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Successful House Flipping in Las Vegas: “Buy Low, Renovate Fast; Relist on Market Soon as Humanly Possible”

LAS VEGAS, NV – Before the housing bubble burst (mid-2000’s), the idea of flipping a property, especially in markets such as Las Vegas,  was as appealing to real estate investors as the gold rush to old-time prospectors heading to America’s frontier in the 1800’s. Both groups saw their respective purpose as a way to potentially get rich quick, but much like the prospector who struck out to the west – and failed to strike gold, more often than not, the recession dashed the hopes of more than one prospective house flipper looking to turn a fast buck.

However, as the Vegas housing market experiences resurgence in the past year – homes and rental properties have been growing exponentially in both demand and price when compared to 2016, and this trend shows no signs of slowing down – it appears that flipping has come back into vogue, as housing options for families in the Southern Nevada region are sorely outstripped by the number available on the open market, experts say. Therefore, an industrious investor with little money and some elbow grease is in position to swoop in on property which might be considered “less desirable,” – fix it up, and find that it is suddenly a hot ticket.

Flipping in Las Vegas has jumped in terms of profitability in the first quarter of 2017; when judged against 2016’s first quarter, experts report a 29 percent increase, which equates to approximately $51,000 in additional profit from flipping; this is also the single biggest increase in profitability since 2005, the period just before the mid-2000’s housing bubble burst. With the jump in prices, competition for lower-priced homes – especially fixer-uppers – has risen to near ecstatic levels.

But it’s not just the resurrection of the housing market that has real estate entrepreneurs racing to renovate; entertainment media has drawn attention to the benefits of investing in Las Vegas homes as well, and when Hollywood takes notice, so does the public. For example, HGTV recently announced the renewal of its breakout hit television show “Flip or Flop Las Vegas” for a second season after its first season displayed very strong ratings. The show, which debuted in April and chronicles the exploits of real estate agents/designers Bristol and Aubrey Marunde as they buy, rehab, and sell off local area properties, has attracted a whopping 12.5 million viewers, according to HGTV.

These factors have contributed in no small part to Las Vegas being currently ranked as the number two place in America to flip properties, according to yet another real estate reality star- Scott Yancey of the reality show “Flipping Vegas,” who says that the goal of any successful flip is to buy low, renovate fast, and get the property back on the market as soon as humanly possible. He cites RealtyTrac, a real estate information company and online marketplace, as evidence of how Vegas is currently a hotbed of flipping activity in terms of gross profits, noting that average home in the region typically sells for $134,000, and upon being successfully flipped that same home brings in an average of approximately $204,000, a gain of 53 percent; that certainly represents a significant return for an investor.

Flipping has been around for decades, and after a period of dormancy in the Southern Nevada area, it’s set to rear its head once again for ambitious real estate investors willing to sink in some dough and some hard work; the payoff promises to be more than worth the effort.

Oakland Raiders Release Details on Construction of New Las Vegas Stadium; Anticipated Opening Date of 2020

LAS VEGAS, NV – With the announcement of the move of the Oakland Raiders from their current eponymous home to Las Vegas come the NFL season of 2020, a firestorm of curiosity has centered on not only where their home stadium would be built, but who would be building it and when. And, in a rash of recent announcements by the Raiders management team, those questions have finally been answered.

The Raiders organization has announced that it will be employing the services of Mortenson Construction and McCarthy Building Companies will handle the construction duties involved in bringing the Raiders’ proposed Las Vegas Stadium – currently its working name – to life. The structure, designed by Manica Architecture – the Kansas firm that supplied initial concept renderings of the stadium and property when this project was still in its proposal stage – is slated to contain 65,000 seats and boasts a price tag of $1.9 billion with an anticipated opening date of 2020, according to reports.

Mortenson Construction, based out of Henderson, NV, had a long list of sporting venue construction to its name; most recently, they completed work on U.S. Bank Stadium for the Minnesota Vikings in their hometown of Kansas City, and did so a full month-and-a-half ahead of their originally scheduled completion date. Other construction credits to Mortenson’s name include Major League Baseball team Atlanta Braves’ SunTrust Park in Georgia, and the currently in-progress work on National Basketball Association team the Milwaukee Bucks’ Wisconsin Entertainment and Sports Center.

Mortenson will serve as the on-site construction team on the Raiders project, whereas it is currently unknown as of press time what role McCarthy Building Companies – headquartered in Henderson, NV – will be serving.

Las Vegas Stadium is the working name for the domed stadium, which will not only serve as the home base for the re-christened Las Vegas Raiders, but of the UNLV Rebels football team from the University of Nevada, Las Vegas as well. It will be located about 62 acres west of Mandalay Bay at Russell Road and Hacienda Avenue, just west of Interstate 15.

While the main goal stated by the Raiders Organization is to complete their move from Oakland to Las Vegas in time for the 2020 NFL season – and with a company with the reputation that Mortenson Construction has at the helm, this seems quite the realistic goal – the Raiders must still finalize a lease agreement with the Las Vegas Stadium Authority by the end of May, 2017; if the two parties are unable to come to terms on the arrangement, the next chance to do so will not come until October of this year. If that were to occur, it would most likely push back the start of the Raiders in Las Vegas to the 2021 NFL season, something that neither party most likely wants to happen. In addition, environmental and traffic impact studies must be preformed and pass muster before local government.

The Las Vegas Stadium is anticipated to provide a boost to the local economy, including jobs (and corresponding wages), tourism, and especially the real estate market, which has already been seeing a steady and constant increase in prosperity recently since the housing bubble pop of the mid – 2000’s. Home and rental prices have been climbing on a regular basis, and with the much-anticipated arrival of the Raiders on the horizon, real estate is looking to enter a legitimate boom period for the foreseeable future.

On March 27, 2017, NFL team owners voted nearly unanimously to approve the Raiders’ application to relocate from Oakland to Las Vegas, Nevada; the Raiders will remain in Oakland through 2019; previously, the team had moved from Oakland to Los Angeles and back again.

With Continuing Growth in Las Vegas Real Estate, Expert Allays Fear Bubble Burst

LAS VEGAS, NV – There’s no doubt about it- real estate in Las Vegas, Nevada, is on a slow but powerfully non-stop climb after sinking into the financial mire in the mid-2000’s. Records are being broken in terms of both prices and sales totals, and everywhere you drive, new developments are gracing the once-barren landscape. In addition, projects that had stalled or been outright abandoned are once again pushing forward in this new, more positive economic climate. While things aren’t quite at the booming levels they are right before markets crash, they are nonetheless very positive and getting better every day.

But for those who are looking to jump aboard this freight train to the top and are feeling some trepidation in regards to it all tumbling down again in the near future, experts are predicting – using the strongest of verbiage – that this isn’t a likely outcome.

Within the last year, the real estate market in Las Vegas has surged in leaps and bounds; 2,249 single-family homes were sold in the Las Vegas area in February, an increase of 6.5 percent from February 2016, and the average single-family home has gone up nearly nine percent, with the average price currently coming in at approximately $240,000.

And of course, these properties aren’t being simply given away, so there’s been a corresponding increase in the demand for mortgages Southern Nevada as well; continuing a three-year trend of growth, home purchase loans jumped up an additional 8.5 percent in 2016 over the previous year, equating to a total of 36,130 mortgages . And all that increasing demand has, of course, in turn driven up prices; in 2017, the average price of a single-family dwelling is coming in at $240,000, which represents an increase of $119,000 for the same home during the very same period in 2012.

In a recent interview, Home Builders Research founder Dennis Smith notes that the demand in Vegas for new homes is very strong, with one of the main reasons for that being fear of rising interested rates; as of now, many people are recognizing a housing boom and have decided to finally get off the pot, so to speak. After all, when interest rates go up, prices quickly follow. In addition, he said, is the limited supply of new homes in the area, which is also serving to inflate demand. However, unlike with a limited trend in the area a few years ago, Smith notes that this current drive is not investor-driven, but homeowner-driven, which suggests far more stability and optimism in the surrounding economy and job market.

It’s this stability, combined with moderate yet steady growth based on legitimate consumer need, that Smith says offsets any possibility of the Las  Vegas real estate market growing too much, too soon and creating another bubble that is sure to burst; instead, he notes, it’s ensuring a strong, profitable tomorrow for anyone getting into Southern Nevada real estate, as well as a good place for families to take a shot at the American Dream, with industry – and, along with it, jobs – quickly filtering into the region.

“Is Vegas going to grow? Yes. Do they want it to grow? I would certainly hope so. If not, then go live out in the desert. But is there a bubble or too much construction? I don’t understand why people would suggest there’s too much construction when the demand shows there isn’t,” he said. “How can anyone convince me that 8,000 sales a year is a bubble? We’ve had 30,000 – 40,000 permits a year; that was a bubble. But before that, in the 1990s and early 2000s, we were doing 20,000 permits and closings a year, and everyone was marveling how wonderful everything was in Las Vegas.”

Single-Family Home Availability In Las Vegas Reaches Lowest Point Since Summer 2013

LAS VEGAS, NV – Spring is here, and if March figures are any indication, the upcoming months leading into the summer season are sure to continue the upward trend of availability – or lack thereof – of homes in the Las Vegas real estate market.

Southern Nevada’s supply of available homes has been shrinking for months now, going hand-in-hand with a steady increase in prices as options continue to dry up for prospective homeowners in the region. According to recently-released statistics, approximately 11,000 single-family homes were available on the market at the tail-end of March 2017, which represents a decrease of 17 percent over the same point in 2016. Meanwhile, sales of available homes on the market have increased nine percent this past March compared to 12 months ago, resulting in a highly-competitive marketplace for both buyers and sellers, with homes on the average selling at the fastest rate since official tracking begun in 2010.

A community experiencing growth always represents an attractive prospect for people looking for a fresh start, hence the recent influx of transplants from other areas of the country and the subsequent reduction in the amount of housing options for them as dwellings are gobbled up. As an example of how fast homes are selling in the region, your average single-family dwelling would typically go under contract in 60 days one year ago; today, that number has gone down to 49 days and continues to shrink.

As with a growth in demand comes growth in prices; the median price of a single-family home sold in the Las Vegas area has jumped up 7.5 percent in March 2017 from one year ago, with the average price clocking in at approximately $273,000.

According to real estate professionals, there’s plenty of buyers out there, but fewer and fewer homes to accommodate them; this, reports indicate, are a result of economic improvements in Nevada as a whole and Las Vegas in particular, with new businesses, attractions and even sporting teams (in the form of the Oakland Raiders NFL team) setting up shop in the area, and with them are coming jobs for local area residents.

However, with Vegas’ growing reputation as a real estate market on the rise come complications as well, with homeowners looking to sell believing they are sitting on a gold mine and demanding top dollar for their property; experts report that if prices were lowered closer to an accurate fair-market value – as opposed to prices inflated by speculative market growth and a recent spike in demand – that sales would be even more brisk. But as a territory hit especially hard by the real estate bubble burst several years ago, sellers looking to cash in on a market that is finally booming is just a reality that cannot be denied.

Another factor that is eating into the total number of homes available to buyers in the Las Vegas area are due to investors that purchased a large number of homes, only to turn around and offer them as rental-only properties to tourists and vacationers; as of March 2017, few of those investors are looking to sell those homes, which again drives up demand for the remaining properties on the market.

Overall, however, March 2017 has continued the trend of a shrinking real estate market and demand (and, as a result, prices) for property in Southern Nevada with no signs of things slowly down.

If you are considering relocating in or around the Las Vegas area, which clearly is experiencing huge growth and a booming job market,  give us a call at 702.376.7379 so we can answer any real estate and home relocation questions you may have.

HGTV’s Reality Hit ‘Flip of Flop’ Gets Las Vegas Spinoff; Highlights Demanding, Fast-Paced Vegas Market

LAS VEGAS, NV – If the numbers aren’t enough to convince you that Las Vegas, Nevada is a fast rising hotbed of real estate activity – last month’s median home price moved up 10 percent to $242,000 from the same period in March of 2016, and five years ago that number was a mere $123,000 – Hollywood has also taken note.

HGTV’s Flip of Flop, one of reality television’s hottest programs, is offering its very first spin-off with a Las Vegas-centric theme; entitled Flip or Flop Vegas and starring local residents Bristol and Aubrey Marunde, its very existence displays a firm belief in the high activity of the Southern Nevada real estate market by HGTV studio executives, as typically they are loathe to sign off on a show that concentrates on a single region unless they feel they have a certified hit on their hands.

Flip or Flop is a television series airing on HGTV hosted by real estate agents and real-life husband and wife Tarek and Christina El Moussa. First airing in 2013, the show, which chronicles the activities of the two as they “flip” homes; in other words, they buy distressed properties and renovate them while a camera crew captures the process from beginning to end. The popularity of the show is readily apparent by the fact that, to date, it has filmed 86 episodes through 8 seasons. As is the case with successful television, eventually talk of a spin-off came to bear, and on April 6, 2017, Flip or Flop Vegas premiered on HGTV starring Bristol Marunde, a Vegas-based real estate expert and designer, and her husband Bristol, a designer, contractor, and former Mixed Martial Artist who has competed in the UFC and Strikeforce.

Flip or Flop Vegas takes the same premise as its progenitor; the Marundes are featured in each weekly episode dealing with the trials and tribulations of flipping homes in Las Vegas; the real estate market in the Vegas area is ripe for such a show, with the current demand for housing options far outstripping supply, a state of affairs that is causing prices to continuously make gains. Indeed, Las Vegas is fast becoming a seller’s market, and each week viewers can tune in to HGTV and see it all for themselves.

Producers from HGTV first became aware of the exploits of Bristol and Aubrey Marunde when they discovered videos clips on the couple’s Instagram account of their Vegas home flipping achievements; it wasn’t long before the Marundes were contacted and eventually signed to a contract for a 13-episode season Flip or Flop spin-off focusing exclusively on the Las Vegas market, and if ratings are any indication, HGTV has yet another certified hit on their hands.

As for the advantages of flipping homes in the Las Vegas area, Aubrey Marunde recently said in an interview that the high, high demand for homes in Southern Nevada in general lends itself to a much more intensive flipping experience than in the rest of the United States, both in terms of the need for speed when it comes to identifying and buying prospective properties as well as the amount of time it takes to actually sell a home once you’ve finished renovating it (hint: in Las Vegas, they go fast).

“Vegas is a very, very fast-paced market. There are so many opportunities and they present themselves daily. You have to be ready to jump on them, because if you don’t, somebody else is going to,” she said. “So our fast-paced market here is much different than other places around the country and I think that people watching are going to see that. Our properties sell in hours, rather than days or months here. That’s very unique to the show.”

Flip or Flop Vegas currently airs on HGTV on Thursdays at 9 p.m.

Considering relocating in or around the Las Vegas area? Give us a call at 702.376.7379 so we can answer any real estate and home relocation questions you may have.

Oakland Raiders Will Move to New Stadium in Las Vegas

LAS VEGAS, NEVADA – For the third time in 35 years, the Oakland Raiders have decided to pack their bags and move to greener pastures; this time, calling Las Vegas, Nevada home, possibly within the next two years or less, and the arrival of the popular National Football League team – an addition to a brand-new 65,000 seat state-of-the-art stadium for them to call home – is bound to have a distinct impact upon the Southern Nevada area.

In late January 2016, billionaire Sheldon Adelson, president and CEO of the Las Vegas Sands Corporation, proposed a new domed stadium in Las Vegas to potentially house the University of Nevada, Las Vegas football team and a possible NFL team. Adelson contacted Raiders management for a potential partnership with the team in regards to the new stadium, and in April 2016, Raiders owner Mark Davis met with the Southern Nevada Tourism Infrastructure Committee.

Adelson – along with Goldman Sachs, the project’s backup investor – later pulled out of the deal, but the gap was filled by Bank of America; Nevada’s legislature also approved a $750 million public subsidy (via a 0.88 percent increase in hotel occupancy taxes) for the stadium in October 2016, and the Raiders themselves will invest $500 million of their own money in the project. Overall, the stadium has a $1.9 billion price tag, which includes a $100-million practice facility.

The Oakland Raiders were founded on January 30, 1960, as a member of the American Football League; they are currently members of the National Football League, which merged with the AFL in 1970. Over the years, the Raiders’ fortunes on the gridiron have flip-flopped regularly, going through losing streaks but becoming dominant within the league as well, culminating in an easy 1980 victory over the Philadelphia Eagles in Super Bowl XV. At the end of the NFL’s 2015 season, the Raiders boasted a lifetime regular-season record of 444 wins, 397 losses, and 11 ties; their lifetime playoff record currently stands at 25 wins and 18 losses.

The Raiders have courted much controversy over their seemingly nomadic tendencies; in 1982 the team relocated to Los Angeles (while still retaining the ‘Oakland’ moniker), and would remain there until 1995, at which time they returned to Oakland. On March 27, 2017, NFL team owners voted nearly unanimously to approve the Raiders’ application to relocate from Oakland to Las Vegas, Nevada, in a 31-to-1 vote. The Raiders will remain in Oakland through 2018 – and possibly 2019 – and relocate to Las Vegas in either 2019 or 2020.

The stadium and the prestige of having their very own NFL team on-hand is part of state government’s goal of solidifying the very backbone of Las Vegas’ lucrative tourism industry, according to a statement released by Governor Brian Sandoval.

We have before us the opportunity to invest in Nevada’s most foundational industry, tourism, by providing for the infrastructure and public safety needs of the 21st century,” he said. “We can and must usher in a new era for tourism in the Las Vegas market, while keeping our citizens and visitors safe, and ensuring our position as the global leader in entertainment and hospitality.

The stadium is anticipated to provide a boost to the local economy, which is expected to create a ripple effect that will be felt throughout many of Las Vegas’ many industries- including real estate. Jobs and local wages are both expected to receive a boost; in addition, the amount of tourism to the area is sure to increase as not only will the stadium be host to the Raiders, but also the University of Nevada – Las Vegas football team as well, attracting professional and collegiate football fans of all ages.

All of this will translate into a significant amount of fresh revenue being pumped into the Vegas economy, and in any market experiencing employment and wage prosperity, it’s attractiveness as a place to live is sure to increase as well. This is anticipated to result in an increase in home and apartment prices in the area, where quality housing options are already shrinking and are priced at a premium. More than ever – fueled by the arrival of the Oakland Raiders and a brand-new football stadium – Las Vegas will become a seller’s market within the next few years.

However, all the details have not been set in stone yet; terms for a 30-year lease with the Las Vegas Stadium Authority still to have terms ironed out, and property upon which to actually build the stadium still needs to be secured; one proposed 63-acre site is located near McCarran International Airport. However, these are considered to be minor issues with all parties committed to making Las Vegas the new home of the Oakland Raiders a reality.

If you are considering relocating in or around the Las Vegas area, which clearly is experiencing huge growth and a booming job market,  give us a call at 702.376.7379 so we can answer any real estate and home relocation questions you may have.

Las Vegas Real Estate Market Continues Slow But Steady Climb

LAS VEGAS, NV – Local real estate continued its slow but steady climb upwards during the month of February, with prospective homeowners buying more properties – at higher prices – in a busy marketplace where fierce competition is resulting in steadily dwindling options.

The advances made in the real estate market of Las Vegas are especially apparent when you look at how far it has progressed within the context of a year ago; in Southern Nevada, single-family dwellings have gone up nearly nine percent since February 2016, with the average home currently going for approximately $240,000. 2,249 single-family homes were sold in the Southern Nevada area in February, an increase of 6.5 percent from one year ago.

Likewise, the demand for home loans and mortgages have seen an uptick in activity recently as well; last year in the Las Vegas area, 36,130 home-purchase loans were taken out, which is an 8.5 percent increase over 2015. In fact, the home lending market in the Southern Nevada area has seen continued growth for the past three years and running.

Of course, with the increasing demand also comes increasing prices; that rings true for just about any commerce field, of course. In February of 2012, the average price of a single-family home in the Las Vegas area was about $121,000; fast-forward to 2017, and that same home will set back a buyer $240,000 – a whopping 100% increase. Home prices have consistently increased year-by-year in the area, with the same home in 2015 costing $205,000, $220,350 in 2016, and so on. After enduring a series of peaks and valleys, the real estate marketplace has stabilized and has begun to rise once again.

Furthermore, and comparatively speaking, home prices in Las Vegas are among those that are rising more than elsewhere throughout much of the United States. Whereas the national median single-family home price in February 2017 was $195,300 – a 7.2 percent bump from the same time one year ago – the same home in Las Vegas was fetching $216,400; this represents an increase of 9.8 percent, 2.6 percent higher than the national average.

The reason why more buyers are taking the plunge and committing to buying homes in recent years is simple; a steady population increase in the region, coupled with a slowly-but-surely growing economy and a job market that has boasted regular improvement, has given consumers – many who have been putting off starting families until they were in a position to be able to afford a home – the confidence to finally plunk down the dough on a dwelling of their very own. In addition, the price of the average home in the state of Nevada is still lower overall than many other neighboring states, including cities in California.

However, while the steadily-growing demand for real estate in the region is clearly there, the options to satisfy that demand are starting to shrink; by the end of February, 10,725 single-family homes were on the market, up slightly from the month before but representing a 17.5 decrease from the year-to-year average. Clearly, the rise in demand has caused the available housing resources to decrease in size, and this should go hand-in-hand with continued price increases going forward into the near future.

As you can see, after a long period of dormancy nationwide, the real estate market is slowly transforming back into a seller’s market rather than a buyer’s market, and there’s nowhere this is more readily apparent than in Las Vegas. If you are considering purchasing a home in the Southern Nevada region, it’s best to start weighing your options sooner than later – and if you need help, that’s exactly what we’re here for; contact us today.

Considering Southern Nevada as a potential for investment? Las Vegas real estate is one of the most common targets for real estate investors as of late. Please feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

586 Lairmont Place, Henderson Nevada: Remodel Project Update

586 Lairmont Place, Henderson Nevada: Remodel Project Update

The extensive remodel project at 586 Lairmont Place in MacDonald Highlands is now getting ready to proceed from the rough stages and onto the finish work. Level 5 drywall is currently being installed and expected completion of this stage is mid July 2016.

Front Rendering Ground View

The ultra luxury market in Las Vegas is very strong. What is very appealing of this project is the home’s renovation is so extensive, the updates give the entire home the feeling that it is more like new construction than a resale project. With new-builds taking approximately two years from conception to completion, buyers can enjoy ownership of this home in only a couple of months instead of the long process of building from dirt.

Once completed, this 11,700 square foot modern contemporary home located on the 9th green of Dragon Ridge golf course will feature 4 bedrooms, 10 baths, executive office suite, casita, wellness spa, new custom pool, underground 10 car garage, 3,500 square foot roof deck, an entertaining dream.

586 Lairmont

Las Vegas and Henderson luxury home specialists should start lining up their buyers now with expected delivery time of this home arriving in early September 2016. Agents may contact Tony Sena with Shelter Realty at 702-376-7379.

Top 5 Luxury Home Style Trends for High Net Worth Buyers

Designing a large luxury home can be challenging. High net worth buyers will look for the newest styles and have the knowledge to spot out any flaws or imperfections. My luxury 12,000 sqft. remodel at 586 Lairmont Place Henderson NV 89012 required much time and attention during the design phase. I decided to hire a professional designer, Jared Lebo with Lebo design, he is also a licensed architect.  Below are the top recent trends we decided to follow.

1. Large Formal Dining Rooms

In the past, almost every home was equipped with a formal dining room and as time went on dining rooms were replaced or reduced with larger kitchens, home offices or media rooms.  Most luxury homes do not have dining rooms to entertain a party of 12 or more. We choose to turn a bedroom/game room into a large formal dining room, large enough to support a party of 25-30.

2. Mismatched Cabinets

All white is becoming a new trend for kitchens. Why not be bold and add a dark wood accent in your island and risers above your stove. My designer chose mostly white kitchen cabinets, the off color accents will offer a break to the eye.

3. Bold Powder Rooms

Since every powder room is relatively small, it makes sense to spend a little extra money to make a statement. A custom mirror, tile wall coverings and granite that looks like artwork can accomplish the look you want.

4. Built-In or Stand-Alone Bath Tubs?

Stand-alone bath tubs are certainly in style but their practicability is in question. We went with a stand-alone tub in a guest bedroom but chose to use a built-in tub for the master bathroom. Built in tubs have jets, heat and enough space around it to safely get in and out, and put items like soap, a phone or tv remote etc.

5. Technology

We couldn’t afford to  shy away from the ever-increasing technological innovations. Today’s buyers want it all when it comes to technology, and the builders that cater to this tech-trend are the ones who stay at the top of the real estate market.

We chose to install a fully automated Vantage lighting, Crestron audio and video system. With a touch of a button on your iPhone or iPad docking station, you can now control lights, climate, audio, and control your alarm system all from a single point in the home or other side of the country. These are the built-in features that today’s luxury home buyers are looking for.

MacDonald Highlands Community Information for 586 Lairmont Place Henderson NV

My investment home at 586 Lairmont Place Henderson NV is located within MacDonald Highlands in Henderson Nevada.  Below is some information about the community and the fine amenities it has to offer.

MacDonald Highlands is a collection of upscale neighborhoods in Henderson, positioned 2700 feet above the center of Las Vegas, offering some of the best skyline views in the valley.  Filled with large custom luxury homes, MacDonald Highlands has become one of the most prestigious developments in Southern Nevada.

MacDonald Highlands

Located within the community is Dragon Ridge private country club.  This top rated course designed by Jay Morrish and David Druzisky, is tucked into the canyons between homes offering dramatic elevations and skyline views.  Many top courses in the valley require tight target type golf with narrow fairways, however; Dragon Ridge provides a player friendly format with competitive greens.

The DragonRidge clubhouse is a social venue for MacDonald Highlands residents. You will find the top-rated Montrose Steakhouse, Onyx Bar, Dragon Grill, two lounges and a ballroom to accommodate social events. Create stunning events like weddings, reunions and charity events with the backdrop of the Las Vegas valley. A custom-designed swimming pool that offers a magnificent view of the Las Vegas skyline is also available for the enjoyment of members of the upscale community.

The Dragon Ridge Tennis and Athletic Center features two group exercise studios, private pilates room and a spacious 4,500 square-foot strength and cardio floor with a view of the Las Vegas Strip. Fitness class programs such as spinning class, pilates, yoga are offered on a regular basis.

Child care services are provided. Members also enjoy sauna and steam rooms, whirlpool baths and an internet lounge. Private training, sport-specific conditioning and overall wellness services are also available on a per request basis. Five tennis courts, basketball, volleyball court and custom pool make it possible for the whole family to find fun and fit activities.

Where to Buy Onyx, Marble and Granite?: 586 Lairmont Place, Henderson, Nevada 89102

There are plenty of places in Las Vegas, Nevada to buy stone for counter-tops but none in my opinion offer a better array of memorable stone choices than Marble Express, located at 3925 W. Sunset Rd., Las Vegas, NV.

Our luxury re-model of 586 Lairmont Place Henderson, NV 89012 has progressed to the point at which it was time to select the stone for our cabinetry and vanities. I see the same unremarkable granites for sale at all the usual outlets, and it is such a pleasure to walk into the Marble Express showroom. All the colorful and unique stone choices available makes one feel  like they are in an art gallery rather than a stone and tile store.


A man-made product that feels like granite but can be produced in almost any color. It is very popular for the modern trend that is sweeping higher end residential design.


A hard, natural stone marked by a very grainy appearance.


A natural stone, metamorphosed limestone that has shiny, crystalline appearance.


Natural stone, sedimentary rock.

Onyx (hot trend!)

A beautiful stone noted for its chaotic banding patterns. It is also translucent and a terrific choice for back-lighting.

For our kitchen cabinetry, we are going with modern looking white quartz with subtle gray bands. The vanities are a selection of both quartz, granite and marble. The show piece in a dining room is a wall mounted 4-8 foot backlit onyx. The fiery oranges and yellows bring the room alive. We expect to complete the home in early August 2016.

Which Drywall Finish To Use? – 586 Lairmont Place Henderson Nevada

During the remodel phase of our luxury investment home at 586 Lairmont Place, Henderson NV in MacDonald Highlands community, a decision will be needed in regards to the level of drywall finishing. 

The 5 levels of drywall are:

  • Drywall is hung
  • Tape covered with mud
  • Screws covered with thin coat of mud
  • Cover screws again with mud, sand surface
  • Small skim coat, sand and prime
  • Skim entire surface, sand and prime, laser level

The average production home with course texture will use a level 3 or 4 finish.  For our 11,700 sqft luxury home, we chose to use a level 5 smooth finish because the type of buyer for this home will expect the best.

Obviously, the price goes up as your finish level goes up due to the high level of preparation. Level 5 requires the installer to level every surface with a laser to insure there are no imperfections.  Some areas of exception are behind cabinets and walls that tile will be applied. The highest level of attention will be large walls and especially the ceilings as the light reflects and rakes across highlighting any imperfections which are very evident to the eye.

Every project is different and requires a finish to best suit the look and budget of the home remodel. We have chosen level 5 finish because our project calls for it.