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thrive edward homes

Housing in Demand: Summerlin Townhouse Complex Sold Out Before Construction Even Begins

LAS VEGAS, NV – Thrive, a new townhouse complex in Summerlin, has exemplified the massive demand for housing options in Southern Nevada in a very eye-opening way- by completely selling out of all its units before the project has even broken ground.

Developer Edward Homes notes that Thrive isn’t actually slated to begin construction until August 1, which is situated along Charleston Boulevard, less than a mile west of Red Rock Resort. The project is anticipated to be finished by the first quarter of 2023, owner Brock Metzka says, but that still hasn’t stopped people from putting their hard-earned money down well in advance of move-in day.

“It was really fast,” Metzka said, noting that prior to the recent real estate boom in Las Vegas, he’s never completely sold out a planned development before it was even built.

The development was originally slated to be completed in phases, with the initial phase consisting of model homes to show off to prospective buyers. However, given the fact that all of the townhome units sold out in less than 90 days, such an approach was no longer necessary; instead, full-up construction of the entire community is now planned to commence in August.

Thrive, which will consist of 43 homes, sits on 2.6 acres of land in the Las Vegas Valley, sold out so quickly due to the massive demand for housing options in Southern Nevada these days, coupled with cheap loan options and a huge influx of out-of-state buyers who are flocking to the region for its blossoming economy, vibrant job market, and low cost of living when compared to many other parts of the country.

Located at the southwest corner of Charleston Boulevard and Plaza Centre Drive near the 215 Beltway, Thrive’s townhouses range in price from $440,000 to $550,000, with the higher-end residences coming in at three-stories. Many of the buyers hail from nearby California, according to Metzka, and most of them are paying cash.

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

The Summit Club

Wealthy Buyer Breaks Records with $36 Million Purchase of Vacant Land in Vegas’ Summit Club

LAS VEGAS, NV – The recent sale of a vacant plot of land in The Summit Club – a private community nestled between Red Rock National Conservation and the Las Vegas Strip – has raised eyebrows and broken records, as a wealthy buyer from California paid a whopping $36 million for four separate parcels upon which they reportedly plan to construct a lavish estate.

The purchase overshadows even the impressive $25 million sale of a new home in MacDonald Highlands in Henderson this past June by billionaire Loan Depot founder Anthony Hsieh.

The Summit Club purchase, which closed June 15, was traced back to a buyer listed as Sunlight LLC, whose address is registered in both Nevada and California as that of a tax firm in Palo Alto. The individual buyer, if there was one, was not listed by name.

Of the four parcels of Summit Club land sold to the buyer, three of them were purchased from the Discovery Land Company, A company that originally developed the 555-acre Summit Club, as well as the Howard Hughes Corporation, the developer of Summerlin. The three parcels combined features a total of 3.7 acres of land worth $32.25 million, Clark County property records state.

The fourth and final parcel of land purchased in the deal was sold by KAHO 21 LLC, as per Clark County property records, and came in at 0.77 acres and cost $3.75 million.

The Summit Club would not comment on the record-breaking purchase to local Las Vegas media, but a real estate expert noted that it’s practically unheard of for a buyer – most likely a billionaire – to pay such an incredible amount of money for parcels of land that they intended to build a home upon.

The sale caps off an impressive June for the Las Vegas luxury real estate market; according to experts, the highest amount paid in the last 30 years for home and land was $17.5 million, but last month alone Vegas has now seen sales of $25 million for a home and $36 million for land. What will the future bring?

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


Demand: Las Vegas Rents Currently Growing Faster Than Any Other Large U.S. Metro Area

LAS VEGAS, NV – Low inventory and high demand of apartment units in the Las Vegas Valley are causing rents to skyrocket to near record-breaking levels, a sign of Nevada’s economic recovery as COVID-19 ebbs into its final days. However, the continuing increases in rent in Clark County has come with a downside as well; hardship for some vulnerable local area residents who may have already been having difficulty keeping up with their payments due to the pandemic.

Rents in Las Vegas, while still well below the national average – as of June 2021, the average rent in the Las Vegas Valley was $1,591, whereas the national average is $1,799 – are nonetheless currently increasing at a faster rate than any other large U.S. metro area. Out of the top 50 U.S. metro areas, the speed of Vegas’ rent increases was at the top of the list, with a jump of 3.6 percent from May to June, which equates to approximately $55. Year-over-year from February 2020 to February 2021, Las Vegas rents have surged almost 20 percent, or $260.

Some Clark County tenants are reporting that they’re seeing their monthly rent jumping by as much as $200 or $300. For some – especially many seniors who are on fixed incomes – sudden increases this large can cause financial struggle and force people to cut difficult corners to get by.

Demand is seen as the main driving force behind the rent acceleration; with the pandemic dying down, businesses are hiring again, people are getting jobs, and new college graduates are entering the workforce heading out on their own for the first time. Rents are reportedly growing quickly throughout the country, but again, currently Vegas lays claim to the fastest rates of them all.

And experts are predicting this trend will continue as the country opens up and the economy recovers, but developers in Las Vegas who are hard at work on building several new apartment complexes are expected to help stabilize rents as more units are made available to satisfy demand.

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

Las Vegas Boulevard

Ariva Apartment Complex Currently Slated to Open South of Las Vegas Strip by End of 2021

LAS VEGAS, NV – A huge apartment building slated to open just south of the famed Las Vegas Strip by the end of 2021, is expected to add more options to the cityscape for people looking for homes to rent near the very heart of Vegas.

Ariva – a 754-unit complex situated several miles off of the west side of Las Vegas Boulevard and just north of Starr Avenue – is currently in the midst of construction efforts, and the initial phase of its development is slated to be open by the end of the year, with the remaining portion of the building expected to be completed at some point in 2023, reports say.

In addition to rental units, Ariva is also planned to encompass approximately 75,000 square-feet of space for retail establishments, restaurants, and office space; this aspect of the complex is expected to be completed before the residential units, according to the developer.

Ariva is located in a less-developed area consisting mostly of tracts of desert, in contrast to the hustle and bustle of the Las Vegas Strip; however, this part of Vegas is seeing more and more investors snapping up land and developing housing projects to accommodate the huge demands of the local real estate industry.

Owned by Silicon Valley-based WTI Inc., Ariva will feature a number of amenities for its residents, including four pools, a yoga studio, basketball and volleyball courts, dog parks, and a sky deck that will offer views of the Las Vegas valley, the developer says.

Another nearby project in the works is Mosaic, a 797-unit townhouse complex off Las Vegas Boulevard at St. Rose Parkway, which offers units in the price range of $260,000 to the low $300,000-range. The developer reports they have already closed on 240 of the units available, with over 200 more currently on their waiting list.

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

Las Vegas valley

Sales of Homes in Ascaya Luxury Master-Planned Community in Henderson Are Soaring

LAS VEGAS, NV – According to reports, Ascaya – a master-planned luxury community located in Henderson that was formed by blasting 15 million cubic yards out of a mountain range – has seen sales on-pace to double their number this year when compared to 2020, a year when sales profits were already at a level that were three times higher than they were throughout the previous three years.

Among the recent new buyers of land in Ascaya is Mark Davis, owner of the Las Vegas Raiders NFL team, who purchased a 6-acre plot to construct his custom home featuring views of Allegiant Stadium, his team’s home base.

And according to the developer, the number one draw of Ascaya is the community’s breathtaking views of the surrounding region; in addition, it also features a $25 million clubhouse and a two-acre park currently in the works.

The majority of sales in Ascaya have consisted of vacant lots upon which buyers have been building their own homes to their personal specifications; a small number of sales have been made up of speculative-built homes, reports say.

Currently, the developer of Ascaya – Henry Cheng, a Hong Kong billionaire and owner of NWS Holdings Ltd. – has closed over $38 million in sales in 2021 alone, with an additional $8 million in sales currently under contract. This is in stark contrast to the dismal rate of sales when the community essentially “stalled” due to the housing crash of the mid-2000’s, or even when it re-opened in 2014.

However, with the recent recovery of the Southern Nevada economy and housing market, Ascaya has attracted a new breed of upscale clientele who were attracted by low mortgage rates and the greater bang for their buck Las Vegas afforded them. With that being the case, Ascaya has seen its growth explode over the past year or so.

Ascaya currently features over 300 homesites, and homes that are constructed there are mandated to be of at least 4,500 square-feet in size, according to the developer. Currently, 26 new homes have been built, 18 are currently being constructed, and 21 are in the planning stages.

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

Eviction Notice

Princeton: Clark County Could See Most Evictions in U.S. When CDC Ban Ends July 31

LAS VEGAS, NV – According to the Eviction Lab at Princeton University, Clark County, Nevada is potentially facing more evictions than any other area in the United States when the Centers for Disease Control and Prevention’s (CDC) eviction moratorium ends July 31, reports say.

The Eviction Lab at Princeton University, according to their website, “creates data, interactive tools, and research to help neighbors and policymakers understand the eviction crisis.” They analyzed data of the average number of eviction filings in Clark County between the years of 2016 and 2019 and compared them to ones filed between January 2020 and May 2021. This was done in order to see how the COVID-19 pandemic had impacted the impending slew of evictions that are expected to hit once the CDC’s moratorium expires at the end of the month.

The findings were eye-opening, and indicated that between March 15, 2020, and May 27, 2021, landlords and property managers in Clark County had filed a whopping 22,400 eviction cases, which the Eviction Lab noted was the most out of any comparably-sized region they have examined in the country.

One place in the country that comes closer than others to Clark County’s numbers during the same period of time is Dallas County, Texas, which saw 18,600 eviction filings; meanwhile in Clark County, 4,559 evictions were filed in November alone, which the Eviction Lab said was twice the average number for Southern Nevada.

The emotional and financial impact of the COVID-19 pandemic has caused immeasurable hardship on renters who have been unable to make their monthly payments. However, it could be argued that an even greater one has been shouldered by the landlords and property owners who have been forced by repeated local and federal mandates to essentially provide free room and board for their tenants, even for those who may simply be taking advantage of the system.

One thing is for sure; when the CDC eviction moratorium ends July 31, there will be a massive eviction crisis across the United States.

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

real estate boom

Las Vegas Homes Continue to Sell at Lightning Pace; Overall Total Sales Begin to Stabilize

LAS VEGAS, NV – The house selling boom that’s taken the nation – and particularly Las Vegas – in its iron grip since the COVID-19 pandemic has begun easing off has finally begun to show some early signs of stabilizing and cooling down, despite the fact that many new homes introduced to the market are still being snatched up at an incredibly quick pace, reports say.

In Southern Nevada, sales of homes have started to drop ever so slightly over the course of the past few months and the number of available homes on the market has started to build; however, this doesn’t mean that the Las Vegas real estate scene has hit a plateau at all, since the houses that are being sold are still being gobbled up lightning fast.

Reports indicate that approximately 87 percent of previously owned single-family homes that were sold in the month of May had only been listed on the open market for 30 days or less; this represents a significant increase from the sales figures from January, when that number was at 64 percent.

Las Vegas’ real estate market has continued to grow over the past few months, as shown by fast sales and quickly escalating prices, spurred on by low mortgage rates that allow buyers to get more for their money. Regardless, the competition has been fierce, to the point that simply offering the initial asking price on a home is no longer a viable option; typically, the successful buys as of late have paid more.

However, experts are having trouble predicting where Las Vegas’ housing market will ultimately end up as the pandemic slowly comes to an end and the city’s tourism industry finally begins to heat up once again.

Despite the market showing signs of becoming more stable after skyrocketing for months, it nonetheless is still breaking records; the median sale price of a single-family home in May broke the all-time record at $385,000, and the overall inventory of available houses – despite increasing recently – is still low, with the end of May seeing only 2,031 homes for sale without offers.

So while there are a slightly smaller amount of people buying homes at the moment, those that are doing so are still grabbing them at a frantic rate.

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

Vegas Modern 001

“Vegas Modern 001” $25 Million Deal Sets Record for Highest Priced Home Sale in Las Vegas History

LAS VEGAS, NV – In a real estate marketplace such as Las Vegas that is regularly setting records as of late, it takes a whopper of a deal to stand out; one such deal has just taken place, and it has broken the all-time record for the highest-priced home sale in Southern Nevada history, according to reports.

The sale of Vegas Modern 001 – a three-story, 15,000 square-foot home in Henderson’s MacDonald Highlands community – has earned its place in the record books, reportedly going for a staggering $25 million. The brand-new home, built by luxury developer Blue Heron of Southern Nevada, was purchased by LoanDepot Founder and Chairman Anthony Hsieh.

The property was originally listed for $28 million, which was also noted at the time for being the most expensive home listing in Las Vegas history.

Intended to be an ultra-sleek, high-tech showcase with a plethora of eye-opening amenities, Vegas Modern 001 features a great room with retractable walls, an office casita, seven fire features, water on three sides and 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 has 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.

Prior to the sale of Vegas Modern 001, the highest record for a home sale in Las Vegas was when illusionist David Copperfield bought a 31,000- square-foot house in Summerlin in 2016 for $17.55 million.

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

Eviction Moratorium

New Nevada Eviction Bill Will Allow Landlords to Apply for Rental Assistance on Behalf of Tenants

LAS VEGAS, NV – According to reports, a recently passed eviction bill aims to address the many issues being faced by landlords throughout the ongoing COVID-19 pandemic, particularly when it comes to offering potential financial relief when it comes to tenants who may have access to federal rental assistance funds but for whatever reason have not applied for them.

Assembly Bill 486 will allow landlords suffering hardship due to non-payment of rent during the pandemic to apply for rental assistance on behalf of their tenant; many Nevada property owners have noted that renters not bothering to apply for rental assistance – be it out of ignorance, apathy, or outright malice – have been an ongoing thorn in their side for the past year.

However, Bill 486 also introduces some additional protections for tenants as well, including pausing eviction proceedings once they have applied for rental assistance until their application has been processed.

The bill will not be enforced until the end of the federal eviction moratorium – due to expire on July 31 – but despite finally giving landlords access to possible financial relief, many have nonetheless criticized the bill as actually doing more harm than good by drawing out the eviction process even longer due to the grace period it affords renters applying for assistance that they may or may not be approved for.

The typical eviction process in Nevada would see tenants behind on their rent receiving a notice from their landlord giving them seven days to quit or pay; the tenant would then have to file a response with the court, followed by a landlord filing an eviction. The two parties would then meet before a judge, who would present a final ruling on the matter.

However, legal experts have noted that AB486 alters that process by requiring all eviction hearings to be put on hold for a maximum of 30 days, after which it would go into mediation. The bill also protects tenants who have submitted an application for assistance from eviction until their application has been approved or denied by Clark County’s CARES Housing Assistance Program, a process which could take months.

As for the landlord, if they do receive rental assistance on behalf of a tenant, the eviction will be automatically dismissed and the landlord will not be able to file another case against the tenant for a minimum of 90 days.

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

Clark County

Clark County’s Short-Term Rental Ban Set to End in 2022; New Regulations Being Drawn up by Officials

LAS VEGAS, NV – As of July 1, 2022, reports say, Clark County’s ban on short-term rentals comes to an end, as mandated by legislation passed by state lawmakers; from that point, all short-term rentals must be legalized and regulated, posing a difficult task for county officials. After all, despite the ban that is currently in-place, reports indicate that over 6,000 properties have been illegally renting regardless.

Assembly Bill 363 mandates that Clark County regulate its short-term rental industry, and with the end of the ban in sight, the possibility that these short-term rentals could start providing significant tax revenue is set to become very real. Rentals are incredibly popular in the Southern Nevada region, given that it is home to the famed Las Vegas Strip.

Assemblywoman Rochelle Nguyen, who sponsored Bill 363, noted that regulations need to be devised that will take into account the needs and concerns of both the residents who are renting their homes out for extra income, their neighbors who have often issued complaints regarding excessive noise and partying, as well as labor groups and local law enforcement.

One of the main reasons Nguyen said that she sponsored the bill – signed into law by Governor Steve Sisolak in early June – was because simply banning short-term rentals was not working at all, and lauded the potential tax revenue they could generate with proper oversight.

“I don’t think they work,” she said. “I think we are missing out on the potential revenue and it makes it difficult for our counties and cities to enforce what is being perpetrated in our communities with these investment properties.”

However, not everyone believes that the bill is perfect; neighbors of rentals who are furious with the noise have claimed that the bill is not strict enough in that regard, and on the opposite side, renters have complained that the new regulations limit them far too much. But the bill is not an end-all, be-all in terms of regulating the industry; it is meant to merely set the overall framework into which local municipalities can develop and implement their own regulations, which Clark County officials currently in the process of working out while maintaining the guidelines already set forth by the state.

Clark County officials have also expressed skepticism regarding their ability to enforce whatever mandates the bill establishes, given their own inability to enforce the county’s soon-to-end ban on short-term rentals. But the degree of flexibility that counties are afforded to create and enforce their own regulations may make that process easier for Clark officials, but at the same time may cause them to incur additional expenses setting up the infrastructure to do so.

Currently, the bill only applies to Clark County, Henderson, Las Vegas and North Las Vegas; all other counties and cities in Nevada are exempt.

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

Eviction Moratorium Extension

Nevada Apartment Association Issues Statement Responding to Extension of Eviction Ban

LAS VEGAS, NV – In the wake of the fourth – and allegedly final – extension of the federal eviction moratorium by the Biden Administration in an attempt to assist millions of tenants who have fallen behind on their rent gain access to last-minute monetary assistance, landlords have announced their displeasure, with the Nevada State Apartment Association (NSAA) issuing a statement decrying the move.

The eviction ban, issued by the Centers for Disease Control and Prevention (CDC), has been extended from June 30 to July 31 in order to buy more time to distribute federal rental assistance funding that so far has been trickling out to those who need it. Currently, the Nevada Housing Division is offering federal rental assistance funds to people in need via the CARES Housing Assistance Program.

According to reports, since the beginning of the COVID-19 pandemic in March 2020, 6.4 million households have said that they are unable to pay their rent; in Nevada, the number of families facing eviction in the face of financial insolvency number at 81,000.

However, landlords and property owners have been hit just as hard by the pandemic, as both federal and local eviction moratoriums have essentially mandated they provide free room and board to tenants who claim to have been financially impacted by the pandemic. In the process, many landlords have encountered severe financial problems themselves.

The Nevada State Apartment Association has voiced the collective displeasure of landlords throughout the state who have been forced to shoulder the burden of their tenants’ finical woes, criticizing the Biden Administration for drawing out the difficult process even further, especially in light of the recovery of Nevada’s economy as of late.

“We are extremely disappointed that the federal moratorium yet again has been extended,” the NSAA said. “It is essential that the eviction moratorium sunsets to mitigate any additional damage to both renters and their housing providers and is appropriate given the trajectory of both the COVID-19 health crisis and Nevada’s economic recovery. The expiration will also allow housing providers to discuss and execute flexible payment plans, making payment plans, not eviction plans.”

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


CDC Extends Eviction Memorandum 4th Time, Until End of July; Says it’s the “Last Time”

LAS VEGAS, NV – With only days remaining before it was slated to come to an end, the Centers for Disease Control and Prevention (CDC), under the direction of the Biden Administration, announced Thursday that they would be extending the national eviction memorandum for one more month – from June 30 to July 31 – to assist millions of tenants facing eviction due to nonpayment of rent during the COVID-19 pandemic, stating that “this is intended to be the final extension of the moratorium.”

The CDC first issued the eviction ban in September 2020 under former President Donald Trump, and it was originally supposed to last until the end of 2020. However, it has been extended three times; once in December 2020 by Congress, and twice more – in January and March 2021 – by the Biden Administration.

The remaining month, according to the Biden Administration, will be used to massively step up the distribution of nearly $47 billion in available emergency rental assistance funding; a process that, up until now, has been going far too slowly, reports say.

Currently, 6.4 million U.S. residents report being behind on their rent, and 3.2 million are facing eviction, many due to financial hardships incurred during the COVID-19 pandemic, according to a survey conducted by the U.S. Census Bureau.

However, the move to extend the moratorium at the last-minute was decried by landlords and property managers across the nation. Landlords – many being small mom-and-pop operations with limited means –  have been monetarily devastated for the last year by federal mandates that have compelled them to provide free room and board for their tenants, some of whom are financially viable but are actually taking advantage of the eviction ban and simply refusing to pay rent.

Some landlords have challenged the authority of the CDC eviction moratorium in court. Currently, there are at least six major lawsuits that are ongoing, with three judges ruling in favor of the eviction ban and three ruling against it; all six cases are currently in the appeals process.

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