[hard888]

Originally Posted by jpk

I think olecapt had a good suggestion when he said that for that budget you should consider Lake Las Vegas .....

JPK, thank you as well for your input.

Yes I have considered some of the semi-custom tract homes. In fact on my last visit to Lake Las Vegas (Tremezzo), I thought the design to be gorgeous. These also fell into the $1M+ homes. And even though they are tract, it's hard to knock them as they do feel like they own up to the value. Then again, I was only in the model homes and we know that can be deceiving.

In speaking with some others, I think some of the places that were commanding high asking prices (particularly for homes $700K+), were too high to begin with. Some should have been asking no more than $500K. Heck even $350K. I know it's just an opinion of their values that I've suggested, but you get the idea. Hence the drop in their asking prices as of late. They too know they were asking too much to begin with and with everything else factored in (bad RE mkt, inventory glut, etc), they had to correct their prices. I'll throw out the community of "V" in Lake Las Vegas as a prime example. When first opened, they were asking $600~$700K on a townhome with floorplans calling for 1600 sq ft. No thank you!

Basically the price adjustments that are perceived as "values" saved might not apply to all developments. I would rather refer to them as "necessary corrections". By the way I am not putting down your decision as I read this is the route you've taken. Please do not read my opinion as so. Everyone makes their own choices based on their neeeds and wants and have their own opinion so I respect yours.

For me, I think I will look for something that is guard gated. And certainly in a neighborhood that I can comfortably build a home in the same price range. I know vacant lots can be had just about anywhere, but I hate to stick out like an orange in a basket of apples.

I've looked at Calico Ridge as there were a couple of lots behind the gate at the top of the mountain, but the surrounding area didn't seem to fit well with the "overall feel" I'd like to settle in.

If there are any tract homes with a contemporary flair, please let me know as I would be glad to look at them.

Thank you.

[Daddys///M3]

Here is a listing in Stone Canyon, one of the developments I mentioned earlier by Blue Heron Development. The community is already fully built out and every home is occupied as far as I know.
Single Family Home - 1424 CANYON LEDGE CT, Las Vegas, NV, 89117 - Realtor.com

Here is the developers home page.

Las Vegas Luxury Home Projects

I also stumbled onto this custom beauty while searching for the Stone Canyone resale. Although I think the current occupant is having an identity crisis based on the clashing decor, I personally can appreciate this type of architecture and I really like Section 10 as well.

Single Family Home - 3150 ROSANNA ST, Las Vegas, NV, 89117 - Realtor.com

[airics]

wow, that one on rosanna is interesting.. outside is nice, the inside hurt my eyes! oh the decor.. ouch!

[Daddys///M3]

Originally Posted by airics

wow, that one on rosanna is interesting.. outside is nice, the inside hurt my eyes! oh the decor.. ouch!

Agreed. Parts of the house are extremely modern, but with furnishings (such as the jukebox) that completely spoil the look, and the master looks like something out of the Renaissance. Oh the possibilities though!

[BobKovacs]

Originally Posted by airics

wow, that one on rosanna is interesting.. outside is nice, the inside hurt my eyes! oh the decor.. ouch!

Nice view (if you can look past the unlandscaped yard and the neighbors' junk), but other than that, there's nothing to make that house worth $1.2 million. The kitchen cabs look like something from Home Depot, and definitely don't match the modern exterior. The bath fixtures look cheap, and the layout looks to have tons of wasted/useless space.

[dynimagelv]

the money to buy [or fake an ap] does not include an allowance for "Good Taste"



surprised he/she didnt decorate in Early American Maple from Sears n Getcherbuck

[olecapt]

Originally Posted by hard888

JPK, thank you as well for your input.

Yes I have considered some of the semi-custom tract homes. In fact on my last visit to Lake Las Vegas (Tremezzo), I thought the design to be gorgeous. These also fell into the $1M+ homes. And even though they are tract, it's hard to knock them as they do feel like they own up to the value. Then again, I was only in the model homes and we know that can be deceiving.

In speaking with some others, I think some of the places that were commanding high asking prices (particularly for homes $700K+), were too high to begin with. Some should have been asking no more than $500K. Heck even $350K. I know it's just an opinion of their values that I've suggested, but you get the idea. Hence the drop in their asking prices as of late. They too know they were asking too much to begin with and with everything else factored in (bad RE mkt, inventory glut, etc), they had to correct their prices. I'll throw out the community of "V" in Lake Las Vegas as a prime example. When first opened, they were asking $600~$700K on a townhome with floorplans calling for 1600 sq ft. No thank you!

Basically the price adjustments that are perceived as "values" saved might not apply to all developments. I would rather refer to them as "necessary corrections". By the way I am not putting down your decision as I read this is the route you've taken. Please do not read my opinion as so. Everyone makes their own choices based on their neeeds and wants and have their own opinion so I respect yours.

For me, I think I will look for something that is guard gated. And certainly in a neighborhood that I can comfortably build a home in the same price range. I know vacant lots can be had just about anywhere, but I hate to stick out like an orange in a basket of apples.

I've looked at Calico Ridge as there were a couple of lots behind the gate at the top of the mountain, but the surrounding area didn't seem to fit well with the "overall feel" I'd like to settle in.

If there are any tract homes with a contemporary flair, please let me know as I would be glad to look at them.

Thank you.

The Ridges in Summerlin is the contemporary high end capital of Las Vegas. Get up over 10 million though it also goes down to around 1. Some very interesting homes. I would expect strong resistance at Southern Highlands and Lake Las Vegas to strong contemporary. You might manage a compromise with a clever architect but they are into their "feel"..

[hard888]

Originally Posted by olecapt

The Ridges in Summerlin is the contemporary high end capital of Las Vegas. Get up over 10 million though it also goes down to around 1. Some very interesting homes. I would expect strong resistance at Southern Highlands and Lake Las Vegas to strong contemporary. You might manage a compromise with a clever architect but they are into their "feel"..

Olecapt, thanks for the suggestion. The only gripe I have with Summerlin is the actual drive. The freeway can get as congested as the 405N/S fwy in California. Not something I'm looking for.

As this is a vacation home and me coming from Southern California, I travel the 15N into Vegas. And the congestion I've dealt with have always been from the 15N starting from the "Strip" area and all the way up to the 95 Interchange and so on.

On the otherhand I've not really come across any traffic on the 146. And along the 146 is where I am seeing more vacant land to be had. Doesn't yet seem as nice and developed as say Summerlin in total, but the Green Vally District Area seem comparable. And hopefully the infrastructure they'll continue to build around that area will be equivalent to Summerlin.

The area outside Lake Las Vegas along Lake Mead Pkwy could use some development, but seeing that the area borders some of the lower income neighborhoods, I wonder just how much big businesses would want to go in. There's a lot of commercial land there and doesn't really seem like anyone thinks it's a great place for businesses. Though the new shopping center right off the 146 across from Fiesta Casino (Target, etc) might be a spark.

[olecapt]

Originally Posted by hard888

Olecapt, thanks for the suggestion. The only gripe I have with Summerlin is the actual drive. The freeway can get as congested as the 405N/S fwy in California. Not something I'm looking for.

As this is a vacation home and me coming from Southern California, I travel the 15N into Vegas. And the congestion I've dealt with have always been from the 15N starting from the "Strip" area and all the way up to the 95 Interchange and so on.

On the otherhand I've not really come across any traffic on the 146. And along the 146 is where I am seeing more vacant land to be had. Doesn't yet seem as nice and developed as say Summerlin in total, but the Green Vally District Area seem comparable. And hopefully the infrastructure they'll continue to build around that area will be equivalent to Summerlin.

The area outside Lake Las Vegas along Lake Mead Pkwy could use some development, but seeing that the area borders some of the lower income neighborhoods, I wonder just how much big businesses would want to go in. There's a lot of commercial land there and doesn't really seem like anyone thinks it's a great place for businesses. Though the new shopping center right off the 146 across from Fiesta Casino (Target, etc) might be a spark.

There are certain rules required of all locals. Even those with million plus homes...

One does not drive I 15 if there is a rational alternative.

One avoids US 95 and 215 in the rush hours.

Practically, if strip access is the issue, I would think Lake Las Vegas and the nearby area is less useful than Southern Summerlin.

There certainly are places that are better than Summerlin...Seven Hills being a classical example. Southern Highslands is a problem. No easy way to the strip from there save down good old I15.

If you really want to live well and have easy strip access look at some of the places just across 15. These are mostly unknown to non-local but are really quite interesting. Nothing shiney new though...but you can spend as much money as you care too...and be 6 or 7 minutes from central strip.

In general locals consider Lake Las Vegas as a destination. It is thought very inconvenient to the strip. I don't think it has the depth of Summerlin or Green Valley/ Henderson. It certainly does not have the ready strip access.

One goes to Lake Las Vegas to decompress...to escape...

Not to go to the strip.

[hard888]

Olecapt,

You are right in all that you say. And I am sure that once I get to know the area a little better there'll be ways around the traffic.

For me the prospect of a vacation home in Vegas is that it offers me a retreat from California. Not sure if people will share my perspective, but having resided in the Golden State for 26 years, I find Vegas to be my ideal "detox". Perhaps it's the entertainment factor of the strip or being in the middle of "nowhere" without it actually being "nowhere". Vegas is bordered by dirt and mountains. Whatever it is, it's also close enough that the 300 mile or so drive (or 45min flight) isn't too bad for me. It's far but yet close.

Lake Las Vegas does exactly offer the type of serenity I can live in. Going to the Strip for a stint every now and then in the past was fine. But I myself couldn't really have all that glitz in my face for more than 3 days to be honest. So having the Strip at a slight distance isn't much of a concern for me. 17 miles is what they advertised right? Sounds just about right. I wouldn't want my residence to be near all that tourism or traffic anyhow. A few out of town golfers I can deal with.

Again I do appreciate all the feedback everyone provides. I also know it's difficult to suggest "the perfect" fit for what I am seeking without knowing all the details. I can't explain "feelings" or "perspectives" or even just all the minute details. However with each and every suggestion, I will research the areas a little by little until I find that ideal spot.