[bfosterh]

Just recently the company my husband works for is allowing him to live anywhere in the usa he wants. We live in Utah now and are not winter people, I grew up is southern california and have thought about moving there but the prices of homes are so high, I also have alot of family in the phoenix area which I do love and prices there arnt too bad right now. But someone suggested I take a look at summerlin, I have never even considered living so close to vegas, I do like vegas but I can only handle the strip for 3 nights at the most. I have kids and worry about having them so close to the strip. But from what I have read summerlin is a nice place and I think worth looking at. We are planning on going down there and looking around in the next few months, we plan on spending around 550+ on a home. What are the nicest areas in summerland? The nicest gated communities? I guess what I am looking for is the most desired area in summerlin, everyplace has them. This information will really help when we start looking around. And are prices still coming down on homes?

Beth

[olecapt]

Originally Posted by bfosterh

Just recently the company my husband works for is allowing him to live anywhere in the usa he wants. We live in Utah now and are not winter people, I grew up is southern california and have thought about moving there but the prices of homes are so high, I also have alot of family in the phoenix area which I do love and prices there arnt too bad right now. But someone suggested I take a look at summerlin, I have never even considered living so close to vegas, I do like vegas but I can only handle the strip for 3 nights at the most. I have kids and worry about having them so close to the strip. But from what I have read summerlin is a nice place and I think worth looking at. We are planning on going down there and looking around in the next few months, we plan on spending around 550+ on a home. What are the nicest areas in summerland? The nicest gated communities? I guess what I am looking for is the most desired area in summerlin, everyplace has them. This information will really help when we start looking around. And are prices still coming down on homes?

Beth

Prices continue downward and will for at least a few more months...maybe longer.

Note that Summerlin is an economically diverse community with housing from the multiple millions to the two hundred thousand range. $550K will put you in the middle of the range. Some places arde Country Rose Estates or The Terraces or Talaverde or Country Oaks and a dozen more. All gated. Some with golf course frontage on TPC and such. Others with strip views.

In some of these developments you would be into the smaller houses...Country Rose for example. In others you would be towards the larger.

All have quite good schools. There really are no bad schools in Summerlin.

Note that you should think a bit about what you would like. There are at least some opportunities to buy very nice homes which have been foreclosed...which will provide much more home for the money. There are other communities (Country Rose would be an example) where there will likely be no foreclosures and you will pay a significantly higher price for the home. One rarely finds both the best neighborhood and the best buy. Does happen but it is rare.

The strip has little influence on places like Summerlin other than as a place of employment for some residents. In general people from the area use a local casino such as Red Rock if they feel the need for a night out of that type.

[Buzz123]

Originally Posted by bfosterh

Just recently the company my husband works for is allowing him to live anywhere in the usa he wants. We live in Utah now and are not winter people, I grew up is southern california and have thought about moving there but the prices of homes are so high, I also have alot of family in the phoenix area which I do love and prices there arnt too bad right now. But someone suggested I take a look at summerlin, I have never even considered living so close to vegas, I do like vegas but I can only handle the strip for 3 nights at the most. I have kids and worry about having them so close to the strip. But from what I have read summerlin is a nice place and I think worth looking at. We are planning on going down there and looking around in the next few months, we plan on spending around 550+ on a home. What are the nicest areas in summerland? The nicest gated communities? I guess what I am looking for is the most desired area in summerlin, everyplace has them. This information will really help when we start looking around. And are prices still coming down on homes?

Beth

Also note that Summerlin is not a city, it is a section of Las Vegas. Your address would not read Summerlin, NV, it would read Las Vegas, NV, if that's some sort of problem for you.

[olecapt]

Originally Posted by Buzz123

Also note that Summerlin is not a city, it is a section of Las Vegas. Your address would not read Summerlin, NV, it would read Las Vegas, NV, if that's some sort of problem for you.

Let us really confuse her...

But Buzz you and I live a block apart in the same zip code and have the Las Vegas designation. But you live in the City of Las Vegas and I don't.

[Buzz123]

Originally Posted by olecapt

Let us really confuse her...

But Buzz you and I live a block apart in the same zip code and have the Las Vegas designation. But you live in the City of Las Vegas and I don't.

That's because we voted to keep you out.

Maybe you could get mail addressed to Summerlin, NV. Citibank's mail comes to The Lakes, NV, if I'm not mistaken, and I'd bet that their nearest neighbors' mail says Las Vegas. USPS probably doesn't care as long as the zip code is correct.

If you live in North Las Vegas you'll still get mail addressed to Las Vegas with the correct zip.

[SHEPNYC]

Originally Posted by olecapt

Prices continue downward and will for at least a few more months...maybe longer.

Note that Summerlin is an economically diverse community with housing from the multiple millions to the two hundred thousand range. $550K will put you in the middle of the range. Some places arde Country Rose Estates or The Terraces or Talaverde or Country Oaks and a dozen more. All gated. Some with golf course frontage on TPC and such. Others with strip views.

In some of these developments you would be into the smaller houses...Country Rose for example. In others you would be towards the larger.

All have quite good schools. There really are no bad schools in Summerlin.

Note that you should think a bit about what you would like. There are at least some opportunities to buy very nice homes which have been foreclosed...which will provide much more home for the money. There are other communities (Country Rose would be an example) where there will likely be no foreclosures and you will pay a significantly higher price for the home. One rarely finds both the best neighborhood and the best buy. Does happen but it is rare.

The strip has little influence on places like Summerlin other than as a place of employment for some residents. In general people from the area use a local casino such as Red Rock if they feel the need for a night out of that type.

Olecapt: How does Red Rock Country Club fit in the mix of upscale communities?

Are all the communities you mentioned guard gated?

Thanks.

[olecapt]

Originally Posted by SHEPNYC

Olecapt: How does Red Rock Country Club fit in the mix of upscale communities?

Are all the communities you mentioned guard gated?

Thanks.

Gated..some such as Country Rose are guard gated. Note that many of the guard gated community also have gated entries.

Red Rock gets to this level on REPOs., and then they are generally on the border or denser streets. Regular Red Rock starts in the 600Ks.

The expensive places are The Ridges, Tournament Hills, Queensridge(not actually in Summerlin but close enough), One Queensridge, Red Rock Country Club. There are 26 over 5 million and about 450 over one million.

[SHEPNYC]

Originally Posted by olecapt

The expensive places are The Ridges, Tournament Hills, Queensridge(not actually in Summerlin but close enough), One Queensridge, Red Rock Country Club. There are 26 over 5 million and about 450 over one million.

Any opinion on how these "expensive places" compare to each other. Pros and cons of each. Your insight would be appreciated.

[bfosterh]

Thanks so much for the info! It's all extremely helpful, the home we have now will sell for around 700,00 or more so we could easily go higher then 550, I just had heard about the situation there and how home prices were getting hit pretty hard. It wouldn't really bother me to have a las vegas addy, just as long as I lived in a nice safe area.

Beth

[olecapt]

The more expensive places are pretty much all custom. So it is hard to have much of an opinion. As you get below a million these places tend to pack too densely.

The Ridges have elevation. Elevation is always nice to have. These also tend to be the most "exotic". The places where you find high architecture practiced.

The places between the fairways in Queensridge have large properties and expansive views often all the way around. Not a lot of elevation but enough.

Some of the Tournament Hills places are exceptional. Generally the ones on the corners of the developed areas.

Red Rock has only a limited number of the larger places. There are a few though with exceptional views. Note that in Red Rock you get into the gated inside Guard Gated...while some like that I think it a nuisance.

Queesridge and Tournament Hills are convenient to civilization. The Ridges less so though still not bad. Red Rock is also somewhat removed.

Again though in this class you really need to see the homes.

Below two million I think you might actually be better in some of the other developments...ie the Vineyards and similar semi-custom tracts.