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Clark County, NV FHA Loan Limits Decrease By $128,950 On Oct.1

Clark County, NV FHA Loan Limits Decrease By $128,950 On Oct.1, 2011

Important Announcement – If you are considering securing FHA 3.5% down financing for a home in Clark County (Las Vegas, Henderson, North Las Vegas, Boulder City), you have until October 1, 2011 fund on your loan before the loan limits drop from $400,000 to $271,050.

What this basically means is that the alternative to FHA Mortgage Loans is finding a Conventional Mortgage, which may require a much larger down payment (up to 20%), as well as higher credit scores and income requirements.

Quick Background:

When Congress passed the Economic Stimulus Act in 2008, FHA loan limits were temporarily raised to help borrowers in higher cost areas obtain financing through FHA to help offset the reduction in private financing due to the credit crunch. These Loan Limit increases were substantial in many areas of the country and were set to expire in the future. ( I wonder if Congress knew we’d have a housing bubble )

Congress passed additional legislation to extend these loan limits for the past couple of years. However, barring any Congressional action, the FHA Loan Limits are set to revert to the 2008 formula as of October 1, 2011.

Clark County FHA Loan Limits / Proposed Changes:

Number of Units in property: 1 Unit 2 Units 3 Units 4 Units
Current FHA Loan Limits: 400,000 512,050 618,950 769,250
Proposed FHA Loan Limits (Oct.1, 2011): 271,050 347,000 419,425 521,250
Reduction Amount: (128,950) (165,050) (199,525) (248,000)

* Sources: Search FHA Loan Limits | May 26, 2011 – FHA Loan Limit Brief

How Will This Impact Buyers?

A few of the major benefits of an FHA Mortgage Programs:

  • Liberal Credit Requirements (580-640 Fico Scores May Work)
  • Lower Rates (Not hit with rate increases due to lower FICO scores – LLPA)
  • 3.5% Downpayment

While there is mortgage money available… for now, Section 941 of the Dodd-Frank Act pertaining to risk retention and the Act’s definition of qualified residential mortgages (QRMs) could make it very challenging for many First-Time Home Buyers to get a loan. (Video: “Skin In The Game)

However, the difference in downpayment and higher rates may actually force the sellers who have their properties listed in the low $300,000 range to drop their prices just to compete for the FHA borrowers.

Not sure, but this theory makes sense to me, especially if we’re talking about Las Vegas Short Sales and REO’s where the banks will need to price their listings according to accurate market comps.

Buy now, or wait for the FHA loan limits to decrease, along with property values?

Tough question to answer if you’re only concerned with value, equity and other “investment” related topics that probably shouldn’t be mixed with the decision to purchase a primary residence.

And if you’re a cash investor, then this FHA loan limit decision probably won’t impact the homes in your price range of Las Vegas real estate investment deals under $145,000.

Keep in mind that 51% of residential properties purchased in Clark County last month were paid for in cash, and not secured by a mortgage loan.

Either way, the following map and list of homes for sale in Las Vegas and Henderson may give you an idea of what you could miss out on once the FHA Loan Limits in Clark County decrease.

The two main questions to ask yourself area whether you would rather pay 3.5% or 20% down, and if you’re willing to risk getting a higher rate by waiting until after October 1 to see what the market does.

* This list updates every day from the “ACTIVE” listings in the MLS. Once a property goes into contract or “Pending” status, it is automatically removed from this list.

  • List View
  • Map View
  • Grid View

See all Clark County Homes For Sale From $271,050 To $400,000.
(all data current as of 5/29/2020)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

Las Vegas Named In Top 10 Cities To Purchase Real Estate

Las Vegas has made several top 10 real estate and economy lists in the past few years, yet this is the first positive mention of our local market that I’ve seen in a while.

CNNMoney.com named Las Vegas as one of the 10 best cities for homebuyers due to the high occupancy rates of rentals, low cost of housing and popularity by cash investors.

Don’t worry, this is not just another post from a REALTOR on a real estate site about why it’s a good time to buy a home.

Actually, our Las Vegas investors and property management clients have known about the cash flow rental income opportunities in Las Vegas for a while.

And, most of our VA Loan Eligible buyers are already out looking at homes that are 60% – 80% less than the properties they lost to foreclosure as little as two years ago.

Home builders have also started scooping up vacant land at around a 50% discount from what they were paying per acre during the boom years.

However, the flip side to the “Buy Now” debate has some great points as well, especially since the Dodd-Frank mortgage reform bill may potentially hurt real estate values due to the tough qualifying requirements being imposed on lenders and first-time home buyers.

Either way, it’s nice to be mentioned on a positive real estate list for a change.

Getting The Most Bang for Your Buck

Getting The Most Bang for Your Buck When Buying A Home

If you’re one of the lucky ones out there with a steady job, a nice cushion in savings and an opportunity to buy a new home, you’re shopping in the best house-buying environment available.

In many areas where the prices were exorbitantly high, they are now reasonable and have been for some time.

In areas where prices only rose marginally, the prices are back down and with a huge surplus of homes still on the market, you can essentially have your choice of house when you’re shopping.

Some of the main differences between the best bargains on Las Vegas real estate depends on whether you’re purchasing an existing resell property, short sale, recent foreclosure (bank owned) or new construction. And, the actual home buying process between each of these types of purchase transactions varies as well.

There are definitely pros and cons between resell vs new construction, but I’ll cover a few of the top money saving tips in this article for either option you choose.

New Construction

There are still homes available that are being built from the ground up. In fact, you can walk into a builder’s office today and start the process of building your own home and likely walk out with a nice incentive or two. The builders have been hit substantially in the past few years and homes aren’t selling quickly. This means the builders are likely to try and draw you in with huge savings, freebies and specials. While absolutely enticing, these new construction homes might not be your best choice in the long run.

If a builder is offering $10,000 in free upgrades, for example, that’s enough to put in hardwood flooring and maybe buy a refrigerator depending on the quality of the floors and the size of your house. Yet even with beautiful floors and a shiny new refrigerator, you’re still looking at the costs of moving in, fixing things up and dealing with blank walls, empty rooms and absolutely no special touches. Those costs can’t often be fixed by dealer’s incentive and while you don’t have repairs to make with an older home, it doesn’t have any distinguishing characteristics either – it’s one plain white room after another – and that costs money to improve and make your own.

Existing Homes

Many argue that you’ll find the best deals in existing homes, and it’s easy to see their point. Sellers are anxious to move their existing homes. Even if the market is starting to stabilize, homes may still be sitting on the market for months holding up plans of the seller, making them almost desperate to sell. Almost all existing homes come with negotiable prices, but some are more negotiable than others. While most of the real estate market has fallen and is still considered sluggish, the most desirable neighborhoods saw only a bit of a slowdown.

If you’re hoping to pick up a foreclosure for pennies on the dollar, or grab up a hot bargain after an intense negotiation process, you’ll likely be looking in an area slightly away from the best neighborhoods. It’s not just the least desirable neighborhoods that have foreclosures and houses sitting on the market ripe for negotiation, but the closer you get to the best school districts or the center of the city’s lifestyle, the more you can expect prices to rise and stay there.

Of course there is added benefits to buying an existing home, even if you didn’t get a hugely discounted purchase price. The sellers of existing homes know that competition is fierce, and even if they aren’t willing to negotiate much on price, they are willing to work with you on other things, in many cases. You may be able to have the seller fix any and all problems with the home. You may be gaining a swimming pool, deck and hardwood floors as part of the price. The walls may already be painted a neutral color and any upgrades made to the house stay there, in most cases.

Getting the Most Bang for Your Buck

The best way to determine the true price of a new home is to make a list of all of the things you’ll be expected to buy as part of the deal. If you’re getting a new construction home, plan on the window treatments, wall paint and every upgrade you’ll need to make it feel like home.

If you’re considering an existing home, factor in the cost of repairs and additional benefits you may be getting that you’d otherwise have to pay for in the new construction. Buying a new home is intensely personal, but while picking out what suits you best, take your time and work the numbers – this is a great time to get an outstanding bargain.

Las Vegas the Way It Was and Could be Again

Las Vegas developed into a prime real estate investment attraction primarily due to four things:

  • Sustainable Work:  A diverse pool of work opportunities.
  • Population Growth: Population growth as a by-product of sustainable work.
  • Supply & Demand: Population growth increased supply and demand and fueled building activity.
  • Climate.

Ample employment opportunities, and a surging population gave rise to suburban development projects such as the award-winning 39-square-mile master-planned community of Summerlin, at the edge of the Spring Mountains and only a short drive from downtown Las Vegas.

The sudden growth of high rise construction, previously unknown to Las Vegans was primarily due to the pressures of population growth, and land use restrictions.

Land-locked Las Vegas is surrounded by vast Government owned land holdings under the auspices of the Bureau of Land Management (BLM) and bordered by Native American reservations, with Lake Mead to the east, mountains to the west and Nellis Air Force Base to the northeast.

Approval for any transaction of BLM regulated land to be incorporated into the city requires formal federal government approval.

Lured by the promise of jobs, lower than average housing costs and a favorable tax structure for individuals and businesses, thousands of people were moving into Las Vegas putting continuous pressure on the need for available housing.

Of course, it would be just a waste of space to reiterate what caused the sudden cooling off of a superheated economy, and the end of the real-estate gold-rush. The reasons are due to an unfortunate combination of circumstances and well-known to everyone.

Suffice to say that despite the current less than ideal real estate environment, opportunities to build wealth will always prevail for the astute real estate investor who has the foresight and flexibility to adjust to any and all prevailing market conditions.

Though the overall condition of the Las Vegas real estate marketplace is far from ideal at the present time, there are many undervalued properties available that should prove to be excellent investments over the long term.

With interest rates at an all-time low and a huge inventory of distressed properties selling at very attractive prices, the home-buyer looking for a primary residence won’t find a better time to buy then right now.

So, there is some sunshine over the horizon to brighten a somewhat gloomy picture, and hopefully predictions for the beginnings of an upturn in the overall economy around the early or mid part of 2011 will ring true.

New Versus Resale – Pros and Cons

Let’s start off by saying that purchasing price aside; it is obvious that a new Las Vegas home will be relatively free of the aging problems that require maintenance in older homes. Kitchen and laundry room appliances will be under temporary warranty for a year or so, the a/c system may be under a manufacturers warranty for five to ten years, the hot water heater is usually under warranty for about five years, sometimes longer.

In regard to purchasing however, due to the higher costs of land today, the price per square foot of new construction will be considerably higher than in an older home. The interior design of new homes, however, makes more efficient use of space than most older homes.

A builders warranty covers structural defects, and the buyer’s homeowner insurance adds further protections. New, energy-efficient appliances, Energy Star windows and improved insulating materials make for lower utility costs than older homes.

Older homes, those that are in move-in condition, and are about five to ten years old may have added amenities that might be very expensive to add to a new home.  Older homes than that may have architectural features that are more pleasing to the eye than many of the newer “cookie cutter” designs seen in many communities.

Many older homes were made with sturdier building materials than today’s homes, and the exorbitant costs involved in building a home today has forced builders to compromise in certain expenditures affecting the home’s construction.

Older homes will unquestionably require more maintenance and a home owners warranty would be a sound investment. Well-kept older homes are usually on larger lots and have mature landscaping, that lends ambience to the property. Shrubs and trees on new property may take years to mature, and the expense of lushly landscaping a new property can be cost-prohibitive.

Some buyers look for quiet, well-kept and stable, established neighborhoods where older homes are located. Others may prefer a modern sub-division with amenities such as a clubhouse, tennis courts, and a workout room.

As it can be easily seen, age of the buyers, number of children, if any, overall family lifestyle – active or sedentary – financial resources, etc. will generally dictate the preference for housing type and neighborhood.

As with any purchase, “let the buyer beware.” What that means is if you are buying a new home, check the builder’s reputation and net worth, and make sure it is the builder and not some subsidiary you are dealing with.

An older home’s overall health should be verified by a certified home inspector before you take the plunge.

 If you have any questions about buying a home in Las Vegas, feel free to give us a call at 702-376-0088.

Selling Your Las Vegas Home in a Slow Market

When a Las Vegas listing agent and a client talk strategy, there is one question the agent does not have to ask his/her client: “what are your priorities?” And the reason the agent doesn’t have to ask is because the answer is already known:sell my house quickly and at the highest possible price!

In today’s market that is a tall order, even if the house is exceptional and the pricing attractive, although a property such as just described would certainly sell quicker than most.

But the more houses that are on the market the more hesitation enters a buyer’s mind, like somebody in a singles bar who sees an attractive girl and strikes up a conversation, but always has one eye on the door, wondering if someone better might come in.

How then do you, the seller, overcome the hesitancy of the buyer, the neighborhood competition and the prevailing buyer’s attitude that even if the home looks good and is priced right, will prices continue to fall, and will I be able to buy this home at an even lower price in a few months or less?

There is no question that selling your home at the present time represents a real challenge for you and your agent. A challenge, yes! An impossibility, definitely NO!

There are strategies to implement and things to be done that can turn the odds in your favor. Keeping a confident mind set and a belief in your strategy is the way to set about marketing your home with determination.

In boxing, a fighter with the determination and the will to win can often overcome superior skill, by causing the less determined fighter to lose confidence. Don’t lose confidence in yourself or your agent.

The first things to do are no-brainers to anyone, either buyer or agent who has done the research, and knows the basic procedures required prior to putting the property up for sale, and that is:

  • Fix the place up! Clean, straighten, neaten, organize, that’s known as “staging.” An important part of staging is making the home spotlessly clean and eliminating ALL clutter everywhere, including the garage.
  • “Curb appeal” means getting the lawn mowed, shrubbery trimmed, potted flowering plants strategically placed, clean, uncluttered driveway, etc.
  • Make all necessary repairs recommended by the house inspector you should definitely hire.
  • Your agent knows this, but you should be aware that equally important to the above steps to take is to price the home properly in accordance with current market conditions.
  • In order to arrive at a figure that will lure buyers and leave you a decent profit, your agent must do a comparative market analysis, taking into consideration many factors that influence fair market values.

If you want to sell your home in Las Vegas quickly and at the best possible price, give us a call at 702-376-0088 as we have the expertise and negotiating skills that you need in an agent.

Mortgage and Real Estate Fraud

Certainly, most people involved in the business of real estate are honest and hard-working but, as in any business, or enterprise if you will, there are “bad apples.” And, when times are tough, and economic hardships prevail, bad apples proliferate.

Fraudulent real estate practices are nothing new, of course, but in the last few years, unsuspecting people are being victimized in unprecedented numbers, directly as a result of the housing crisis we are now experiencing.

There are “vultures” in every walk of life that prey upon the misfortunes of others, and when people are in a difficult situation they will often turn to anyone who offers a ray of hope.

Famed bank robber Willie Sutton was once asked why he robbed banks, and his answer was, “because that’s where the money is!” So it is with the robbers who commit real estate and mortgage fraud.

Mortgage and real estate fraud are multi-million dollar enterprises, and since there is much less of a chance to be shot at, mortgage and real estate fraud is a lot less risky than bank robbing.

Real estate scam artists often focus on desperate people who are facing foreclosure, and don’t know where to turn for legitimate help. The scam artist will try to convince the property owner that the only way to save the home is to deed it to another person -on a temporary basis. The intent, of course, is to steal the property.

Mortgage fraud, as opposed to real estate fraud -even though there isn’t really much of a difference- involves the misrepresentation of information. For example, the use of false appraisals which are designed to fraudulently increase property values, falsifying loan applications and the like.

False documentation and identity theft are often part of a real estate scammer’s methods of operation as well. Delays in the processing of deeds and other relevant documentation often give these thieves the opportunity to actually sell a single property a number of times before the paperwork on the original sale has been recorded.

Scammer’s recruit unethical notaries who conveniently “overlook” the verification of signatures, and allow blank spaces on documents that can be filled in by the scammer at a later date.

To qualify for a mortgage loan, other types of fraudulent practices often employ such schemes as falsifying assets by disguising rental property as owned property, counterfeit pay stubs, and adding their names to the credit cards of accomplices with excellent credit in order to increase credit scores.

There are countless variations of real estate and mortgage fraud scams, and they all pose a serious threat to the functioning and integrity of the real estate industry as a whole, as well as to individuals who are honest buyers, sellers, and investors.

If you or someone you know has been victimized by a fraudulent real estate scheme, you should contact the FBI and/or the HUD Inspector General.

Home Value Factors

Although the market value of a property is largely determined by the comparison between similar properties in a given area, the value of a home is, in the long run, determined only by what a buyer is willing to pay.

This means that, if a seller asks $300,000 for his/her home, but the best offer received is for less than that, then the value of the home is actually less then $300,000, regardless of the studies that were done to establish the home’s fair market value at $300,000.

There are a number of factors that can influence a buyer to pay fair market value, location being among the most important of influencing factors.

Good school districts are a powerful influence on market value, and are most likely of greatest importance in considering location relevance.

Convenience to the workplace, shopping, major thoroughfares, public transportation, entertainment districts and recreational facilities offer other location factors that can have an impact upon a property’s desirability, and as a result, market value.

Condition of the home and property is another strong influencing factor in establishing a selling price. Size of the home and lot, as well as upgrades and amenities are still more influencing factors.

Interest rates, time of the year, high or low inventories of available homes, number of distressed properties in a given area, specific neighborhood conditions, proximity to beaches or mountain areas, proximity to industrial areas, high or low crime areas; any or all of these factors will positively or negatively affect home values

Certainly, it is unlikely that any particular area or neighborhood will meet all of a homebuyer’s criteria, so it is important that the homebuyer look at needs versus wants in location and neighborhood amenities, and consider those options along with affordability; home prices, property taxes, etc.

Real estate agents rate a good location as one with high dollar value and an excellent prospect for substantial appreciation. Buyers have a more complex formula for deciding if a home’s price is suitable and its location is what they are searching for.

A buyer’s real estate agent can be a valuable resource in not only finding the kinds of homes that meet the buyer’s criteria, but can be additionally helpful in obtaining data relative to the neighborhood’s school district, shopping and commuting information, crime statistics, etc.

Since location is so important in so many ways, when the potential buyer finds a property of interest he/she should look over the neighborhood BEFORE making an offer.

Drive around during the daytime and at night, during the week and on a weekend to get a good indication of the noise factor, and overall condition of the neighborhood homes. Look for the number of occupied stores as compared to empty, and check with your real estate agent as to rising or declining neighborhood home values.

Las Vegas Real Estate Market Seems to be Slowing Some, Affecting Short Sales

The current real estate inventory here in Las Vegas has been steadily creeping up over the past 5 months. At present there are 15,063 homes on the market which are not yet under contract. Of those 7,400 are short sales. That is a pretty good sized inventory in itself. Foreclosures make up 3,000 and that number is expected to climb.

This has an effect on sellers who are trying to short sell as properties take longer to get an offer due to the higher competition. Short sales have increased in popularity as an alternative to foreclosure. This is a good thing, but unfortunately, the numbers of buyers in the real estate market have not.

There is good news. Short sale processing times have come down significantly as the government has encouraged short sales and lending institutions have been moving quicker on approvals. The most important information sellers should take away from these trends is not waiting to long to get their home on the market. You can’t assume it will get an offer right away. You may eat up valuable time waiting for an offer and be left with a very short time to get a short sale approval before foreclosure.

Paul Rowe is the managing agent for the short sale division with Team Sena and can be reached at 702.376.0088.

Las Vegas Master Planned Community – Silverstone Ranch

Silverstone Ranch is a master planned golf course community situated on the fairways of the Silverstone Golf Club, a 27 hole championship course.    Construction began in 2003 and has mostly been completed; however, some new homes are still being built by Pulte.  This community is located in the northwest area of Las Vegas near Grand Teton and Buffalo Drive in the foothills of the Sheep Mountain range.

Silverstone Ranch features six different collections of homes including town homes to estates with views of the mountains and city.   The amenities offered to the residents are a swimming pool, six acre family park, playgrounds, basketball and tennis courts, picnic and barbecue areas, walking trails and lush greenbelts.

As of this writing, current resale home prices for the last three months range from around $125,000 to $420,000.  Median selling price is approximately $194,000.  A number of these resales are foreclosures or short sales.

The Princeville Collection at Silverstone Ranch is comprised of single family homes ranging in size from 3,064 to 3,744 sq. ft. selling for $416,990 to $459,990.  These homes, located adjacent to the Silverstone Golf Club, offer 3 to 4 bedrooms and 2.5 to 3.5 baths.

Pinehurst is a gated community built in 2004-2006, adjacent to the Silverstone Golf Club, and offers single and two story townhomes ranging in size from 1,345 to 2,015 sq. ft. with 2 – 4 bedrooms and an attached two car garage.  Some feature an island kitchen, great room, fireplace, covered patio and golf course or mountain views.  Other options include a split floor plan and master bedroom down stairs.

The Palms is a guard gated community comprised of single story and two story homes built in 2004-2009 with some lot sizes up to one third acre.  Home sizes range from approximately 1,900 to 4,050 sq. ft. offering 3 to 5 bedrooms and 2 to 3 car garages.

Some options include golf course or mountain views, wet bar, bonus room, den, fireplace in courtyard and other features.

Silverlake is a gated community of single story homes built in 2004-2006.  Home sizes range from approximately 2,025 to 2,825 sq. ft. featuring 3 to 4 bedrooms and 2 to 3 car garages on lots approximately 7,000 sq. ft to one quarter acre.  Some home options include an island kitchen, great room, courtyard fireplace, golf course view and split floor plan.

A popular amenity is the Silverstone Golf Club which is open to the public as well as community residents, featuring a 34,000 sq. ft. club house with restaurant, valet service, golf school, pro shop and locker rooms.  The club offers a state of the art practice facility with driving range, putting green and short game areas.

The club’s Mountain Course hole #3 is the longest hole in Nevada – a par 5 for 653 yards.   The club does not close in September for overseeding as do other courses in town and is available all year round – weather permitting.

For more information on homes in the Silverstone Ranch master planned community call 702-376-0088.

Buy or Rent – Which is Better?

There are literally zillions of pros and cons that come to mind when discussing whether it is better to be a renter or a home owner, and guess what? There is no right or wrong answer to the question, because each individual’s financial situation and lifestyle preferences are inherently different.

A basic overview of rent versus buy pros and cons can provide guidance, but not answers. The answers can only be found by analyzing these pros and cons within the context of one’s own individual circumstances.

For example, for some people, purchasing a Las Vegas home is out of the question, either temporarily or not ever likely. These persons may have poor credit, low income, have no down payment money and no way to raise money for one reason or another.

On the other hand, there are those renters who are financially stable, have good credit and a healthy bank account, but just don’t want to deal with what they feel are the “hassles” of overall expenses and long-term financial commitment that go hand in hand with home ownership.

Obviously, there are no rights and wrongs here, it just depends on individual circumstances, as well as likes and dislikes.

What are some of the pros and cons of renting or buying?

  • Renters have the flexibility to freely change residences without having to sell –once the lease has expired – with moving expenses, first and/or last month’s rent, and a new security deposit constituting the major up-front expenses.
  • Renters have limited responsibility for maintenance.
  • Renters monthly insurance premiums are much lower than a home owner’s insurance policy.
  • Renters can call the landlord to fix a plumbing leak or A/C problem.
  • Homes provide a better environment for children.
  • Home ownership builds equity over time (when home values are on the rise.)
  • Home ownership offers tax benefits (property tax and mortgage interest deductions for example.)
  • Fixed rate mortgages offer reasonably stable monthly payments  as opposed to  annual increases in rental costs.
  • Many retirees have paid off their mortgages and are now only responsible for property taxes.
  • Renters are never free of monthly payments to the landlord.
  • Home ownership offers more privacy and the option of decorating in any way you may choose.
  • A mortgage can be considered a “forced savings” in some ways due to the equity build up in the property as the mortgage is paid down. That definition is open to argument, and there is not enough space to cover that subject here.
  • Home improvements can increase the value of your investment. Improvements to an apartment can only be made with the landlord’s permission, and would only benefit the renter aesthetically.

So, as you can see, owning or renting is a judgment call if you have the option to buy or not, and if you don’t qualify to buy then there are no options.

If you have any questions about buying or renting a home in Las Vegas, feel free to give us a call at 702.376.0088.

The Sale Leaseback Option

The Sale Leaseback Option

A leaseback option more commonly occurs in commercial real estate transactions than in residential real estate negotiations, however, a buyer of residential rental property will occasionally come across a situation of this nature.

In a leaseback arrangement, a seller may have the need to market the property for sale for some ready cash to clear debts or to free up capital for investment purposes or other reasons, but knowing of the need to rent after selling his/her property, may feel more comfortable staying in familiar surroundings, and would prefer to remain on the premises as a tenant.

If the rental arrangement seems reasonable to the former property owner, the new owner is satisfied that the rents received from the former owner will satisfy the landlord’s expected profit potential for the property, and the length of lease is agreeable to both then a deal can be made.

Both parties can benefit from this arrangement, since the former owner will not have to deal with the expense and hassle of moving, and the new owner will save the time and expense of interviewing and screening prospective tenants.

Expense meaning the time it takes to find a tenant during which no revenues are being collected, instead of having a reliable source of income from a tenant that is more likely to treat the former property with respect.

The benefits to both buyer and seller could be in the form of an agreement that would allow the buyer to purchase the property at a very attractive below market price, and benefit the former owner by agreeing to a long-term leasing arrangement at a premium rate.

Additionally, since the buyer would derive depreciation tax benefits from the rental property, it is important for the buyer to conference with a real estate savvy CPA in order to assure that the timing and structure of the sale are designed to derive maximum taxable credits.

There can be legal complications detrimental to buyer and seller if it is determined that the seller has disposed of the property to hide assets, so the buyer should approach this arrangement with caution and should rely on the counsel of a skilled real estate attorney before making a commitment.

Some leaseback options may include terms which would allow the former owner to buy back the property after a previously agreed-upon time has elapsed.

Attorneys usually advise against the buy back arrangement, since there can be the possibility the  former owner may  construe the original transaction as a loan, and may take court action, which can become a serious headache for the buyer, and may result in unwanted consequences.

In some cases a lease back option could be beneficial to owners of distressed properties, who want to stay where they are but have the need to get out from under oppressive mortgage payments and avoid foreclosure.

If you have any questions about rental properties or leasebacks in Las Vegas, feel free to give us a call at 702.376.0088.