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Old 08-31-2010, 06:11 PM
 
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What are the least costly condo/towhnhome complexes within Summerlin that are NOT converted apartments? Can be be 1 or 2 bedrooms with garage attached or detatched.

What are the least costly single family home subdivisions? I assume there is no such thing as a 1 bedroom SFH in Summerlin so those would be minimum of 2 bedrooms 2 bath.
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Old 08-31-2010, 06:21 PM
 
Location: NW Las Vegas - Lone Mountain
15,756 posts, read 32,484,948 times
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Originally Posted by sdreloc View Post
What are the least costly condo/towhnhome complexes within Summerlin that are NOT converted apartments? Can be be 1 or 2 bedrooms with garage attached or detatched.

What are the least costly single family home subdivisions? I assume there is no such thing as a 1 bedroom SFH in Summerlin so those would be minimum of 2 bedrooms 2 bath.
La Posada is purpose built and their one ones have gotten down to $50K at various times. No garages.

In general you don't go to Summerlin for the lowest cost. You can go five minutes outside it to 89128 and 89129 and save 15%.

You go to Summerlin because you want to spend a little more for the "exclusivity" and "environment".
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Old 08-31-2010, 07:40 PM
 
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Originally Posted by olecapt View Post
La Posada is purpose built and their one ones have gotten down to $50K at various times. No garages.

In general you don't go to Summerlin for the lowest cost. You can go five minutes outside it to 89128 and 89129 and save 15%.

You go to Summerlin because you want to spend a little more for the "exclusivity" and "environment".
I don't need the lowest cost of all of Las Vegas, just lowest cost of areas that have strong HOA/CC&Rs to keep the area from turning bad as it ages.
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Old 08-31-2010, 08:10 PM
 
Location: NW Las Vegas - Lone Mountain
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Originally Posted by sdreloc View Post
I don't need the lowest cost of all of Las Vegas, just lowest cost of areas that have strong HOA/CC&Rs to keep the area from turning bad as it ages.
Your messages get dumber as you proceed on this quest.

Summerlin charges a premium for the same house in the same kind of environment nearby. You pay to live in Summerlin. Not for HOAs or CC&Rs.

And there are areas of Summerlin that turn bad as they age....
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Old 08-31-2010, 08:52 PM
 
399 posts, read 870,689 times
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Originally Posted by olecapt View Post
Your messages get dumber as you proceed on this quest.

Summerlin charges a premium for the same house in the same kind of environment nearby. You pay to live in Summerlin. Not for HOAs or CC&Rs.

And there are areas of Summerlin that turn bad as they age....
Hostile response.
Looking around at what people were saying it seemed like Summerlin was a master planned community with a HOA that is supposed to enforce the appearance. I understand that there are some fees for Summerlin HOA. You can go to some other areas that look as good at first and avoid paying the Summerlin fees, but that area area may start deteriorating after original owners turn over a few times if not before. I have seen that happen in many places.
A condo complex has their own HOA and CC&Rs for within their gates, but the neighborhood outside may go downhill quickly if no one is enforcing CC&Rs in town.
There are also some neighborhoods that may be nicer than Summerlin, but have nothing to offer in the price ranges I'm looking at.

I'm trying to find the least expensive ways to get a property in a nice area that should stay nice over the long term short of getting a condo conversion.
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Old 08-31-2010, 09:25 PM
 
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Olecapt, could you please elaborate on the areas of Summerlin that may be turning bad? I'm curious about this, having looked at a couple of condo complexes where there appear to be undesirable rental tenants now (for example the development at Covington Cross/Cresdale; I believe the complex is called Red Bluffs). Wondering if it is more to the north part of Summerlin, bordering the 89128 and just south of Pueblo Park? I lived at La Posada back in 2005/06 and found it very nice, quiet etc. but with so many vacancies I am wondering if they've gone to Section 8. Thanks in advance for any info. you can provide.

To the OP, I would recommend checking out Desert Bloom, in Summerlin by Alta and Towncenter, near Red Rock Casino. I believe that is still pretty safe (please someone correct me if I am wrong). It's townhouses but the roomiest ones are over 1300 s.f. Sort of strikes me as in between a condo and a house rental. There's a community pool and access to a lovely greenbelt through gate at the back.

I would definitely avoid anything listed as Soaring Gulls or Soft Breezes Drives (89128). Those are in Desert Shores Villas. Desert Shores (borders on Summerlin near Lake Mead/Buffalo/Rampart) has some lovely areas (some gated, some not) but not those. Isla at South Shores still seems okay. Friend lives there and says the condo association is very vigilant. They had a few problems but evicted most of them. But they are definitely not purpose built. They're conversions from probably 2006 (height of the bubble-madness). However they did recently win a defect litigation and have been doing some extensive repairs.
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Old 08-31-2010, 10:00 PM
 
399 posts, read 870,689 times
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Quote:
Originally Posted by Magnoliablossom View Post
Olecapt, could you please elaborate on the areas of Summerlin that may be turning bad? I'm curious about this, having looked at a couple of condo complexes where there appear to be undesirable rental tenants now (for example the development at Covington Cross/Cresdale; I believe the complex is called Red Bluffs). Wondering if it is more to the north part of Summerlin, bordering the 89128 and just south of Pueblo Park? I lived at La Posada back in 2005/06 and found it very nice, quiet etc. but with so many vacancies I am wondering if they've gone to Section 8. Thanks in advance for any info. you can provide.

To the OP, I would recommend checking out Desert Bloom, in Summerlin by Alta and Towncenter, near Red Rock Casino. I believe that is still pretty safe (please someone correct me if I am wrong). It's townhouses but the roomiest ones are over 1300 s.f. Sort of strikes me as in between a condo and a house rental. There's a community pool and access to a lovely greenbelt through gate at the back.

I would definitely avoid anything listed as Soaring Gulls or Soft Breezes Drives (89128). Those are in Desert Shores Villas. Desert Shores (borders on Summerlin near Lake Mead/Buffalo/Rampart) has some lovely areas (some gated, some not) but not those. Isla at South Shores still seems okay. Friend lives there and says the condo association is very vigilant. They had a few problems but evicted most of them. But they are definitely not purpose built. They're conversions from probably 2006 (height of the bubble-madness). However they did recently win a defect litigation and have been doing some extensive repairs.
Looks like they are selling 2 bedrooms for $239K at Desert Bloom, Las Vegas Summerlin Home In Gated Desert Bloom - Priced Better Than Any Foreclosure!
so even a 1 bedroom is likely to not be near a price range I'm looking for.

I'm going to avoid any apartments converted to condos.
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Old 08-31-2010, 10:05 PM
 
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Forget that price--it's way too high for Desert Bloom. Try Trulia and you'll find they're around $160K--maybe slightly more for one that backs onto the Greenbelt with views of Red Rock.
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Old 08-31-2010, 10:18 PM
 
399 posts, read 870,689 times
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Originally Posted by Magnoliablossom View Post
Forget that price--it's way too high for Desert Bloom. Try Trulia and you'll find they're around $160K--maybe slightly more for one that backs onto the Greenbelt with views of Red Rock.
I'm looking for way less than that. More like selling for $60K or less. If I have enough gain after the sale of my house, I will pay cash. If I can't sell it for enough to have that much cash available, then I will get a 15 year mortgage. That's why I'm looking mostly at 1 bedroom condos.
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Old 08-31-2010, 11:00 PM
 
399 posts, read 870,689 times
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I have been looking at La Posada via Google Maps and it looks like a pretty convenient area with Vons grocery store, restaurants, fast food and dentists offices within walking distance.
Looks like Target, Walmart, Costco and nearest shopping malls are miles away though.

If I didn't have to have a car, then I wouldn't need to worry about parking outside under a car port instead of in a garage.
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