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

Largest Group of Las Vegas Home Buyers in 2014 Were Millennials

Las Vegas, Nevada — When you hear the word, “Millennial” the images that immediately come to mind are of young, underemployed individuals who hang out at coffee shops all day and still live with their parents with no intention of ever moving out, however, this couldn’t be further from the truth. In fact, millennials made up the largest percentage of homebuyers in 2014.

Millennials, a term often used to describe adults 34 and younger, accounted for 32% of all home purchases last year, according to the 2015 National Association of Realtors® Home Buyer and Seller Generational Trends study. In fact, the median age of a millennial home buyer was 29, with a median income of $76,900. What’s more, millennials were most likely to buy with their unmarried partner.
The study additionally found that an overwhelming majority of millennial buyers search for homes online and then purchase their home using a real estate agent, with millennials using agents more than any other age group.

What’s driving all the home buying? Many young people are employed and having babies. Therefore, they need space. Also, with rising rent, buying a home and locking in a fixed payment for the next 30 years makes good financial sense, to those who can afford to buy.

Even after witnessing the recession, seeing their parents lose their homes, and suffering the indignity of low employment rates, millennials are coming out on top. Those who were employed saved their money and were able to use Federal Housing Administration low-down-payment loans to gain a foothold. Still, a full quarter of young buyers depended on their parents for down payment assistance, according to the report, compared to 15% for Generation X, those aged 35 to 49.

Millennials appear to be changing the way Real Estate works. According to Las Vegas Realtor® Bill Myers, with The Myers Team at Simply Vegas Real Estate, “Real Estate agents who have relied on selling homes by using traditional marketing methods such as ‘Open Houses, Flyers and For Sale Signs in the front yard’ may have difficulty attracting millennial buyers.” According to a report released by Entrepreneur Magazine, “Millennials under the age of 36 spend an average of 17.8 hours a day using different types of media.” In fact, according to the report, millennials spend about 5.4 hours a day on social media, which includes texting, blogs, Facebook, Instagram, Twitter, etc.” Additionally, the majority of millennials prefer using their phones over all other forms of electronic entertainment. Millennials are getting their information online and rarely pick up a newspaper or magazine. According to Myers, “For home sellers, this means that in order to attract the largest pool of qualified buyers, it is important to use a marketing plan which showcases your home online, on mobile friendly web sites frequented by millennials.”

Additionally, Myers said, “Since the majority of home buyers are searching online, the importance of quality Real Estate photography cannot be overlooked. Cameras have been getting better and better over the past few years, yet the photos in the MLS can be very poor, and some agents don’t even put in photos at all.”
Myers Team Owners, Bill and Francoise Myers with Simply Vegas Real Estate are Top Las Vegas Realtors® and specialize in Seller Representation. Their listings include professional level photography, exclusive ultra-wide angle professional video tours and they are experts with internet marketing.

Contact The Myers Team at 702-677-4343

For Traditional Sales, click: http://www.LasVegasList4Less.com

For Short Sales, click: http://www.NevadaShortSaleInfo.com

The Myers Team

Top Realtors in Las Vegas

Las Vegas Realtor

Simply Vegas Real Estate