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Happy New Year from Triple8 Associates
May your 2008 bring you health and successful investments.
Triple8 Associates Inc.
Spa Lofts Cancelled or Suspended
The planned mid-rise is the latest development to be cancelled due to slowing market conditions.
Current Resales on the Market in Las Vegas
Downtown Las Vegas
NEWPORT LOFTS - Resales (13) Range: $464k- $838k
SOHO LOFTS - Resales (27) Range: $459k- $4.7 mil
Streamline Tower - not completed can get pricing
The Verge - not completed sold out
Las Vegas Strip
Allure Las Vegas - Resales (5) Range: $448k- $494k - There are a few 1 beds around $425k available
Sky Las Vegas - Resales (56) Range: $399k- $5.9 mil
City Center - not completed can get pricing
Trump International - not completed can get pricing
Planet Hollywood Towers - not completed can get pricing
South Strip
PARK AVENUE - Resales (51) Range: $204k- $499k
Loft 5 - Resales (12) Range: $525k- $7194k
Boca Raton - Resales (4) Range: $399k- $700k
Onyx - Resales (1) Range: $810k
L5 - not completed can get pricing
Brickwater - not completed can get pricing
East Off Strip
Platinum Condo Hotel - Resales (84) Range: $369k- $1.1 mil (Furnished Condo Hotel)
TURNBERRY M G M GRAND TOWERS - Resales (152) Range: $369k- $2.2 mil (Furnished Condo Hotel)
METROPOLIS - Resales (17) Range: $499k- $2.5 mil
TURNBERRY PLACE - Resales (82) Range: $448k- $12 mil
TURNBERRY TOWERS - Resales (83) Range: $4396k- $1.4 mil
West OFF Strip
PANORAMA TOWERS - Resales (108) Range: $435k- $12 mil
Palms Place - not completed sold out
West Summerlin OFF Strip
C2 LOFTS - Resales (12) Range: $696k- $1.5 mil
One Queensridge Place - Resales (8) Range: $2.1 mil - $5.96 mil
THE MERCER - not completed can get pricing
Luxe Lofts - not completed can get pricing
Henderson Green Valley
The District - Resales (1) Range: $575k
Give us call if you would like to view any of these units
Verge Ground Breaking - Dec 12 th 3:00 pm
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The Verge ground breaking event downtown has been set for December 12th at 3pm onsite. This is great news for a great project. We are glad to see it get off the ground. If you stop by you might see Mayor Goodman on hand celebrating the Verge Ground breaking. We will be sending seperate invitations out to our clients who purchased a Verge unit. There may be a few units available based on drop out so if you are interested please email us.
President's Dinner at Las Vegas Country Club 12-6-07
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Devin Reese, 2007 GLVAR President made quick work of getting all of the certificates and honorees recognized. The event was capped off by Lee Barrett being recognized as Instruction of the Year.
Dinner and dancing commenced and everyone had a great time.
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Clean up Las Vegas Graffiti 702-455-4509
If you see graffiti on any structure call a 24 hour voicemail hotline to report it. The Graffiti Hotline number is 702-455-4509.
If you catch a tagger or someone defacing any structure call 911 and report it to the police department.
This is non-profit line so support it to clean up Las Vegas. The number is being promoted by Kevin L. Child from Deiro & Associates
Holiday Season in Full Swing
Every year, builders do their best to unload inventory at the end of the year to clear there books. If you are waiting or sitting on the fence it might be time to talk a look at the inventory.
There are million dollar homes going for $600k with golf course views. Some are new homes others are resales that have never been lived in.
So if you are a buyer, who is interested in seeing what is available, give us a call at T8A.
NAR 2007 in Las Vegas
![](https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhqHPsr-_nsUhqaU1gxCxCfTsVxI-d-bArsUQkke6bwS5SLdzbwbdowsh2SqvI2Mz4w0isfxbnRPuwt_l9jF8YekgZizz0pa_rawnkzBIXn5oIA98hb7MsdbFDZqx4Boih5Iccnyw/s200/NAR_LV_2007_2_sm.jpg)
Trump Las Vegas Tower II 2008
Las Vegas is just one city that Trump is building high rise luxury condos in. He is currently either has built or is building in New York, New Jersey, Honolulu, Los Angeles, Chicago, Florida, Dominican Republic, Seoul, Toronto, Panama, Mexico, Connecticut and future development sites in Soho, NY, Atlanta, New Orleans and Dubai.
Trump dominates the luxury high rise market with his exclusive product and unstoppable brand.
Trump stands apart from other developments in Las Vegas due to the fact it is exclusive, high end and very expensive per square ft. If you are looking for exclusivity in Las Vegas give us a call to check inventory.
C2 Lofts - Starts Move-ins in Summerlin Las Vegas
Most units have huge floor to ceiling windows and some of the most high end upgrades available. The builder Christopher Homes has a reputation of designing and putting out a great product within the luxury sector.
C2 Lofts is located near red rock canyon, shopping and restaurants. There is also one of the most anticpated shopping malls being built across the freeway which is patterned after Fashion Island in Newport Beach CA. If you shop and live in Las Vegas this is a wonderful addition.
There are units available at C2 Lofts for sale and for corporate lease so call us if you have questions.
Is it really a BAD Market?
All of our clients who have purchased either a resale, bank foreclosure or new home have been pretty happy with the incentives and results.
Are my Sellers happy? "No" especially if they have to sell. They feel like they are wading out into waist deep waters knowing there are sharks swimming around. If they are not priced close to market most of them are getting offers 20% below asking. So not happy.
In 1999,2000,2001,2002.2003 it was a Sellers Market and Buyers were paying over asking and getting into bidding wars. The Buyers weren't happy when they were buying but in 6 months when they put that home back are the market and Flipped it for a nice profit, they turned into a Seller and they were happy.
Really, is there a Bad market or just a Buyers Market and Sellers Market. The market shifts back and forth almost like one of those wave machines that sits on your desk. It is sure to shift the other way.
Las Vegas continues to have about 6,000 new residents a month and tourism is maxing out McCarren Airport. There are many new residential and condo hotels on the verge of hitting the market AND MGM Mirage City Center is moving along nicely. By the way have you heard, City Center II on the north end of the Strip...
If you are buyer who is looking for something specific in Las Vegas give us a call we will research it to let you know if it is available and at what price. There are one bedroom units on the strip available for around 400k. Just give us a buzz
360 degree Marketing NAR Las Vegas 2007
NAR Las Vegas 2007 - What's New
The feature speaker today was Bill Cosby who with his humorous twist spoke to a packed room about the positives of the current market. A fun break from the hustle and bustle of the convention.
More coming soon...
NAR 2007 Las Vegas Seth Godin
The topic was permission marketing and how REALTORS need to stand out from the crowd to be successful. His hour and half seminar covered branding and how to utilize a changing market to get ahead.
I will be posting more about NAR soon about other exciting products and services at this years NAR show..
Town Square Opens on Las Vegas Blvd
Here are just a few anchor tenants located at Town Square:
- Abecrombie and Finch
- American Eagle
- Banana Republic
- Gap
- Lucky Brand Jeans
- Tommy Bahama
- Gymboree
- Aldo
- Skechers
- Kay Jewelers
- Bath and Body Works
and many more. Another great shopping mall opens in Vegas...
City Center Moving Along
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Boca Raton Move-ins Start Oct 07
The 378-unit first phase has been completed and residents have begun moving into with more than 140 units closed. The developer is about 80 percent sold out with many units still available.
If you are interested in a luxury condo on the south strip, give us a call to find out what units are available and pricing.
Call for professional real estate assistance.
Olivia
702-372-2671
The Strand Lofts Coming to Las Vegas 2008
There aren't many details surrounding the new project The Strand but if it is anything like The Avenue it will be top notch.
Based on the Avenue there should be under 10 units so these will be reserved quickly. These probably are not units that you would purchase primarly as an investment to resell for a profit but an investment to live in based on the development's overall coolness.
For more info email or call me.
Olivia
Triple8 Associates Inc
5940 S. Rainbow Blvd. Ste 1007
Las Vegas, NV 89118
Direct 702-372-2671
Fax: 702-543-4845
Olivia@OliviaSellsVegas.com
Visit me online at www.OliviaSellsVegas.com
Manhattan Condos Gemstone Sued
Contact Callister Reynolds (Kim or Brooke) for more info:
Callister & Reynolds Law Offices
823 Las Vegas Boulevard South
Las Vegas, Nevada 89101
Phone: 702-385-3343
Fax: 702-385-7743
Model Leasebacks in Las Vegas 12% Cap Rate
2 Model Homes for Sale
Builder Lease backs Silverado Ranch Area -
- 2468 SF 3 bed 2sty, 3 car garage, POOL, full covered sundeck, retreat Includes all model home upgrades and furnishings - List Price: $609,007
- 2834 SF 4 bed 2sty, 3 car garage, 1 bed down, separate family/dining - List Price: $643,059
Builder rent back at Rent of 1% of sales price per month ($6090/$6430)
Min. 18 month lease with options to renew up to 18 months. Cash Positive with 12% CAP RATE and no one living in the unit so no daily wear and tear and no maintenance as builder will handle all.
15% Down Required for Stated Income or 10% Down for Full Doc. 3% For Closing Costs also paid
Thank you
Jason and Olivia
McClellan Team, Liberty Realty
2920 S. Durango Dr.
Las Vegas, NV 89117
efax 702-543-4845
www.oliviasellsvegas.com
Olivia McClellan, ABR, GRI, RRG
Liberty Realty, Broker/Salesperson, REALTOR®
Direct 702-372-2671
olivia@oliviasellsvegas.com
Jason McClellan, REALTOR®
Liberty Realty, Salesperson
Direct 702-218-3302
info@oliviasellsvegas.com
A quote we live by: "You will miss 100% of all the shots you never take" Wayne Gretzky
CL3 Hybrid Lofts Delayed
CL3 Lofts is planned for 44 units, including a café, with units priced from $600's.
The project was set for an August delivery.
If you are interested in true live work lofts call me today
Olivia
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Palms Place Construction Video
Palms Place is 100% sold out but as closings get closer there may be units available if you are interested please contact me.
Thanks
Olivia
702-372-2671
JUHL Tops Off Downtown
![](https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjHJsy4MsMp9t4WvNfYITbHadEx4Tj-ai-7HIFpxV_Rus9Xc0YvS3ssBbEVSp7b4-w4Yw9wHI88fXg0f_xFl0RX0G0XWJ7-23gEzH43IQwyOSOvjhbeeTQ7hgJLO0N6ASjFB-90lA/s200/juhl_sm.jpg)
This project was unique based on the location and amount of floor plans available. This will mark the third project coming to downtown behind SOHO lofts and Newport Lofts.
If you have any questions about availability about JUHL or resale’s in one of the other properties downtown do not hesitate to call me at 702-372-2671.
Thanks
Olivia
Sullivan Square Groundbreaking in Southwest Las Vegas
Sullivan Square, a new mixed-use community in the southwest valley, is prepared to move forard and had it's groundbreaking ceremony yesterday.
Construction will begin with a 20-foot excavation for the underground parking area and laying of utilities.
This is one of the hottest mid-rise project in Las Vegas .
For more info or to tour the property please contact us.
McClellan Team, Liberty Realty
2920 S. Durango Dr.
Las Vegas, NV 89117
efax 702-543-4845
www.oliviasellsvegas.com
Olivia McClellan, ABR, GRI, RRG
Liberty Realty, Broker/Salesperson, REALTOR®
Direct 702-372-2671
olivia@oliviasellsvegas.com
Jason D. McClellan, REALTOR®
Liberty Realty, Salesperson
Direct 702-218-3302
info@oliviasellsvegas.com
Women's Wealth Conference in Newport
Here they are:
- The Money Book for the Young, Fabulous & Broke
- The Hypnotic Salesman
- The Secret
- The Toyota Way
- Lean Thinking : Banish Waste and Create Wealth in Your Corporation, Revised and
- Generation Me: Why Today's Young Americans Are More Confident, Assertive, Entitled--and More Miserable Than Ever Before
- The E-Myth Revisited: Why Most Small Businesses Don't Work and What to Do About It
- The Richest Man in Babylon
- The Greatest Salesman in the World
- Think and Grow Rich: The Landmark Bestseller--Now Revised and Updated for the 21st Century
- As a Man Thinketh
- The Google Story: Inside the Hottest Business, Media, and Technology Success of Our Time
- Focus Like a Laser Beam: 10 Ways to Do What Matters Most
- The Millionaire Next Door
- Cashflow Quadrant: Rich Dad's Guide to Financial Freedom
- Blink: The Power of Thinking Without Thinking
- Who Moved My Cheese? An Amazing Way to Deal with Change in Your Work and in Your Life
- The Tipping Point: How Little Things Can Make a Big Difference
- The Wisdom of Crowds
- 96 Great Interview Questions to Ask Before You Hire
- High-Impact Interview Questions: 701 Behavior-based Questions to Find the Right Person for Every Job
- The Millionaire Real Estate Investor
- The Real Estate Entrepreneur
- Shortcut to a Miracle: How to Change Your Consciousness and Transform Your Life
- Ask It Is Given
- The Fred Factor
- 9 Steps to Financial Freedom: Practical and Spiritual Steps So You Can Stop
Worrying; Revised and Updated Version - The Courage to be Rich: Creating a Life of Material and Spiritual Abundance
- Women & Money: Owning the Power to Control Your Destiny
- Great Boom Ahead: Your Guide to Personal & Business Profit in the New Era of Prosperity
- The Roaring 2000s: Building The Wealth And Lifestyle You Desire In The Greatest Boom In History
- Rich Dad, Poor Dad (Rich Dad)
- The Millionaire Real Estate Investor
Urban Lofts Moving forward with Fremont Lofts
The guys over at Urban Lofts are starting phase two of 11th Street Lofts a hybrid project - part loft, part townhouse but definitely hip and trendy. The only downside the project is being built east of Fremont street experience. The downtown revitalization is in progress but we won't see it spreading east for a while.
Urban Lofts 2nd project Fremont Street lofts is set to break ground shortly in the same area.
If you want an affordable, very hip loft/townhouse we would be glad to tour you on this property and other loft properties in Vegas. For more info go to www.nvlofts.com and find out why Olivia is your loft specialist in Las Vegas.
Thanks
Jason
Standhi - Are you ready for high rise loft living?
This is the lastest offering from Sam Cherry Development one of the top developers in Las Vegas. He has built Soho Lofts and is currenting finishing Newport Lofts. Standhi marks his 3rd offering in Las Vegas since the boom. Other developers are still working on the 1st completion.
To find out more information about this project please call me.
Thanks
Olivia
What is going on with Las Vegas Real Estate?
Buyers are having great time bargain hunting and finding deals on new homes. Resale’s - hit and miss based on sellers willingness to negotiate their price, many of whom are reluctant to lower prices because they are under water. Some because they refinanced and pulled cash out and with the slow down they have lost value and now owe more than the home is worth. Others of course went the route of negative amortization loans thinking they could flip or refi at a lower rate when the time came only to find, the time came and the rates went up and values down.
Many sellers are frozen and unwilling to listen to market data or their REALTORS®. The bottom line is if a seller NEEDS to sell - they may need to make concessions to sell the property. This is what developers are doing by offering huge buyer incentives like closing costs, upgrades, and back yard landscaping. Developers are also offering large realtor co-ops so re sale homes are competing against this factor as well.
Many sellers are testing the market and are not serious about selling unless it is at asking price AND on their terms even when the recent sales indicate a buyer could buy twice the home for half the cost elsewhere.
There is a collision either way with Buyers writing offers 20% or 30% under the asking price and Sellers listing their property over market comparisons adding in 2004 unrealized appreciation.
All of this contributed to an almost all time record of resale’s on the market in May, with over 23,000 homes listed for sale and a 2.8% decrease in the median home price from a year ago down to $301,352. And with only 1568 recorded sales in the month of May, sales are down 38.7%.
It's not pretty, Nevada leads the nation in foreclosures and nearly half the resales on the market are sitting vacant. I see out of state investors unwilling or unable to pay a property manager and unable to handle renting or maintenance and turnover long distance, so the property remains unrented and vacant. In the long run, this vacancy costs more, but many investors jumped into the hot real estate market with little to no experience and high hopes of making big bucks. Many did so without the assistance of a professional realtor and the foreclosures and short sales we are seeing is a result of that.
On the up side, in a buyers market like we have today, there are some great opportunities for an investor to buy low. Sitting down with a realtor to be educated about the market and discuss your long term investment goals can make all the difference in the right purchase. There hasn't been a better time to buy in the past 30 years, and despite the foreclosure rate there are still 100% loan programs and even some down payment assistance programs for owner occupied homes.
Call me today to get info on breaking deals.
Olivia McClellan, ABR, GRI, RRG
Liberty Realty
702-372-2671
High Rise Rentals Abundant
Investors that purchased out of state may inquire about leasing their units at www.thehighrisereport.com . Units can be furnished to compete for corporate rentals or staged with rental furniture when put on the resale market.
For more information please inquire at www.thehighrisereport.com
Spanish View Towers Sued
The project is over 18 months overdue leaving the towers sitting dormat for months. The project lost its financing and has been unable to get the project back on track.
There are other allegations regarding Jeannie Cutter from Prudental Americana.
More to come as it the news breaks
Olivia McClellan
Liberty Realty
Presido Heights - Brownstones in Las Vegas
If you are interested in this development and want more info please call me at 702-372-2671
Thanks
Olivia
Olivia McClellan, ABR, GRI, RRG
Liberty Realty
Paxton Walk - Located in the Northwest
Townhomes at Paxton Walk is a series of 65 townhomes along Slade Avenue. They are 1,678 and 1,698 square feet. One floor plan has three bedrooms, while the other has two bedrooms and a loft. Both designs have private courtyards and two-car garages.
Courtyards at Paxton Walk offers 374 flats or two-level condominiums in four-story buildings surrounding a secure garage that offers at-level parking and direct entry to each home. Nine floor plans range from 726 to 1,532 square feet.
Paxton Square Town Center is the heart of the mixed-use development. The first story includes 46,000 square feet for retail space, including two 7,000 square-foot areas designed for restaurants. The second story contains 50,000 square feet of office space. There are 72 one-level and loft homes on the third and fourth floors, which overlook a 27,000-square-foot courtyard for pathways, seating, and outdoor dining.
Gardens at Paxton Walk feature 271 single- and two-story condominiums in four-story buildings, surrounding a secure garage.
Several amenities will be available to residents only, including multiple swimming pools, spas and fitness centers. The 9,000-square-foot clubhouse at the center of the development includes a two-story great room, movie theater, billiards room, library and business center.
Prices range from the $200,000s to the $500,000s.
For more info please call me at 702-372-2671
Olivia
Liberty Realty
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Boca Raton Almost Completed
There are units still available so if you want more information on this promising development.
Call me at 702-372-2671
Olivia
Liberty Realty
W Project Announces Cancellation
This was proposed to be one of the hottest propertis inside Harmon Corridor. The W Hotel which has other projects in construction phase or completed had earmarked the Las Vegas property as their "Flagship."
According to The Edge Group, the land will go up for sale.
Stay tuned as the high rise market continues to reshape making developments that are in progress of being built or completed more valuable.
Thanks for stopping by
Olivia McClellan
Liberty Realty
C2 Lofts getting close to move ins
![](https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiHF6SFUOEA1taTZ5I9UoA74JBkPlSliSkJE2E2JLy03Ik0epJv4EmxfKE9TGmIcJCDgDXqafCJRMeL1rWX7Kn70NEu1_CKbvGWp9HZiVl2koorqk9X4v9JN55DmS8gcKb32FjYlA/s200/c2lofts_lg6.jpg)
702-372-2671
22 Parkside Lofts
If you havent seen some of the new single family loft homes at Stone Canyon Lofts you are missing out. They are very untraditional but very cool equipped with roof top decks and floor to ceiling windows.
This may not appeal to everyone but to me it is pretty awesome. Loft living allows tons of light and open spaces.
If you would like to visit this property or possible check for resales at Stone Canyon please do not hesitate to call me at 702-372-2671
Thanks for stopping by
Olivia McClellan
Liberty Realty
Women's Council of REALTORS Booth at REALTOR Rally
Trump Announces Tower 2 on NBC's The Apprentice
MGM Positions Itselft for Project City Center North
The Las Vegas-based casino operator will announce this morning it has finalized two Strip land acquisition deals worth a combined $575 million that will give the company more than 100 contiguous acres for development stretching north from Circus Circus Drive to Sahara Avenue.
Another massive project that according to the article in the Review Journal should start before City Center I is completed.
Stay tuned.
Olivia
Olivia McClellan, ABR, GRI, RRG
Broker/Salesperson, REALTOR®
Liberty Realty
7674 W Lake Mead Blvd, Ste 150
Las Vegas, NV 89128
Direct: 702-372-2671
Fax: 702-543-4845
Sands Corp and Palazzo Condos Over $1000 Sq Ft
The Palazzo hotel will be a 50-floor luxury tower with approximately 3,025 luxury suites. The hotel lobby will feature a 60-foot glass dome, multiple two story fountains, imported marble, bronze case columns and special custom wall finishes. Guests arriving from the street will enter the domed entry lobby while those approaching from the Venetian Casino Resort will make the transition through a towering octagonal structure, itself topped by a glass and decorative iron dome. The floors throughout will complement the spaces with numerous interlocking patterns of polished veined marbles and colorful inlay strips. The landscape will be made up of palm trees, tailored paintings and exotically shaped topiaries.
This development is located in the heart of the strip amist some of the most valuable property in Las Vegas.
Call me for details.
Waldorf Astoria in Las Vegas
There are 792 Conrad Suites also located on the lower floors. Originally, called the Majestic there was considerable interests but then the project was put on hold.
The Waldorf - Astoria will be located one block from convention center putting it directly in the middle of Las Vegas.
Please call me if you are interested in Las Vegas High Rise Real Estate.
Olivia
Olivia McClellan, REALTOR®, ABR, CRS, GRI, RRG
Broker/Owner,
Triple8 Associates Inc
5940 S. Rainbow Blvd. Ste 1007
Las Vegas, NV 89118
Direct 702-372-2671
Fax: 702-543-4845
Olivia@Triple8Associates.com
Visit me online at http://www.triple8associates.com/
Lou Ruvo Brain Institute breaks ground.
Headed by Dr. Zaven Khachaturian, PhD, and supported by internationally acclaimed researchers, the Institute will lead the fight against neurodegenerative diseases, including Alzheimer’s.
The project is funded by Las Vegas-based Keep Memory Alive Foundation, a non-profit organization dedicated to brain disease research, founded by Larry Ruvo, Nevada's senior managing director of Southern Wine & Spirits. The building is named after Ruvo's father, who died of Alzheimer's.
The Institute is scheduled to open in late 2008.
Renaissance bought out of foreclosure for $3.5 million
This project has been twisting in the wind for a while with rumors floating the plans to potential investors around the valley. It's time has come to make way for a development that might actually get built downtown.
According to the article, financing was its biggest problem. More to come on the genesis of the Renaissance.
2 bedroom 2 bath condo with tenant lease
The unit has new carpet, new laminate flooring, all appliances, kitchen cabinet recently painted, crown moulding.
The unit has a tenant installed in a one year lease ending April 2008.
Great location priced to sell.
Call for information.
Olivia McClellan
Broker, Salesperson, REALTOR
Liberty Realty
702-372-2671
The Verge is currently taking reservations for units starting at $141k.
This project is unique due to is location on Main and Bonanza.
If you would like more information, floor plans or unit pricing please call me at 702-372-2671.
Olivia McClellan
Broker, Salesperson, REALTOR
Liberty Realty
702-372-2671
Las Vegas Central Seeks Chapter 11
According to Review Journal on March 21, 2007 Las Vegas Central is seeking to restructure is finances via Chapter 11 instead of giving up on the project.
They are currently seeking a partner on this Las Vegas project.
More to come as it develops.
Olivia McClellan
Liberty Realty
Mid Rise Market Heats up with New Development
Thanks
Olivia McClellan,
Liberty Realty
702-372-2671