, Rhodes Ranch and Summerlin. I still don't see what the difference is between them. Trails, perfectly groomed landscaping, shopping, dining, etc. Everything you list above can be had elsewhere.

ScoopLV · 11-03-2014, 09:41 AM

Quote:

Originally Posted by logline

Everything you list above can be had elsewhere.

I think it's basically the same as a Louis Vuitton bag vs. "some other" bag. Both function perfectly-well as bags. But one has so much social cache that it is counterfeited.