[olecapt]

Originally Posted by Daddys///M3

If you are looking at one of the high rise properties then safety is a non-issue. I'm sure that you will be parking in a private garage, and will likely not be walking around the surrounding area late at night. That being said, I have an acquaintance that recently bought in Panorama, and although going from a decent size single family to a 500 sq ft condo takes some getting used to, he is very happy.

Another development worth looking into would be Sullivan Square. Located on the west side about 10 minutes away from the strip, this mixed use property is almost like a city within a city. The access to the private garage will be right off of the freeway, and any and all amenities will be located within the development. There will be a mix of high-rise, brownstone, and live-work units. I've looked into them myself, and if I felt that my child could adapt I would be all over it. In 3-5 years the development should be complete. Safety will definitely be a non-issue there.

Google it and take a look, or visit the sales center next time you are out here.

I have vast doubts. Rumors continue to circulate about virtually every none strip development...Boca Raton, One Queenridge, Verge, Sullivan Square, The downtown lofts. Boca and One Queensridge are up at least partially but the rumors continue. Is there sufficient money and demand to complete them. Verge is supposedly sold out...but why no groundbreaking?

I remain convince that Comsmopolitan gets built. I would not make a similar bet on Sullivan Square. Hell I thought there was no way Spanish View could fail.

The financial climate is really mean out there. I would be very cautious.

[AZtoLV]

Originally Posted by Daddys///M3

If you are looking at one of the high rise properties then safety is a non-issue. I'm sure that you will be parking in a private garage, and will likely not be walking around the surrounding area late at night. That being said, I have an acquaintance that recently bought in Panorama, and although going from a decent size single family to a 500 sq ft condo takes some getting used to, he is very happy.

Another development worth looking into would be Sullivan Square. Located on the west side about 10 minutes away from the strip, this mixed use property is almost like a city within a city. The access to the private garage will be right off of the freeway, and any and all amenities will be located within the development. There will be a mix of high-rise, brownstone, and live-work units. I've looked into them myself, and if I felt that my child could adapt I would be all over it. In 3-5 years the development should be complete. Safety will definitely be a non-issue there.

Google it and take a look, or visit the sales center next time you are out here.

Thank You very much.You are the first person who actually gave me the info I wanted.

I wonder how many more high rise,city with in a cities they are going to put up.I have looked at some of them that their building,its crazy!

[Daddys///M3]

Originally Posted by olecapt

I have vast doubts. Rumors continue to circulate about virtually every none strip development...Boca Raton, One Queenridge, Verge, Sullivan Square, The downtown lofts. Boca and One Queensridge are up at least partially but the rumors continue. Is there sufficient money and demand to complete them. Verge is supposedly sold out...but why no groundbreaking?

I remain convince that Comsmopolitan gets built. I would not make a similar bet on Sullivan Square. Hell I thought there was no way Spanish View could fail.

The financial climate is really mean out there. I would be very cautious.

One Queensridge has 2 towers completed. When I went to the Sullivan Square sales office, Madison Tower I was about 95% sold out. I couldn't comment on the others. Is Verge the downtown property? Spanish View failed before the economic climate took the turn it did, perhaps more the developer than the economic climate?

[olecapt]

Originally Posted by Daddys///M3

One Queensridge has 2 towers completed. When I went to the Sullivan Square sales office, Madison Tower I was about 95% sold out. I couldn't comment on the others. Is Verge the downtown property? Spanish View failed before the economic climate took the turn it did, perhaps more the developer than the economic climate?

Yes I know all that. One Queensridge is well occupied and something over 80% sold and its continued viability is questioned. Does the developer have sufficient funds available to complete the facility and sell the remaining 20%. If he is unable to complete the amenities the owners will descend upon him en mass...and they are well moneyed.

Note that Sullivan Square cannot survive on a subset. It has to get all or almost all. I will be immensely impressed if the pull that one off. I really don't think the odds very good.

The problem here Terry is that one can lose even if the venture is likely successful. You reach the point where more funding is needed and you can't get it...regardless of how well you are doing. Spanish Springs was a class act and they appeared to have it all together until it collapsed.

[Daddys///M3]

Originally Posted by olecapt

Yes I know all that. One Queensridge is well occupied and something over 80% sold and its continued viability is questioned. Does the developer have sufficient funds available to complete the facility and sell the remaining 20%. If he is unable to complete the amenities the owners will descend upon him en mass...and they are well moneyed.

Note that Sullivan Square cannot survive on a subset. It has to get all or almost all. I will be immensely impressed if the pull that one off. I really don't think the odds very good.

The problem here Terry is that one can lose even if the venture is likely successful. You reach the point where more funding is needed and you can't get it...regardless of how well you are doing. Spanish Springs was a class act and they appeared to have it all together until it collapsed.

True. When I went to the SS sales office, the agent there told me that they had all of their funding in place. Of course I can't say if that is true or not, as I'm not 100% sure that the agent had any idea about the financial standing of the developer or said project.

These are definitely trying times my friend, particularly for residential development money. Even commercial liquidity is starting to dry up. I had a 65% loan to as-is value deal come across my desk a couple of months ago, 65 units with approximitely 25% of the units pre-sold. Little did I know that this deal had already seen the desk of everyone that mattered, and noone wanted to touch it. The reason? the units were priced around $500K apiece, on average, and the development was in Searchlight. The fax I got from a lender that had turned this deal away 9-12 months before I saw it said "Would you pay half a million for a home in Searchlight?"............touche, and thank god for FHA, which is keeping me fed right now.

[Buzz123]

Originally Posted by airics

first off, the north part of las vegas is the rough part, NOT North Las Vegas, this is a whole separate entity. North Las Vegas is awesome and affordable.

That's just not so. The old part of NORTH Las Vegas is dangerous and seedy. The new part is OK although if a strong ethnic diversity bothers you you won't like any part of NORTH LAS VEGAS. Nothing wrong with the north part of Las Vegas. But then I guess it depends on what you consider the north part of Las Vegas. The northwest part of Las Vegas, and all of Summerlin which runs almost the entire length of the west side of town from north to south, is the best part of town. (To confuse you further, the so called "west-side" is no longer really "west", it is more north central, and is predominately made up of people of the black persuasion, although I see a lot of Hispanics moving into the area. It is also known by old timers as "Old-town".)

The towers the OP is asking about are multi-million dollar condos that mostly are purchased by corporations or very wealthy people who only vist here. So not many people actually live in them full time. If you can afford one and that's what you want, they would be very safe as only the owners could get near the place. Even walking around Turnberry would be OK as the whole area is well lighted and plenty of people around. I can't remember where Panorama is and I'm too lazy to look it up right now. If I could afford a high rise condo and had a full time dog walker, I'd choose the one on Alta across the street from the Suncoast. I'm too tired and lazy right now to look that name up too. Most of us in Las Vegas live in regular houses though.

[Buzz123]

Originally Posted by RandalR

> As Olecapt said, the vast majority of Turnberry residents own properties in two or more cities, and are only at home in the towers occasionally. Many are retired.

> Strip nightlife is highly overrated - unless you are a pseudo-celebrity/drug dealer from L.A. or an attractive young woman with a huge ego who likes having a venue specifically designed for you to display your wares to an admiring crowd of losers. The clubs are set up to cater to those two audiences - in order to take vast amounts of money from everyone else. Nightlife is no reason to move to Las Vegas, because you'll get tired of the empty cynicism beneath the glittering exterior in a big hurry.

Very well put, and I would add that those people are mostly tourists, not locals. I hope I can remember this and I hope you won't mind if I quote you sometime.
As far as professional positions here, it depends on the business that you're in, as we are a tourist, not a financial, or any other type, of center.
So for anyone who is thinking about moving to Las Vegas, have a good reason other than that you think it looks like a cool place to live.

Well said. I like this post even though I didn't do a very good job of adding my reply.

[Buzz123]

Now that I think I know where Panorama is I wouldn't spend a fortune on anything in that area. Isn't it on Industrial Road, one of the worst streets in town? Do you really want to overlook a ratty industrial area where you couldn't walk out of the gate safely? IMO it would feel like a prison, as would almost all of the high rises near the Strip or, especially, downtown. Turnberry...maybe. I wouldn't even want one in Trump Tower. How'd you like to spend a Buzzilion dollars to look down on a seedy adult book store and railroad tracks?

[sheriff]

Originally Posted by Buzz123

Now that I think I know where Panorama is I wouldn't spend a fortune on anything in that area. Isn't it on Industrial Road, one of the worst streets in town? Do you really want to overlook a ratty industrial area where you couldn't walk out of the gate safely? IMO it would feel like a prison, as would almost all of the high rises near the Strip or, especially, downtown. Turnberry...maybe. I wouldn't even want one in Trump Tower. How'd you like to spend a Buzzilion dollars to look down on a seedy adult book store and railroad tracks?

Panorama is actually on Dean Martin (Industrial)---however, it will connect via Harmon to the new City Center. The land surrounding Panorama is being gobbled up by General Growth Properties; perhaps the #1 retail developer in the US. The Harmon Ave "corridor" will likely prove to be the next avenue of commerce.

[sheriff]

The claim of these high-rise condos, is "the Manhattan-isation" of LV. How is any project on the 215 beltway party to this concept? Right in the middle; close to the "strip' does support this concept.