Category Archive : Market Updates

LAS VEGAS, NV – Workforce housing property Intrigue Apartments Las Vegas – formerly known as Andiamo Apartments – was recently sold by Wilshire Unlimited to a private family trust in a deal that was worth $33.5 million. 

Part of the sale price was comprised of a $17.5 million Fannie Mae loan that carries a seven-year term with four years of interest-only payments and a 30-year amortization schedule. 

Intrigue Apartments Las Vegas – located at 4600 Vegas Drive, in the vicinity of Highway 95 and five miles from downtown Las Vegas and two miles from North Las Vegas Airport – is made up of 193 units spread out over eight two-story buildings and was originally constructed in 1986. There are both one and two-bedroom floorplans available, with square footage ranging from 700 to 900 feet. There are numerous amenities for tenants including a fitness center, a clubhouse, a swimming pool, laundry facilities, and 300 parking spaces. 

As a workforce housing property, Intrigue Apartments is intended to be affordable to households earning between 60 and 120 percent of area median income (AMI), targeting middle-income workers which includes professions such as police officers, firefighters, teachers, health care workers, retail clerks, and the like. Many cities across the country are investing in workforce housing properties, as it is increasingly difficult these days for middle-income workers to buy or rent housing in the areas in which they work. 

Despite that fact, a recent Yardi Matrix report indicates that multifamily investment has decreased in Las Vegas over the past year. In the first half of 2023, the total sum of transactions amounted to $283 million, compared to the first half of 2022 when that amount was a whopping $2.2 billion. In addition, the average price per unit in the city of Las Vegas dropped by 25.7percent year-over-year this past June, amounting to $184,407. 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – Realtors in Las Vegas have noted that sales of high-rise condominiums have gone through numerous ups and downs since the mid-2000’s recession. However, the latest surge in the market has been driven by something taking many by surprise: the phenomenon known as sports tourism, with the latest example being driven by an intense and unprecedented level of demand for high-rise apartments along the Las Vegas Strip due to the ongoing Vegas Grand Prix Formula 1 race. 

Heidi Williams, a Las Vegas realtor specializing in selling high-rise condos out of The Signature at MGM Grand, said that prices for luxury units at the complex “have increased anywhere from 30 percent to 50 percent depending on the type of unit” due to the Las Vegas F1, which runs along the Strip this week. 

I don’t think a lot of people understood how much money there was in F1 and how much money there is in the sport, in the backing (of fans),” Williams said. “I think that people are very excited about F1, and I think a lot of these people just want to be a part of it.” 

The 30-floor Signature at MGM Grand boasts 1,750 suites and offers condos ranging from 520-square-foot properties listed for $320,000 to 1,394-square-foot properties priced as high as $800,000. 

Williams noted that she began seeing purchases at the property related to the F1 race starting approximately nine months ago, with approximately 25 to 30 percent of her clients indicating to her that their condo purchases were specifically due to wanting to be in proximity to the race. 

The F1, running from November 16-19, has been anticipated to draw as many as 170,000 people to Las Vegas. The racecourse runs at the Formula One Pit Building across the street from the Signature off Harmon. From there, it heads down Koval Lane, circles around the MSG Sphere and then goes on Sands Avenue before turning onto Las Vegas Boulevard for a mile; from there, the course turns onto Harmon Avenue and then finally back toward the Pit Building. 

That being said, it’s no wonder units are being snapped up at The Signature at MGM Grand, as the building offers unique views of the racecourse that aren’t available to most spectators. Williams noted that many of the condos being sold at the facility are being purchased by people who solely wish to use them each year just to view the F1 race; The Signature at MGM Grand has a policy that allows units to be rented out when they are not “owner occupied,” thus allowing tourists to purchase them to generate income during the remainder of the year they are not residing there. 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – A new report released by H&R Block reveals that more middle-class Americans are moving out of state in search of affordable lifestyles, and that Las Vegas, Nevada is among the top destinations for families and individuals looking to get more bang for their hard-earned buck. 

Cities in Arizona, Nevada, Florida, and Texas are the top places in the country budget conscious members of the middle-class are moving to, according to 2022 tax data utilized by H&R block for their report. And the number two city on that list is Las Vegas, with the tax preparation company noting it is an up-and-coming destination for those seeking to relocate to a region in the country where taxes are lower and homes are more affordable. 

Andrew Arevalo, a real estate agent who is licensed in both Nevada and Colorado, said that in recent years Las Vegas has been stealing the thunder from other parts of the country that had previously been considered financially friendly to the middle-class. 

It’s weird to say this out loud, but I feel like Vegas is the new Colorado,” Arevalo said. “It has shifted from Denver getting a lot of people from out of town to Vegas. It has now officially taken over.” 

According to metrics from H&R block, the American middle-class is made up of those with an adjusted median household income ranging between $45,000 and $145,000 a year. The company based this on guidelines provided by the Pew Research Center as well as anonymously collected data from those who had filed taxes with them within that income bracket in 2022, coming in at 4.6 million people. 

Arevalo noted that – according to the Multiple Listing Service – there are presently over 13,000 homes listed in Clark County, which is where Las Vegas is situated; a number of properties on the market is currently assisting in keeping it affordable, with the median sales price of a Las Vegas home in September being $410,000, according to residential real estate brokerage and mortgage origination services company Redfin. 

In contrast, Arevalo noted that in Denver the median sales price of a home is $568,500, with currently only 4,700 homes available on the market. It is this reason, he said, that the cash-strapped middle-class are now passing over Denver and are instead heading to Vegas. 

At the end of the day, all they really care about is their bottom dollar in their pocket,” he said. 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – The all-time highest priced home sold in Las Vegas is suddenly finding itself back on the market a mere two years after it was originally purchased, however with a substantial uptick in its asking price. 

The three-story, 15,000 square-foot home in Henderson’s MacDonald Highlands community earned its place in the record books after it was sold in 2021 for a whopping $25 million, after initially being listed on the market at $28 million.  

The brand-new home, located at 685 Dragon Peak Park and built by luxury developer Blue Heron, was purchased by billionaire and LoanDepot Founder and Chairman Anthony Hsieh. 

However, the home has recently found itself back on the open market once again, this time for the even more eye-opening sum of $34 million; when asked why its owner was willing to part with the property so soon after purchasing it, the listing agent stated that Hsieh is moving out because he is working on yet another home with Blue Heron that he intends to move into once its development is finished. 

685 DRAGON PEAK DRIVE, HENDERSON – $34,000,000.00

An ultra-sleek, high-tech showcase with a plethora of eye-opening amenities, Hsieh’s soon-to-be-former residence features a great room with retractable walls, an office casita, water on three sides, views of both the Las Vegas Strip and the Red Rock Mountains, 200 solar panels, and a “smart home” system that allows users full control over the security system, sound system, and energy management. 

The home also boasts seven bedrooms – including a primary suite with a private patio and a separate suite accessed by a glass bridge – as well as nine bathrooms and a garage with room for up to 11 cars. 

The home’s chef’s kitchen is also impressive, with Wolf and Sub-Zero touchscreen appliances, a full catering kitchen, and a glass wine cellar. 

While Hsieh’s $34 million asking price may seem steep, it should be noted that new-build luxury sales in Las Vegas have been proven to be largely immune to the real estate slowdown plaguing most of the nation, already breaking its record for the number of sales over $1 million in the first half of 2023. 

See full listing details for 685 Dragon Peak Park, Henderson

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – According to a new report, the prices of homes in the Las Vegas valley experienced a small increase during the month of October – which is usually the opposite of established norms during the fall season – while both sales and the number of listings currently on the market slowed slightly. 

As per industry group Las Vegas Realtors, in October the median price of an existing single-family home that was sold in Southern Nevada was $449,000, representing a 2.6 percent increase from September and an 18.3 percent increase year-over-year.  

One of the main factors that experts cite for the rise in home prices during what is normally considered an off season can be attributed to the lower number of listings currently available in the Valley, which is pushing the average list price for a home up. 

The number of available home listings last month was down 38 percent when compared to October 2022 and down 0.9 percent from September 2023, as per the Multiple Listings Service.  In addition, the number of homes sold in October also decreased from September by 6.7 percent and 1.5 percent year-over-year.  

All told, $922 million in homes traded hands in the Las Vegas Valley last month. 

Due to these and other issues currently impacting the industry – including record high inflation and increased interest rates instituted by the Federal Reserve to get that financial malady under control – Las Vegas Realtors President Lee Barrett noted that the real estate scene in Southern Nevada is going to be experiencing a few tough months. 

The historically tight housing supply we’ve been dealing with this year, along with the cyclical patterns we see almost every year around this time, seem to be propping up prices,” Barrett said. “We usually see home prices and sales cool down a bit along with the weather as we head into the fall and winter. We’ll see how these traditional trends play out this year. Higher interest rates and a smaller housing supply are playing a bigger role than in past years.” 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – Las Vegas has seen an explosion in the expansion of both its residential and commercial sectors in recent years – including Summerlin, Henderson, and the Las Vegas Strip, to name a few – but Enterprise, an up-and-coming township located in the southwest Las Vegas Valley, has been turning heads lately as one of the fastest growing areas in the United States.

Clark County statistics indicate that Enterprise is currently experiencing a degree of rapid growth that puts it ahead of any unincorporated area in the Valley; in fact, if it were to incorporate itself today, it would rank only behind Las Vegas, Henderson and North Las Vegas in terms of the largest cities in the county.

While Enterprise has been in existence for some time, Clark County Commissioner Justin Jones noted that the main factor contributing to its current skyrocketing growth was the recent construction of a major roadway and the development of several high-end neighborhoods.

Enterprise really started to explode with the construction of the 215 Beltway and development of the Rhodes Ranch, Mountain’s Edge and Southern Highlands master-planned communities, which began more than 20 years ago,” Jones said. “With the beltway providing a connection to the Summerlin and Henderson communities and easy access to the airport and the Strip, Enterprise was highly attractive to working families and businesses.”

Enterprise is located on a plot of land approximately 66 square miles – or 42,600 acres – south of the 215 Beltway, beginning in the vicinity of Fort Apache Road and Warm Springs Road and ending at the intersection of Interstate 15 and St. Rose Parkway.

In addition of the 215 Beltway and the aforementioned master-planned communities, other significant developments in the township consist of a planned high-speed rail Brightline Station that would serve as a direct link to Los Angeles; a potential NBA arena and casino resort; and several high-profile resorts and residential projects that are currently either in the planning or active construction phases.

According to 2022 Clark County statistics, Enterprise boasts a population of 233,896 residents, 185,506 single-family homes, and over 29,000 apartment units, with many industry experts calling the township a legitimate real estate hotspot that will continue to grow and thrive for years to come.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – The sale of Decatur 215, a 126,678-square-foot shopping center in Las Vegas, was announced by owner Brixton Capital on October 30, who sold the property in a 1031 exchange to a private investor for $36.3 million, with the deal reportedly brokered by Lucescu Realty on behalf of the buyer. 

Brixton Capital had previously purchased Decatur 215 from Kimco Realty five years ago for $28.6 million; after acquiring the property, Brixton overhauled and renovated the parking lot, repaving it and restriping the parking spots. 

Construction on Decatur 215 was originally finished in 2013, at which time the retail shopping center opened its doors for tenants. It is situated on a 16.2-acre plot of land and is comprised of eight buildings, all of which were fully leased at the time of its sale.

Decatur 215 – located in The Springs neighborhood at the southeast corner of North Decatur Boulevard and West Tropical Parkway – features a wide variety of retail tenants, including such well-known brands as Target, Petco, ULTA Beauty, Hobby Lobby, Blaze Pizza, and many others. The shopping center’s proximity to Route 95 also provides easy and fast access to and from downtown Las Vegas.  

The sale of Decatur 215 isn’t Brixton Capital’s only high-profile real estate deal in 2023; earlier this year, the New York-based real estate investment firm also purchased a 143,217-square-foot retail center located in Stockton, California in an off-market transaction that was arranged by Hanley Investment Group. 

Despite numerous issues brought about by the nation’s ongoing struggles with inflation and the continued fallout from the COVID-19 pandemic, the retail sector in Las Vegas has not only shown signs of resiliency, but of continued growth as well. As per a new report by Marcus and Millichap, the city experienced a 3 percent population growth between 2021 and the first quarter of 2023, resulting in the creation of approximately 50,000 new households. Job growth in retail has also been steady, with the number of employees in the metro area increasing by 3,500 during the first five months of this year. 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – After an extended series of delays, the $3.7 billion Fontainebleau Las Vegas is finally set to open at the north end of the Las Vegas Strip on December 13, bringing to close a development saga that has spanned 23 years amid ongoing doubts at times that the resort would ever open to begin with.

Jeffrey Soffer, Fontainebleau Development’s chairman and CEO, first purchased the land for the resort back in 2000. Development later begun on the Fontainebleau in 2007 – with its grand opening scheduled to take place in 2009 – but work was indefinitely halted two years later by the recession, forcing 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. Witkoff originally envisioned a 2022 completion date; however, that was derailed by the COVID-19 pandemic.

From there, the Fontainebleau sat unfinished for years until Soffer and Fontainebleau Development re-acquired the project and resumed construction in 2021, following Soffer’s securement of $2.2 billion in new funding.

When the resort finally opens its doors for business on December 13, it will be operated by the company’s subsidiary, Bowtie Hospitality LLC.

The Fontainebleau will mostly adhere to the original vision that was laid out for it back when the project was first announced and will consist of a 67-story tower containing 3,780 hotel rooms and suites, 550,000 square feet of convention and meeting space, a casino, restaurants, retail, health and wellness spaces, and many other high-end amenities.

In addition, the resort is expected to provide approximately 6,000 full-time jobs, which will greatly add to Las Vegas’ already booming economy.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – MIG Real Estate LLC has announced the sale of Pecos Plaza, a 124,000-square-foot medical and office campus in Henderson, Nevada, to new owner Woodside Health for $26.7 million. The seller was represented in the transaction by Cushman & Wakefield and JLL, reports say.

Originally built in 2006, Pecos Plaza is a Class B medical and office campus that is anchored by a two-story building with an additional seven single-story medical and professional office buildings, all located on a 7.62-acre plot of land at 9005-9089 South Pecos Road. The plaza is situated nearly seven miles from downtown Henderson, just over 18 miles from Las Vegas, and has access to Interstate 215.

Reports indicate that the campus is currently 93 percent occupied, with the property anchored by multiple retail establishments such as Michaels, Starbucks, Denny’s and UPS, among others. The medical facilities located on the campus are Belle Medical, Las Vegas Urology, Serenity Dental and Innovative Pain Care Center, in addition to several more.

MIG Real Estate LLC had originally acquired Pecos Plaza in 2014, having purchased the campus for $17.5 million from Wells Fargo Bank.

New Pecos Plaza owner Woodside Health has an extensive history when it comes to the medical field. The company was originally founded in 2008, and this newest purchase represents their 48th acquisition overall, giving them a combined total of over 2.5 million square feet – about twice the area of Chicago’s Millennium Park – in healthcare assets across the country, spread out over Arizona, Florida, Georgia, Nevada, Ohio and Texas.

Earlier in 2023, Woodside – as part of a $140 million transaction – recapitalized a medical office portfolio spread out over four states, consisting of 10 properties with a combined size of 423,000-square-feet. And in June 2022 Woodside purchased Optum Center – a 81,907-square-foot medical office building anchored by UnitedHealthcare – in Phoenix, Arizona for $20 million.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – The impending Formula 1 race in Las Vegas will represent an enormous opportunity to draw in record-breaking crowds of tourists to attend the iconic event, and obviously those tourists will need places to stay while in town. However, local homeowners are fuming over what they perceive as a missed financial opportunity due to the fact that short-term rentals currently remain illegal in Clark County, depriving them of the chance to rent out their properties for a tidy profit. 

Local homeowner Tina Turnbull was hoping to rent her home to out-of-town visitors during the Formula 1 event, but currently finds herself forced to turn people away due to the current situation regarding short-term rental laws in Clark County. 

Everyone else is excited and I’m just kind of like, feel like huge opportunities are being missed for me,” she said. “I’ve already turned down multiple booking requests. I just have to explain to them that because of the local laws, I can’t rent the house for less than 30 days.” 

After approving a short-term rental ordinance in June 2022, Clark County had started an application process for short term rentals in September 2022. The 1,300 applications they subsequently received were placed in a random number generator, which assigned a number to applicants to determine the order in which they would be considered for a license. However, after homeowners submitted paperwork this past August during the next phase of the process, they have been left waiting for answers that so far have not come. 

Turnbull Is among those homeowners who say they have been left dangling. 

Louis Koorndyk, co-founder of the Greater Las Vegas Short-Term Rental Association (GLVSTRA), said that his members have grown upset over their inability to tap in to the expected $1 billion local economic boost that the Formula 1 race is expected to generate when it takes place on Sunday, November 19. 

All the hosts or potential hosts out there are finding this extremely frustrating. The buzz in the community is really, why is it taking so long? When are these licensing dices going to start to be issued?” he said. “They want to be a part of this because the host community contributes to everything. They contribute economically. They help. They don’t take away from the hotels and casinos, they add.” 

In response to reporting on this situation, Clark County issued the following statement: 

At this time, we are in the process of reviewing the applications for completeness and eligibility. This process is necessarily time-consuming to ensure that the large volume of applications are evaluated in a consistent and fair manner. Applications that are incomplete or ineligible will be issued denials,” the statement read. “After this portion of the application review process is completed, Clark County Business License will identify applicants that may move on to safety inspections based on the order of priority established by the Random Number Generator selection process.” 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – A massive compound located in Las Vegas’ affluent Spanish Trail community that was previously owned by the Prince of Brunei – and at one time occupied by late pop singer Michael Jackson – has been listed on the market for a whopping $25 million. 

The compound, coming in at over 110,000-square-feet and located on a 16-acre plot of land, is located at 99 Spanish Gate Drive and at one time was linked to Jefri Bolkiah, the prince of the tiny Asian country of Brunei. Reports also indicate that in 2007 Michael Jackson had moved into Bolkiah’s compound and stayed there for some time. 

Construction of the property – referred to as “an unfinished masterpiece” by its principal broker, Ivan Sher – began in 1996, and is approximately 90 percent complete; there has been no additional development of the compound since 1999, Sher said. 

The home is completely enclosed and finished, but what’s not included is appliances and some detailed finish work isn’t complete, but for the most part it’s a mostly completed home,” he said. “When they built it, they had different expectations about moving to Las Vegas and ultimately ended up not moving.” 

99 SPANISH GATE DRIVE, LAS VEGAS – $25,000,000.00

Sher has not named the current owners of the property, noting that he has not dealt with them directly and instead has been conducting business through their lawyers and financial advisors; the reason the property has been put on the market is unknown, he said. 

The 110,320-square-foot compound has 10 interconnecting buildings, with the main house coming in at 37,466-square-feet with five bedrooms and eight baths. There’s also a 47,367-square-foot athletic club/pool house with an indoor badminton and squash courts, a hotel-sized spa and gym, indoor pool, bowling alley and nightclub.  

See full listing details for 99 Spanish Gate Dr, Las Vegas

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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, NV – After skyrocketing for a significant amount of time and raising affordability concerns in the city, a new Zillow report indicates that rental rates in Las Vegas have decreased for the second month in a row, showing that the marketplace is beginning to achieve a level of stability.  

The average rental price in September for a two-bedroom apartment in Las Vegas was $1,808 – a figure that Zillow determined by calculating the weighted nationwide average – which represents a 0.2 percent drop from August, and a 1.4 percent drop from September 2022. 

Currently, rental rates in Las Vegas are at their lowest point since October 2022; however, this situation does not echo developments in the rental market nationwide. According to the consumer price index (CPI) – utilized by the federal government to gauge inflation – rents across the country are still on the rise, and experts have stated that high rental rates have been one of the last key metrics that have kept inflation at its current exuberant level. 

Overall rental rates in the country were up 0.2 percent in September, although senior economist Orphe Divounguy stated that such increase is not entirely accurate to the CPI, nor indicative of actual market conditions, due to many new tenants signing 12-month or longer rental agreements.  

With that being the case, current conditions may take approximately a year to start reflecting in the CPI, Divounguy said, and the real numbers indicate that stability is slowly returning to the rental market across the country, as well as in Las Vegas. 

Although the consumer price index showed an uptick in rent prices in September, annual rent inflation continues to moderate and is likely to continue to move in the right direction,” he said. “This is because rent inflation tends to be most responsive to labor market tightness. Wage growth is moderating.” 

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.