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This e-mail, including any attachments hereto, is intended only for us
by the addressee(s) named herein and may contain legally privileged
and/or confidential information. If you are not the intended recipient
of this e-mail, you are hereby notified any dissemination,
distribution or copying of this e-mail, and any attachments thereto,
is strictly prohibited. If you receive this e-mail in error please
immediately notify me by return e-mail and permanently delete the
original copy and any copy of any e-mail, and any printout thereof.

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We want to address investors/developers only and directly and we will
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ATTN:  EVERYONE INVOLVED IN REAL ESTATE

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Las Vegas New Home Sales set January record

By Jennifer Shubinski

LAS VEGAS SUN

2/18/2005





The demand for new homes in the Las Vegas housing market reached
record levels in January and the median price of a new home exceeded
$300,000 -- a more than 50 percent increase over last year.

In its monthly newsletter, a Las Vegas home research firm reported
that there were 2,340 recorded new home sales in January, which
includes 333 apartment conversions.



The President of the firm reported that the number of new home sales
recorded in January, including apartment conversions, was the
highest January total ever.

Apartment-to-condo conversions are included in new home sales
because they are classified as a "new" product.

Prices for new homes continued to set records as well.

The new Las Vegas home median price excluding condo conversions was
$307,500, a year-to-year increase of $103,013, or 50 percent. If
condo conversions, which generally sell for far less than new single-
family homes, are added to the equation, the median new home price
was $282,548 in January.

Las Vegas Resale homes experienced a 12 percent decline in recorded
sales. There were 3,587 recorded resales in January, 493 fewer than
January 2004, the President reported. But it is 619 more -- or
almost 21 percent -- than January 2003, the firm reported.

The median price of the recorded resales in January was $251,000, a
modest increase over December's median price tag of $250,000, but it
is a 35 percent increase over January 2004, when the median resale
price was $185,000.

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posted by Las Vegas Realtor @ 2:04 PM 0 comments

Sunday, February 20, 2005

"Many Homes Overvalued, report shows." Las Vegas Market ranks 10th
on list.

In an article reported by Kathleen M. Howley of Bloomberg News,
Richard Dekaser, a chief economist for Cleveland Based National City
states that 8 out of the 10 most overvalued markets are in
California. He goes on to name these cities and then provides a list
of cities where the market is undervalued. Among these so
called "Undervalued" cities is one city that you could not pay us to
move to! You could offer to give us a house and pay us and we would
turn it down!! In other words, the desirability of wanting to live
in a particular city is completely left out. The main problem we
have with this article is the Headline. "Many Homes Overvalued,
report shows." Las Vegas Real Estate Market ranks 10th on list. Once
again, completely irresponsible because both sides of the story are
not given. If nobody wants to live in a particular city to begin
with, how can you say that the market is "Undervalued"? If everybody
would love to live in Honolulu or Santa Barbara, how can you say
these markets are "Overvalued"? Real Estate prices like any other
market are based on Supply and Demand.

posted by Las Vegas Realtor @ 3:22 PM 0 comments

Las Vegas Real Estate

LARGE SELECTION OF Las Vegas HOMES MEANS BUYERS CAN BE SELECTIVE!
~~~APPRECIATION?????~~~~AND A COMMENT ABOUT SOME EXTREMELY
IRRESPONSIBLE REPORTING~~~~



Some of our recent research has shown that prices have been
relatively flat for the past eight months and in a couple of cases,
the average dollar per square foot in some zip codes has actually
decreased by 7%. We based our research on actual $$ per square foot
for homes that closed in January of 2005 and compared them to the
averages of the $$ per square foot cost for homes that closed in
June of 2004. We picked June of 2004 due to the fact the market was
extremely busy at this time and was probably one of the greatest
months of appreciation for 2004 for there was little inventory. Our
constant was the square footage of homes in the 1500 to 2000 sq. ft.
range in a zip code that was/is extremely popular.

Lower inventory meant that the selection to choose from was not
always the best -- and we can vouch for that from the headaches of
trying to find quality homes fairly priced during the June 2004 time
period.

Unlike the so called appreciation reports the local newspaper and
other media sources put out that is merely a map that bases
appreciation on the average cost of a home in a particular zip code,
our research was based on 1500 to 2000 sq. ft. homes in a zip code
and calculated the difference of the cost per square foot.
Basically, the same homes, different dates. (The problem with the
majority of the appreciation reports is that they go by the average
price of a home in a zip code. So, what happens when a new million
dollar development gets built in a zip code and sells out? You got
it, the average price of a home in that zip code jumps up and makes
it look like all of a sudden that that particular zip code is
the "Hot" area. Or.... vice versa. The 89135 zip code jumped
significantly a couple of years ago when Red Rock Country Club was
built. The Lake Las Vegas zip code showed a decrease when a lower
priced development was built where homes were priced hundreds of
thousands of dollars below the average selling price of Luxury homes
in that particular zip code. So.... next time you see a report
stating a particular zip code is the "hot" zip code that is basing
appreciation on the average price of a home.... consider how these
numbers can be easily distorted and misleading. Remember the key
word in our statiscal comparison up above --- The Constant. The
constant is a controlled variable in a statistical analysis. Our
constant was the square footage of the homes so basically what is
being said is the same homes that were sold in June of 2004 are
being compared to the same homes that sold in January of 2005. When
you use the average price of homes as a constant like the majority
of the reports you read, it does not take into consideration the
square footages, etc..... And since Las Vegas is building like
crazy, a new development can come in and change prices significantly
in a zip code. This is a city where Million dollar homes are within
a mile of $300,000 homes!) WHEW -- that was long! -- hopefully it
made sense. Word of advice.... when you see one of these reports
come out.... remember what you just read above and then you can base
your opinion on just how knowlegable that source is.

Anyways -- the major factor to consider is that there was a much
better selection of homes to choose from in the zip code we analyzed
in January of 2005 then there was in June of 2004. More of a
selection, higher quality purchases for the buyer, right? Las Vegas
Real Estate to view homes. Hopefully buyers were purchasing the best
homes available. We also calculated Days on the Market it took for
the home to sell. It jumped from an average of 16 days on the Market
to over 75 days on the market. Same homes, same zip code, much
different results. Interest rates? Pretty much the same also.

So, is the market going to crash? In our opinion --- no. Not unless
the Las Vegas economy crashes and everybody starts moving out. All
indications point that the Las Vegas economy is booming and with all
of the proposed new "Mega - Resorts" on the horizon there will be
many, many more jobs being created. One thing about the Hotel -
Casino industry is that it is extremely labor intensive. The jobs
can't be outsourced overseas. In fact, we don't know of another city
on the West Coast that is as strong as the economy in Las Vegas.

So... with all the choices out there, buyers can be very selective
in purchasing good long term investments. With all of the homes
available for sale... narrow down the search to qualities that will
be appealing down the road. Gated community, large lot, golf course
lot, etc.... Narrow down all of those homes for sale by putting in
community amenities. Use the $ per square foot tool --- find the
best deal in the zip code.

Want a Condotel? We've got some Las Vegas Homes for Sale right now
that in our opinion will be a much better investment then any of the
high rises being built on the strip. Take advantage of todays low
interest rates -- two years from now who knows where rates will be.
Why would you want to put down $100,000 on a property that is
generating no return except for the promise of speculation? Don't
fall for the $300 room rates that many of these sales offices are
telling you that they can generate for you when you are not there.
Sure, on the busy weekends such as Super Bowl and New Years they'll
get these rates.... but other then that they'll be empty in our
opinion and you'll be stuck paying a high association fee. As for
purchasing them to flip them when they are completed, how many other
people plan on doing the same thing? We could be wrong.... but
considering what we know about the casino business it just does not
make any sense and in our opinion there is going to be a glut of
high rise condos available for sale in a couple of years.

THE LATEST BLM auction was held on February 2nd and the largest
parcel of 1,710 acres fetched a nice price of $510,000,000! (Aprox.
$298,000 an acre for raw land with some pretty hefty guidelines on
how it can be developed.) It's not so much the price the developers
paid that is impressive, it's the location.

Some important things to note about this particular piece of
property is how far away from "The Strip" it is and the means of
travel necessary to get to the strip from this parcel. The distance
and convenience to get to the famous Las Vegas strip is not ideal to
say the least. Also, unless they have changed the standards for
development less stringent on what we reviewed, it is going to very
expensive to develop.

Aproximately eight months ago we were searching for land in this
area and prices were around $250,000 for 5 acres with utilities and
water rights. (An acre foot of water can fetch aprox. $20,000 to
$25,000 on the open market nowadays.)

The price of $298,000 for an acre of raw land in this area should
give you a good idea that just finding any large blocks of land in
Southern Nevada is STILL in high demand right now and major
developers are willing to pay the price for it.

A developer that has that kind of money to lay out hires extremely
competent financial analysts to calculate their costs and potential
profits. (And trust us, they are not in the paper commenting about
last years news.)

Obviously they are laying out the cash as a future investment to
make money --- so the indicators they are using justify that their
return will be greater then alternative investments. It must be
pretty good because $510 Million is strong enough to develop a
casino AND a high rise!

(NOTE --This article was written before the latest so called
appreciation map came out in the Las Vegas Review Journal. In the
article released by the Las Vegas Review Journal on 2/20/05, the
provider of the information supplied to the Las Vegas Review Journal
actually made an exception for the Lake Las Vegas zip code 89011 and
calculated the appreciation rate on a $ per square foot basis.
However, this exception was not made for the 89139 zip code and the
provider stated that the 89139 zip code only appreciated 4%.
According to the Greater Las Vegas MLS for homes that sold in
January of 2004 and homes that sold in January of 2005, the average
$ per square foot of a home in the 89139 zip code actually increased
50%. In our opinion, this latest article is extremely irresponsible.
If you are going to do it for one zip code, you need to do it for
ALL the zip codes! Once again, just another example of how you
cannot rely on what the media reports!)

(In another article reported by Kathleen M. Howley of Bloomberg
News, Richard Dekaser, a chief economist for Cleveland Based
National City states that 8 out of the 10 most overvalued markets
are in California. He goes on to name these cities and then provides
a list of cities where the market is undervalued. Among these so
called "Undervalued" cities is one city that you could not pay us to
move to! You could offer to give us a house and pay us and we would
turn it down!! In other words, the desirability of wanting to live
in a particular city is completely left out. The main problem we
have with this article is the Headline. "Many Homes Overvalued,
report shows." Las Vegas Market ranks 10th on list. Once again,
completely irresponsible because both sides of the story are not
given. If nobody wants to live in a particular city to begin with,
how can you say that the market is "Undervalued"? If everybody would
love to live in Honolulu or Santa Barbara, how can you say these
markets are "Overvalued"? Real Estate prices like any other market
are based on Supply and Demand.)

In our opinion, before careless articles are reported on, the
sources of the story should have at a very minimum a real estate
license. True Reporting should also be fair and balanced with two
sides of the story before making reckless headlines. Let's face it,
if you want to live in a nice city, you are going to pay the
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click here:  http://www.viewlasvegasrealestate.com/

Las Vegas Homes For Sale
Las Vegas Hi Rise Condos
Summerlin Realty
Green Valley Homes & Condos
Henderson Real Estate, Homes & Condos
Commercial Properties

Call Krystal Sherry - Owner/Broker Phone 702-968-6400 Cell 702-283-
9192


I'll Be The Right Agent For You!

      People don't talk about it a lot. But finding the right real
estate agent can be the difference between a happy, stress-free home
buying or selling experience, and an unhappy, stressful experience.


First, you'll want an agent ready and able to make a full-time
commitment to you. I can and will do that.

Second, you'll want an agent with the experience needed to know the
local neighborhoods, schools, market conditions, ordinances, etc.
With my years of experience in the local market - I have the
expertise and track record of success you need.

Third, you'll  want an agent who embraces the convenience of
technology without losing the personal touch. You'll love the
resources available on my website and the e-mail alerts that I send,
but these will never replace the time I spend with you, serving as
your personal guide through this exciting process.

  Let's get together and talk about your home buying and/or selling
plans. Call me, Krystal Sherry, at the office (702-968-6400) / cell:
702-283-9192 or send me an e-mail at:
(krystal@...), we'll set-up a time that is
easy and convenient for you to meet.



P.S. If you're not ready to meet in person, please tour through my
website. I'm sure you'll find the resources here useful and helpful.
Enjoy!