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Category Archive : Development

Tesla Car

The Boring Company’s Underground People Mover – AKA “The Loop” – Completed at Las Vegas Convention Center

LAS VEGAS, NV – Long in development, Elon Musk’s “The Boring Company” has finally completed the Tesla-powered underground people mover – AKAThe Loop” – that will service attendees of the Las Vegas Convention Center going forward, according to reports.

The Loop is comprised of a series of underground tunnels, dug by The Boring Company, that will ferry people back and forth to the Convention Center in a series of Tesla automated electric cars in approximately two minutes each way. Normally, the route would take an average of 30 minutes for a person to walk on their own.

The Loop system project cost is $52 million, with construction originally started in 2019 underneath the convention center campus. The system will be serviced by 62 Tesla cars, although it has been said that the system can handle more if needed; the current vehicle allotment can transport an estimated 4,400 people per hour.

The Boring Company has stated that they plan on expanding the tunnel system that they have started for the Convention Center, with plans for new people mover routes to various area resorts and even the airport having already been submitted to city officials.

The expanding high-tech underground people mover network is anticipated to be yet another major draw for tourists in Las Vegas, where the local economy is dependent on the income brought in by out-of-town visitors.

The first major event at the Convention Center that will make use of The Loop will be The World of Concrete, the commercial construction industry’s largest annual international event for concrete and masonry professionals, set to be held from Tuesday, June 8 through Thursday, June 10, 2021.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

North Las Vegas

Report: 350 Acres Purchased in North Las Vegas by Warehouse Developer for Industrial Park

NORTH LAS VEGAS, NV – Reports indicate that a prominent real estate developer that specializes in warehouses has purchased a huge stretch of land in North Las Vegas with plans to develop a large-scale industrial park for use by e-commerce firms and other companies.

350 acres were bought for $44.75 million by VanTrust Real Estate, which noted in a press release announcing the deal that was the one of the largest in recent years by a private developer in the Southern Nevada region.

The property was sold by Southern Nevada land investor and broker Mason Harvey, and according to property records the sale closed on March 31.

Work on the project’s initial infrastructure phase is slated to commence this fall and will make up approximately 1.5 million square feet; this phase of construction is expected to be completed in 2023, at which point the second phase will begin.

Currently, the final completion date for the industrial park has yet to be announced.

In recent years, the industrial component of Las Vegas’ construction has been expanding and increasing, with many developers concentrating on building warehouses that end up housing businesses such as distribution centers for e-commerce firms. The allure of developing these projects in Southern Nevada is due to the large amounts of land available and the low prices and cost of living when compared to many other regions of the United States.

VanTrust has completed several such warehouse facilities in North Las Vegas in recent years, with big companies such as Amazon, The Honest Company, Sephora, and Fanatics among those that have moved in to establish distribution centers there.

VanTrust’s overall construction in North Las Vegas is comprised of 5.5 million square feet, all of which has been quickly sold, with their most recent sale being the $110 million sale of an 855,000-square-foot Amazon warehouse to an investment firm in Los Angeles.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

North Las Vegas

Housing Market in North Las Vegas Setting Records; Home Prices Shooting Up Throughout Valley, Experts Say

LAS VEGAS, NV – Due to the low housing inventory throughout Southern Nevada – coupled with high demand – more and more people seeking residences are turning to North Las Vegas, causing prices to shoot up to a degree that is causing real estate experts to do a preverbal double-take, according to reports.

While upscale communities such as Henderson and Summerlin have been the hotspots for home buying in recent years, North Las Vegas is considered a major up-and-coming territory, with many expecting the region to become a dominant force in the real estate market for the next ten years, at least.

New homes are selling as fast as they’re being built, reports say, and waiting lists are becoming the norm for many developments. New home sales in North Las Vegas have tripled in the last two years; for example, Valley Vista had 1,073 closings in 2020, and Tule Springs had 543 closings, which represents a huge flurry of sales in a relatively short amount of time.

In addition to the availability of inventory at the moment, another attractive feature of North Las Vegas that is bringing in buyers is its relative affordability when compared to other parts of Vegas; currently, the average home in North Las Vegas is selling for $340,000, compared to the southwest where similar homes are going for as high as $497,000.

Experts say that the city of North Las Vegas has been doing an excellent job of making the region attractive to builders. In addition, the region has a surplus of land to build upon when compared to other areas in Las Vegas currently, making it an ideal place for buyers to find a home in their price range, especially those who are working from home due to the pandemic and are looking for an affordable residence to call their own.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Henderson, Nevada

California Company Starting Construction on $327 Million Las Vegas Valley Factory

LAS VEGAS, NV – The community of Henderson, located on the tip of the Las Vegas Valley, is set to receive a new factory next year, as a California-based company is gearing up to soon begin construction on the $327 Million facility, according to reports.

Haas Automation, a company that builds machines for manufacturers, currently has construction crews on the site who are in the process of prepping the land for development, including grading the land and installing underground utilities. Ground for the project was originally broken in the fall, and should start showing serious signs of progress by the early-to-mid summer, reports say.

Upon its expected completion in late 2022, the 2.5 million square-foot facility – located south of Henderson Executive Airport – will be the latest addition to the western region of Henderson, which has seen a notable uptick in construction of apartment complexes, homes, and industrial structures such as warehouses in recent years.

The Haas Automation facility is also expected to bring in a number of new jobs to the area, and any new employment opportunities not tied to casinos is a welcome boon to Las Vegas’ growing economy, which is primarily dependent on tourism.

The facility has been an ongoing project for over two years; originally Hass purchased the 279 acres – owned by the City of Henderson with the sale approved by the City Council – for $27.4 million in February 2019, with tax breaks coming from the Governor’s Office of Economic Development later that year to the tune of $10.5 million.

According to reports, the reasoning behind the generous tax breaks is because the Hass facility is being constructed in an area that is currently light on factories, and the state wants to encourage that type of development in the future.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Property Brothers

Las Vegas Couple Suing “Property Brothers” TV Show Over Alleged Sub-Par Renovations

LAS VEGAS, NV – A Las Vegas-based husband and wife are suing the producers of the well-known reality television show “Property Brothers,” alleging that the renovations to their home carried out by the siblings’ crew were sub-par, according to reports.

In 2018, Mindy and Paul King participated in an audition to appear on the reality show, hosted by twin brothers Drew and Jonathan Scott; the renovations they sought for their homes were originally budgeted at $110,000, but that amount increased to over $168,000 upon buying a home located in the Las Vegas Valley, situated near Elkhorn Road and Tenaya Way, according to the lawsuit.

It should be noted that only the producers of the show are named as defendants in the lawsuit, and not the Scott brothers.

A complaint filed by attorney Ryan Ellis, who is representing the Kings, alleges that the couple were lied to and that misrepresentations were made to them “solely for Defendants’ financial gain,” and that the renovations carried out “was plagued with issues” that left the couple with numerous code violations, improperly installed doors, warped cabinets, and poor grout work, according to the lawsuit.

However, Cineflix – the production company behind “Property Brothers” – filed a motion to dismiss, saying that they acknowledged the issues and offered to make the needed repairs, but that the Kings refused to allow the contractor to carry them out. The motion to dismiss the suit noted that Nevada law allows a building contractor a “reasonable opportunity” to make good upon their work.

When the episode of “Property Brothers” in question aired, the Kings appeared to be happy with the work that was done to their home, but they maintain that they were fooled by the show’s production company as to the quality – or alleged lack thereof – of the work.

A judge is scheduled to make a decision on Cineflix’s motion to dismiss at a hearing at the end of March.

Feature Photo: Drew Scott (left) and Jonathan Scott (right) attend the Paper Towns premier at AMC Loews Lincoln Square on July 21, 2015 in New York City. Editorial credit: Debby Wong / Shutterstock.com, licensed.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Las Vegas, Nevada

VICI Properties Purchases Multiple Las Vegas Strip Hotels and Casinos for $4 Billion

LAS VEGAS, NV – According to recent reports, VICI Properties, a real estate investment trust specializing in casino properties based in New York City, has agreed to purchase several Las Vegas Strip hotels and casinos from seller Las Vegas Sands for the whopping price of $4 billion, which many experts see as a huge vote of confidence in the economy of the tourism-dependent city to bounce back quickly after the COVID-19 pandemic.

The deal, paid in cash, includes the real estate for the Venetian Resort Las Vegas, the Sands Expo and Convention Center, and the land underneath the MSG Sphere, which is expected to open in 2023. Once the deal is completed, this will put VICI in possession of the largest hotel complex in the country – over 7,000 rooms – in addition to its largest convention and trade center – 2.3 million square feet – as well.

Apollo Global Management is slated to acquire the operating business and lease the property from VICI for $250 million per year, reports say.

In all, VICI Properties will be the owners of 99 acres of Las Vegas property, with call rights on another 28 neighboring acres. Currently, the company owns 28 casinos and four golf courses in America.

Many experts are calling VICI’s decision to make such a large purchase a “bold move,” especially right after one of the worst years that Las Vegas has ever experienced due to the economic impact of the ongoing COVID-19 pandemic, which costs thousands their jobs and caused many businesses, casinos, and hotels to close. Clearly, experts say, VICI is confident that Vegas will bounce back quickly and that tourism – the lifeblood of Las Vegas – will return to its previous successful 2019 level sooner rather than later, similar to how the famous “roaring twenties” were born out of the pandemic of 1918.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Building a New Home

12 Common Misconceptions About Building a New Home by Industry Experts

LAS VEGAS,, NV – With the competitive landscape of the current housing market, many homes are facing bidding wars and selling for well over asking price. In fact, in 2021 there will be a record number of new homes built – the most since before the housing crash of 2008. If you can’t find a home you like, you should consider building a new home. Builders will often customize the home to your preferences, so you can add that home office or luxury bathroom. The process of building a new home can be complicated and overwhelming. That’s why Redfin asked industry experts (new home builders and real estate agents) to share the most common misconceptions around building a new home and the truth behind them.

1. Assuming Your Designer Knows Exactly What You Want

The level of communication between the homeowner and designer can impact the final results of the project. Therefore make sure that you communicate well and ask questions anytime that you have concerns. Also, be ready to reply to the designer’s queries. – Gosia Thurfjell, 9th Floor Design 

2. You Won’t Need A Home Inspector

When building a new construction home, it’s a wise idea to hire a home inspector to conduct several inspections throughout the various phases of construction.  Buyers always hire home inspectors for resales, but when it comes to a new home, buyers feel that since it’s new, no inspections are needed.  I’ve seen homes in which the plumbing for a sink in an island wasn’t accounted for in the foundation, braces in the trusses of the attic were missing, recessed lighting was off-center, etc., and hiring a home inspector to monitor the construction is a smart investment. – Lauren Stark, Elite Realty

3. Custom Equals Expensive

Custom can mean a well-thought-out space that makes sense for any particular family to live in. We build custom $350k projects, and custom $2M projects. – Journey’s End Homes

4. Building Is Extremely Difficult And Time-Consuming 

Building a new construction home is not as hard or time-consuming as you think. have fun and be practical, but don’t be afraid to ask questions. Pinterest is great but doesn’t always meet building code and might not always be the most reliable. – Kensington Custom Builders

5. Construction Will Progress Flawlessly And Without Hiccups

The most damaging misconceptions new home buyers often have is that construction will progress flawlessly and without headache during the build and that they will move into a picture-perfect home upon completion. In the real world of new home construction, there are usually delays and unforeseen issues during active construction, and then service items or minor touch-ups and repairs that need to be addressed after the home is completed. Keeping a positive attitude and rolling with the punches is key to a fun and satisfying experience when building a new home. – Joel Comino, Next Modular 

6. Using Price Per Square Foot To Compare Custom Builders

Sometimes the lowest price doesn’t include the things you would expect like garbage disposals and garage door openers. Once the items you would expect are added in the price per square foot balloons. Having a detailed specifications sheet from your custom builder is key to ensuring you have the items you want to be included in your home without lots of expensive change orders throughout the building process. – Old World Custom Homes 

7. A New Construction Home Is Overwhelmingly Complicated

With the right team, design, communication, and building can be a nearly seamless process. – Heartwood Builders 

8. Thinking You Won’t Need Representation

New homebuyers think that they don’t need representation because the agent in the sales office will handle everything. The agent in the sales office represents the builder and will work in the seller‘s best interest. If they have their own representation, their agent can advise them on issues that they don’t even realize are there. Their agent can also negotiate on their behalf when most buyers don’t even realize they can negotiate with a new home builder on the sales price, options, incentives, and terms. – Tony Sena, Shelter Realty

9. Underestimating The Skill Required To Design And Build Modern Homes

Many clients today seek our architectural expertise to design modern homes with a minimal, yet sophisticated material palette. Often these clients underestimate the skill required to design and build these types of designs, not realizing that achieving crisp lines and clean joints requires essentially zero tolerance between dissimilar materials.  The truth is that executing modern design requires a tremendous amount of thinking and coordination between the architect and contractor to deliver this level of exquisite, modern residential detail.  Modern design undoubtedly affirms the saying “less is more.” – Brian Grieb, GriD Architects

10. Building A New Construction Home Is A One-person Show

A good project is the result of a good team, from the design team (architects and engineers) to the construction team (GC and each sub) and finally the owner/client who needs to make sessions in a timely manner and avoid changes. – Tagliaferri Architects, Inc 

11. You’ll Save Money Not Using A Real Estate Agent

One of the most common misconceptions homebuyers have when buying a new construction home is that they think they will save money on the home by not using a Real Estate Agent. It’s quite the opposite, in fact. The commission percentage is a predetermined amount worked out by the builder and the sales representatives so the number does not change one way or the other. You’re more likely to work out a better deal with a Real Estate agent working on your behalf because they know how the process works and what to ask for.  You’ll also have added protection throughout the entire home building and buying process with the resources a Real Estate Agent can provide. -Ryan Fitzgerald – Uphomes 

12. That A Custom Build Will Be Less Expensive And Happen Quickly

When it comes to building a custom home, there have been a lot of changes in the Puget Sound with coverage and zoning and there is less and less land to build on that is close to areas homebuyers want to be. There’s also the fact that raw materials and labor have seen double-digit increases over the last few years which helps add to the rising costs of homebuilding. But a custom-home has a lot of rewards. It has your signature touch and hopefully has design elements that make it special to you.  But it is a journey, and I’ve yet to meet anyone who hasn’t had to compromise somewhere. – Joe Patterson, Realogics Sotheby’s International Realty 

Lexi Klinkenberg of Redfin contributed to this story which was originally published on The Redfin Blog.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Las Vegas Strip

TPG Real Estate Finance Trust Acquires 27.2 Acres on Outer Edges of Las Vegas Strip from Triple Five Group

LAS VEGAS, NV – Mortgage lender TPG Real Estate Finance Trust has recently acquired 27.5 acres of prime real estate along the north and south edges of the famed Las Vegas Strip, according to recent reports. TPG acquired the property from Triple Five Group, according to Clark County records, through a “deed in lieu of foreclosure,” which typically involves avoiding foreclosure on a piece of property by the transfer of ownership.

According to reports, it’s assumed that the new property owner TPG – who is a lender, not a developer – will attempt to sell the property, as opposed to developing anything on it. The property sits upon one of the most desirable areas in Southern Nevada- a major tourism district located directly across from the currently under-construction Resorts World Las Vegas.

Experts have cast further doubt on TPG potentially developing the property themselves due to the many construction issues presented by the ongoing COVID-19 pandemic; more than likely, TPG will attempt to coincide a potential sale closer to the time where there is at least some sort of projected end of the pandemic so that buyers can plan for a return of mass tourism to Las Vegas.

The seller, Triple Five Group, is a conglomerate based in Edmonton, Alberta, Canada, which specializes in shopping malls, entertainment complexes, hotels, and banks, along with 3 indoor amusement parks. The company owns and operates two of North America’s largest malls, the West Edmonton Mall in Alberta and the Mall of America in Minnesota, both of which contain a wide variety of entertainment attractions alongside traditional retail.

According to their website, the buyer, TPG Real Estate Finance Trust is a balance sheet lender that originates first-mortgage loans greater than $50 million in primary and select secondary markets throughout the United States.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Editorial credit: Jonathan Weiss / Shutterstock.com

Fate of Las Vegas Strip-Based Fontainebleau Resort Still Up in the Air; More Recently Known As “The Drew Las Vegas”

LA VEGAS, NV – According to reports, the long-gestating Fontainebleau resort project – located on the northern part of the famed Las Vegas Strip and originally scheduled to open in 2009 – may have finally garnered a new lease on life after it was re-acquired by its original developer and changing hands several times over the years.

Remaining a vacant development for a number of years after declaring bankruptcy during the crash of the economy in the mid-2000’s, the megaresort project has remained an unfinished eyesore amid the ongoing COVID-19 pandemic and a mute testament to the previous economic hardships endured by Las Vegas before it’s resurgence in recent years.

Koch Industries’ real estate wing, in conjunction with Florida developer Jeffrey Soffer, have joined forced to acquire the Fontainebleau property – more recently known as “The Drew Las Vegas” – according to a joint release put out this week. Soffer was once affiliated with the group that originally constructed the over 60-story resort in the mid-2000’s; one of many that entered into a state of limbo when the housing bubble burst during that period.

But unlike many developments started during that period of time, the Fontainebleau site has refused to give up the ghost, so to speak, remaining as a reminder of harsh times gone by.

The Fontainebleau’s new ownership have yet to publically reveal any details on their plans for the site; some are anticipating that the owners will revert the project back to its original Fontainebleau name, but so far any resumption of construction efforts has yet to be announced.

The 68-floor luxury resort, boasting almost 4,000 rooms and suites, is located near the Las Vegas Convention Center; construction on the $2.9 billion property had begun in 2007 by privately held Fontainebleau Resorts LLC, but was indefinitely halted two years later when the recession forced the project into bankruptcy. In 2010, Icahn NV Gaming Acquisition LLC purchased the Fontainebleau for $150 million, and then sold it off to developer Steve Witkoff for $600 million in 2017.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Construction

Las Vegas Construction Workers in High Demand as 11,000 Homes Expected to be Built in 2021; Could Drive Up Prices

LAS VEGAS, NV – In a city where unemployment has plagued the population throughout the ongoing COVID-19 pandemic, there’s one field where there’s plenty of opportunities for work: construction jobs, according to recent reports.

With as many as 11,000 homes expected to be built in the Las Vegas area over the course of 2021 to satisfy housing demands, currently developers in Southern Nevada need all the help they can get their hands on. However, according to the results of a National Association of Homebuilders survey, 76 percent of building companies have been unable to fill their construction worker positions adequately.

According to Amanda Moss, senior director of government affairs for the Southern Nevada Home Builders Association, her organization is concerned that if demand for housing isn’t met due to labor shortages, it could ultimately drive up prices of homes across the valley.

“We’re incredibly concerned that as prices continue to rise, material prices and even workforce shortages, which drive the cost of labor up,” she said. “That gets passed on to consumers and we could for sure see the unfortunate circumstance where Nevadans will get priced out of the market as other folks continue to move into the valley and buy up that already limited supply.”

Currently, the average pay for a construction workers job in Las Vegas ranges from $24 to $26 per hour; experience is preferred, but it is certainly not required, especially given the current shortage of workers, Moss said. Instead, applicants can learn via the Southern Nevada Home Builders Association’s own free, online, training program called “SNHBA Learn.”

“The great part of the construction industry is that we don’t have a barrier to entry or have any pre-requisite, traditional path to get into the industry,” said Moss.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Las Vegas southwest valley

Las Vegas “Evora” Mixed-Use Complex Still Several Years from Completion, Dev Says

LAS VEGAS, NV – According to recent reports, construction on an ambitious massive mixed-use complex situated in Las Vegas – dubbed “Evora” by developer Joe Sorge – is underway, but still several years from completion.

Evora is a 42-acre project located in the southwest valley between Post Road and Patrick Lane, along Buffalo Drive. As currently planned, the development will be comprised of 1,343 residential units, approximately 240,000 square-feet of commercial/retail space, and an underground parking facility, reports say.

Originally, ground was broken on Evora in fall of 2019; development of the project will advance in phases and the current timetable calls for it to be completed within about six to seven years, according to project manager Curt Schriner of Grand Canyon Development Partners.

The reasoning for the unusually-long development schedule is due to the affect that the ongoing COVID-10 pandemic is having upon the multifamily housing and mixed-use marketplace, although the impact of the pandemic isn’t causing the devastating problems that were originally anticipated.

Developer Sorge noted that he was anticipating increasing the appeal of Evora by offering prospective buyers a variety of attractive amenities; in addition to access to retail, restaurant and office space, residents would also have access to a 1.5-acre public plaza, a 1-mile walking trail, and a workout facility comprised of a gum, sauna, and sport courts.

Sorge himself is a Las Vegas resident, being the owner of a $7.7 million, 8,702-square-foot home in Summerlin. A Harvard Medical School graduate who also holds bachelor’s degrees in biology and chemistry, he has predicted that the current COVID-19 pandemic will soon be a thing of the past due to the current accessibility of new vaccines, and once enough of the public has been inoculated, the economy will be back to normal including real estate.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Majestic Las Vegas

Majestic Las Vegas Groundbreaking Set for July with Anticipated Completion in 2024

LAS VEGAS, NV – According to reports, the date for the official groundbreaking of the Majestic Las Vegas hotel will take place in July, with developer Lorenzo Doumani eyeing an anticipated completion date in 2024.

The Majestic Las Vegas will be built at the six-acre site of the former Clarion hotel, which was imploded in 2015. The project was originally approved in 2019, but faced numerous hurdles and delays due to the ongoing COVID-19 pandemic.

With a whopping $850 million price tag, the Majestic is slated to be a 45-story high-rise consisting of 720 rooms with numerous amenities for guests, including all-purpose space for conventions and meeting rooms as well as restaurants and a wellness/medical spa that would be able to offer physical examinations as well as professional advice on diet and exercise.

The property will also include 35 top-floor, customizable corporate suites that can be utilized as conventions or showrooms, which will range in price from $10 million to $100 million.

What sets the Majestic apart, however, is the fact that it will be an example of a rare non-gaming hotel in Las Vegas, with the focus being put on health instead; numerous amenities focusing on well-being and exercise will be available, from yoga, spin classes to nutritional consultants and medical spa facilities.

“It is time for Las Vegas to provide a luxury option for those who visit our city who want something that is non-gaming,” Lorenzo Doumani said in a statement.

The Majestic was originally announced by Doumani in 2004 as a 42-story condominium tower located on a separate property and accompanied by Hilton’s Conrad Las Vegas; however, it was redesigned numerous times over the course of several years until Hilton pulled out of the project in 2007.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.