Tricks To Cut Your Las Vegas Utility Bills In Half

Las Vegas, Nevada — Las Vegas is a beautiful place to live; however, it’s no secret that the desert gets “a little hot” between May and October.  In fact, it’s not uncommon to see consecutive triple digit temperatures for many months in a row.  One of the biggest mistakes Las Vegas homebuyers make is underestimating how expensive their utility bills and home maintenance costs will be. The desert heat is brutal and utility bills can quickly spiral out of control.  Additionally, the intense weather can lower the life expectancy of items such as roofs, central air conditioning units, exterior doors, paint and landscape.  What can you do to maximize the life expectancy of your home and keep costs down?

The first thing to do is reevaluate what’s important when searching for a home to buy.  Most people tend to focus on location and cosmetic issues such as the color of the carpet or paint.  Additionally, Buyers look at kitchen countertops, the type of flooring, appliances, etc.  This is completely normal; (and understandable) however, choosing a non-energy efficient home could cost you an additional $200 to $800 per month (average) in maintenance and utility expenses.

For example, a client of ours named Jerry called us to sell his two story, 2500 sq. ft. Green Valley home.  He bought it new from the builder, back in 2002.  At the time, his home was nicely upgraded and maintained beautifully over the years, however, Jerry’s monthly utility bill averaged close to $600 during the summer months.  Jerry wanted to upgrade to a more energy efficient home, so we sold his house and helped him buy a brand new two story, 2500 sq. ft. energy efficient home in Summerlin.  To date, his utility bill has not exceeded $200 per month.  While his mortgage payment went up by $100 per month; Jerry is saving almost $400 per month in utility costs.  Additionally, when you buy a brand new home, it is covered under the builder warranty for up to 10 years.  While the money Jerry saved in utility costs is impressive, it’s difficult to measure how much money he saved in maintenance expenses.  Water heaters and air conditioning units in Las Vegas may need to be replaced every 10-15 years.

If you’re interested in keeping your monthly bills under control, then you should choose the most energy efficient home available.  The older the home, the less energy efficient it will be (and more expensive to maintain.)  Additionally, no two homes are the same.  While the majority of today’s new homes are energy efficient, this hasn’t always been the case.  Not long ago, Buyers had to pay extra for things like energy efficient vinyl windows, upgraded or blown-in attic insulation and radiant barriers on the inside of the roof.  If you’re looking to buy a home, is your Real Estate Agent helping you determine which homes are upgraded with energy efficient features and which are not?  Two identical homes on the same street might be for sale, and Buyers are quick to haggle over the sales price, however, there are other things to consider.  If one of the homes has energy efficient upgrades and the other does not, the non-upgraded home could cost the Buyer up to $500 each month in additional utility expenses.  Wouldn’t you like to know these things before writing an offer?  I’ve seen Buyers walk away from homes because they didn’t like the paint color, yet the home came equipped with every energy efficient upgrade imaginable.  How does this make sense?  The home can be repainted for as little as $2000, however, if you’re saving almost $400 to $500 per month in utility fees, isn’t this something worth considering?

Additionally, many of today’s builders are installing air conditioning units with a SEER rating of 15.  This is now standard with Pulte and other builders; however, the SEER rating on older homes can be 10 or less.  Some homes from the 1970’s and 1980’s even have units with SEER ratings as low as 6.  The higher the SEER rating, the less expensive it is to make cold air…which is important to almost every Las Vegas homeowner.

The good news is there are some very simple improvements that can be done which should reduce monthly expenses and improve the energy efficiency of your home.  The number one improvement is to increase the R-value of the insulation in the attic.  Many older homes have R-13 to R-30 insulation.  Many experts recommended increasing this R-value to somewhere between R-44 to R 48.  Insulation is rather inexpensive so this improvement is typically well worth the money.  Also placing a radiant barrier inside of the roof will help keep the attic cool.  Most companies are able to spray a radiant barrier to the inside of your roof.  Lastly, placing solar fans in the attic can help keep it cooler and reduce costs.  Changing out equipment, (such as AC units) is probably the most costly upgrade but absolutely helps to improve a home’s energy efficiency.  Always consult with a reputable and licensed contractor before pursuing any home improvement projects.

Bill and Francoise Myers, owners of The Myers Team with Simply Vegas Real Estate are not contractors or qualified to offer construction or home improvement advice, however, they are nationally recognized as Las Vegas Top Real Estate Agents.  If you’re thinking about upgrading to an energy efficient home, give them at call.

Contact The Myers Team:  702-677-4343

TRADITIONAL REAL ESTATE SERVICES: http://www.LasVegasList4Less.com

SHORT SALE SERVICES:  http://www.NevadaShortSaleInfo.com

The Myers Team

Top Realtors in Las Vegas

Las Vegas Realtor

Simply Vegas Real Estate

My Las Vegas Home Didn’t Sell. Now What?

Las Vegas, Nevada – Have you recently tried selling your home…but it didn’t sell?  Did you use Zillow to determine the value of your home?  You are not alone.

In 2006, Zillow was launched and has become a leading Real Estate web site with a database of over 110 million US homes.  One of the reasons Zillow has become so popular, is due to the fact homeowners can enter their property address and receive an instant “Zestimate” which is essentially an “estimate” of how much their home may be worth.  Many homeowners get excited when they see Zillow’s “Zestimate” however, is it accurate?

Real Estate agents across the nation are complaining about Zillow’s “Zestimate” and how it’s painting an inaccurate picture in the minds of Sellers regarding the value of their homes.  Additionally, many homeowners do not understand why the Zestimate may not reflect an accurate determination of value.

Here are some facts that hopefully separate fact from fiction.

Zillow is a computer program.  It works with algorithms and numbers.  Zillow reviews a series of sales within a geographical area, and tries to come up with a value based upon recent closings in addition to using current homes listed for sale.  Sounds logical, however, there are other factors to consider that determine the value of a home.

LOCATION:  I recently met with a Seller who was quick to show me the “Zestimate” of his home.  Zillow showed his home was worth $50,000 more than the highest comp.  His home was 2500 square feet, and in a non-gated community.  Additionally, the subdivision next to his was a gated community with 3500-4200 square foot homes.  On a map, these two subdivisions were located next to each other, side by side.  Was Zillow averaging the sales prices of these two subdivisions?  You simply cannot compare a 2500 sq. ft. home with a 4200 sq. ft. home in a gated community.  The same thing happened with a Seller in Sun City Summerlin.  He wanted to sell his home, and when I arrived to meet with him, he handed me a “Zestimate” which showed his home was worth $35,000 more than the highest comp.  We looked carefully at the comps and I explained to him that the houses directly across the street from his were located on the golf course with stunning panoramic views.  Homes with these types of views usually command a higher sale price, and when purchased as “new” from a builder, you usually pay a substantial “lot premium” for these locations.  Was Zillow averaging the price per square foot values of these homes?

UPGRADES:  Have you visited any model homes lately and looked at brand new homes for sale?  Things have changed!  Many builders now offer granite countertops as a standard feature.  Additionally, today’s standard kitchen cabinetry includes options like maple, cherry, etc.  Stainless steel appliances are also standard features with many builders.  What’s the point?  If your home has tile countertops, vinyl flooring, white appliances and semi-worn carpet, is it worth the same as a neighbor down the street who has upgraded his home with stainless appliances, granite countertops and tile floors?

Zillow is a computer program.  Zillow cannot walk through your home and see your upgrades, paint colors, or the condition of your carpet.  If a model match home down the street sells for $400,000 and has been upgraded with every modern feature, this doesn’t mean your home is worth the same.  Maybe in theory you can dispute the value of the upgrades and how much they add to the value of a home, however, Buyers tend to place offers on homes that have the best upgrades.  Homes that look outdated still sell; however, will a Buyer be willing to pay top dollar for antiquated upgrades and old appliances, etc.?

The best way to determine the value of your home is to meet with an experienced Real Estate Agent.  Bill and Francoise Myers, owners of The Myers Team with Simply Vegas Real Estate are Top Las Vegas Realtors ® who specialize in seller representation.  They will come to your home and walk through it with you explaining how to get the most amount of money when it’s time to sell.

Contact The Myers Team at 702-677-4343

For TRADITIONAL SALES, click: http://www.LasVegasList4Less.com

For SHORT SALES, click: http://www.NevadaShortSaleInfo.com

Las Vegas Best Realtors | The Myers Team

Las Vegas Best Realtors | The Myers Team

Las Vegas Realtor

Simply Vegas Real Estate

How Accurate Are Zillow Zestimates In Las Vegas

Have you recently used the Zillow web site to check the value of your home? You are not alone.

In 2006, Zillow was launched and has become a leading Real Estate web site with a database of over 110 million US homes.  One of the reasons Zillow has become so popular, is due to the fact homeowners can enter their property address and receive an instant “Zestimate” which is essentially an “estimate” of how much their home may be worth.  Many homeowners get excited when they see Zillow’s “Zestimate” however, is it accurate?

Real Estate agents across the nation are complaining about the accuracy of Zillow’s “Zestimate” and how it may be painting an inaccurate picture in the minds of Sellers regarding home values.  Additionally, homeowners do not understand why the Zestimate may not reflect an accurate determination of value.

According to Las Vegas Top Real Estate Agent, Bill Myers with Simply Vegas Real Estate, “Home sellers are using Zillow to price their homes in a similar way that car sellers use the Kelley Blue Book to price cars; however, there is a big difference.”  Myers added, “The Kelley Blue Book does not provide a value for your vehicle until you have answered a series of questions about the upgrades, accessories and condition of the car. (i.e. leather seats, type of wheels, tires, DVD, moon roof, etc.)  Additionally, the Kelley Blue Book asks you to rate the condition of the car, and provides you with four options to choose from; fair, good, very good or excellent.”  Myers added, “Unfortunately, the Zillow “Zestimate” does not take upgrades or the condition of the home into consideration. If your home has tile countertops, vinyl flooring, white appliances and semi-worn carpet, is it worth the same as a neighbor down the street who has upgraded his home with stainless steel appliances, granite countertops and wood flooring?”

Have home Sellers been harmed by using the Zillow “Zestimate” to price their homes and have they been misled by using inconsistent comparable/value information?  According to Myers, “Inventory in the Las Vegas Real Estate market is growing, and some Brokers feel this is due to an abundance of overpriced homes for sale.”  Myers adds, “If people are pricing their homes using only Zillow, instead of using the advice, experience and comps provided by a licensed Real Estate agent, then they run the risk of pricing their homes too high.  Overpriced homes sit.  They don’t sell.”  Additionally, Myers said, “If you believe that Zillow ‘Zestimates’ are real, you probably also believe in the Loch Ness Monster, Bigfoot, Unicorns, The Great Pumpkin, UFO’s, and Aliens.”

Zillow is a computer program.  Zillow cannot walk through your home and see your upgrades, paint colors, or the condition of your carpet.  If a model match home down the street sells for $400,000 and has been upgraded with every modern feature, this doesn’t mean your home is worth the same.  Maybe in theory you can dispute the value of the upgrades and how much they add to a home’s value, however, Buyers tend to place offers on homes that have the best upgrades and are maintained in the best condition.  Homes that look outdated still sell; however, will a Buyer be willing to pay top dollar for antiquated upgrades and old appliances, etc.?

The best way to determine the value of your home is to meet with an experienced Real Estate Agent. The Multiple Listing Service (MLS) is the most reliable source for property information, and that can only be accessed by a licensed Realtor®.  Bill and Francoise Myers, owners of The Myers Team with Simply Vegas Real Estate are Top Las Vegas Realtors ® who specialize in seller representation.  They will come to your home and walk through it with you, advising you how to get the most amount of money when it’s time to sell.

Contact: The Myers Team at 702-677-4343

For TRADITIONAL SALES, click: http://www.LasVegasList4Less.com

For SHORT SALES, click: http://www.NevadaShortSaleInfo.com

Las Vegas Realtor

Las Vegas Trusted Realtors

Las Vegas Realtor

Simply Vegas Real Estate

Ryland Model Homes of Summerlin | New Home Information

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.) When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

Las Vegas Realtor

Top Real Estate Agents of Las Vegas

Las Vegas Realtor

Simply Vegas Real Estate

Woodside Model Homes of Summerlin | New Home Information

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.)  When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

Las Vegas Realtor

Las Vegas Trusted Realtors

Las Vegas Realtor

Simply Vegas Real Estate

Toll Brothers Model Homes of Summerlin | New Home Information

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.) When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

 Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

Las Vegas Realtor

Las Vegas Trusted Realtors

Las Vegas Realtor

Simply Vegas Real Estate

Pulte Model Homes of Summerlin | New Home Information

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.) When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

Las Vegas Realtor

Las Vegas Trusted Realtors

Las Vegas Realtor

Simply Vegas Real Estate

Summerlin Model Homes | Summerlin New Home Information

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.) When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

Nevada Real Estate

Top Summerlin Realtors

Las Vegas Realtor

Simply Vegas Real Estate

The Paseos at Summerlin | New Toll Brothers Homes

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.) When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

Las Vegas Realtor

Top Real Estate Agents of Las Vegas

Las Vegas Realtor

Simply Vegas Real Estate

Always Use A Realtor® When Buying A Brand New Home?

Las Vegas, Nevada — Many people don’t understand how important it is to have Realtor® representation when buying a brand new home from a builder.  Failing to be represented by an experienced Real Estate Agent of YOUR choosing could be a very costly mistake. Remember, those smiling sales people in the model homes DO NOT represent you. They represent “the builder” and are paid by “the builder” to ensure “the builder” makes as much money as possible.  Additionally, despite what they tell you…EVERYTHING may be negotiable.

Here are a few things you should know when buying a brand new home:

1) You have the right to be represented by a Real Estate Agent of your own choosing, and it doesn’t cost you a dime!  Your agent’s commission is paid for by the builder.

2) If you choose NOT to be represented by your own Real Estate Agent, the builder will typically NOT reduce the sales price accordingly, even though they are saving money from not having to pay a Broker.  (You might as well have your own representation)

3) Many people do not realize that almost EVERYTHING is negotiable!  From the sales price, to the upgrades and closing costs, a Realtor® may be able to get you a much better deal.  For example, some new home communities have HOA dues and SID fees (Special Improvement District.) When a home has a SID (like Summerlin) this can result in a bi-annual fee anywhere from $500-$1000 with a total payoff from $10,000 – $15,000 or more.  Our team has successfully negotiated to have the builder pay off the SID in full, saving our clients up to $15,000.  This is not something new home builders typically offer to pay.

4) Did you know that in addition to the closing costs and incentives offered by the builder, you can request the builder to “Buy Down Your Interest Rate?”  Most people are unaware of this and it can save you tens of thousands of dollars over the term of a 30-year loan.   The incentives offered by new home builders are usually applicable ONLY if you use the builders preferred lender.  Why?  Because the builder is typically making money off the loan too.  Some builders will offer to buy down the rate, meaning if you qualify for a 4.2% interest rate, they may buy it down to a 3.2% fixed rate.  This is not something builders typically offer, and must be negotiated.

5) When you walk through model homes, they are charming, gorgeous and professionally decorated.  Everything in that model has been put there to get you excited about BUYING, however, if you look a little closer, you may see some things that don’t make sense.  For example, sometimes the builder puts things in the wrong places.  As you walk through the secondary bedrooms, you will sometimes see the outlet for cable TV is in a place where you would never put a TV.  Sometimes the secondary bedrooms are small, and there’s only one logical place to put a bed, yet the cable outlet will be on the wall behind the bed.  This simply makes no sense.  The last thing you want is your cable company to run coaxial cord all over your baseboards or up and down your brand new walls.  A Realtor® can help you see things you may have never noticed, and help you negotiate so that these items are corrected in your new home.

6) The walk-through.  When your new home is complete, the builder will meet you at the house for what they sometimes refer to as, “A Congratulatory Walk-Through.”  They will make it look like the home is ready, and sometimes give you a basket of gifts and goodies; however, the real reason for the walk-through is to ensure the home was completed to your standards before you sign off.  Unfortunately, while the model homes look close to perfect, the walk-through in YOUR HOME may reveal imperfections, and it is your RIGHT to speak up to ensure these items get fixed BEFORE you close.  For example, sometimes there are paint imperfections, stucco imperfections, crooked light fixtures, switches and askew electrical outlets.  Sometimes there are small scratches on the cabinets, windows and even the fireplace.  Sure, the builder warranty covers most of these items, but who wants to move into a house that isn’t 100% ready?  Using a Realtor® experienced with the new home process provides you with an extra set of trained eyes, to help ensure your home is perfect, before you move in.

Myers Team owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors®

Contact The Myers Team at 702-677-4343.

To Visit Their Website, please click the links below:

FOR TRADITIONAL SALES, CLICK: http://www.LasVegasList4Less.com

FOR SHORT SALES, CLICK: http://www.NevadaShortSaleInfo.com

*Past results do not guarantee future outcome.

The Myers Team

Top Realtors in Las Vegas

Las Vegas Realtor

Simply Vegas Real Estate