[vegas2005]

Originally Posted by logline

"Markets bottom more than once... No "bottom" is ever forever... There will always be another."

You CAN NOT be serious! Olecapt, you've lost this argument a LONG time ago, so just stop it, okay? You're embarrassing yourself in front of hundreds of readers. The more you try to cover your bases, the worse you look and less likely you're ever going to score a client looking for a good realtor. I used to respect you , but now this has sunk to an all-time low. You're washed up. Just take your lumps and stop making it worse. Your credibility has reached a new bottom... but will it be "the" bottom or will there be lower ones in the future? JUST STOP!

To embarass yourself in front of HUNDREDS of annoyomous posters is the low point for anyone, don't you think.

Seriously, HUNDREDS of people read this. HUNDREDS!!!

On a serious note, I think Green Valley Ranch is the best place to buy in Vegas, when you consider the established schools. However, even the GVR seems to be going in the wrong direction lately, with more white trash entering. Hopefully, real estate prices will go up soon and weed out these.

[olecapt]

Originally Posted by vegas2005

To embarass yourself in front of HUNDREDS of annoyomous posters is the low point for anyone, don't you think.

Seriously, HUNDREDS of people read this. HUNDREDS!!!

Yes I agree. But I am quite sure your doomsters never get the message. Generally it requires a modicum of understanding to be embarrassed...which you folk obviously lack.

The data says what it says. And a clique which does not care for the message changes nothing.

[tony soprano]

If multiple price bottoms exists than it would stand to reason that multiple price tops exist, yet...

Originally Posted by MSN

Median prices have fallen from $315,000 in June 2006 to $155,603 today, roughly the same level as in 2002.

Signs of life emerging in housing sector - Business - Real estate - msnbc.com

Originally Posted by iberia investments

Nevada homes have taken one of the biggest price drops in the nation, and in Las Vegas prices have fallen about 60 percent from their peak in June 2006.

In Nevada, 23% who lost homes to foreclosure could afford payments. | Iberia Investments Inc. (http://iberiainvestmentsinc.com/in-nevada-23-who-lost-homes-to-foreclosure-could-afford-payments/ - broken link)

Originally Posted by LV Sun

The $155,603 price paid in February marks a 50.6 percent decline from the peak of the market in June 2006 when the median price was $315,000, according to the GLVAR.

Homes at half price from 2006 peak - Tuesday, March 10, 2009 | 8:45 a.m. - Las Vegas Sun

Hmm, June '06 is referred to as the market peak. 8 months later in February 2007, prices were only down by 1.6%. A full year later, from June 2006 to June 2007, prices were only down by 3.2%. Not much price variance over a full year, so how then is the peak identified as June of 2006? Very simple - it's identified as the market top because June 2006 recorded the highest monthly median sales price. Not because it marked the top of a price range that held for over a year and not because it marked the top of a leg up in prices.

And that's exactly how history will record the Las Vegas housing market bottom. Not for a price range that trended down for a year. Not because of a price that started a slowing in the rate of further price declines. The bottom will be identified as the median housing price low. The February 2011 median housing price was 12% lower than April 2009. You'll never see a credible, unbiased print source declare April 2009 as the market bottom for Vegas housing. It will never happen because it's pure fiction.

Anyone trying to convince you otherwise is a snake oil salesman.

[olecapt]

Originally Posted by tony soprano

If multiple price bottoms exists than it would stand to reason that multiple price tops exist, yet...





Hmm, June '06 is referred to as the market peak. 8 months later in February 2007, prices were only down by 1.6%. A full year later, from June 2006 to June 2007, prices were only down by 3.2%. Not much price variance over a full year, so how then is the peak identified as June of 2006? Very simple - it's identified as the market top because June 2006 recorded the highest monthly median sales price. Not because it marked the top of a price range that held for over a year and not because it marked the top of a leg up in prices.

And that's exactly how history will record the Las Vegas housing market bottom. Not for a price range that trended down for a year. Not because of a price that started a slowing in the rate of further price declines. The bottom will be identified as the median housing price low. The February 2011 median housing price was 12% lower than April 2009. You'll never see a credible, unbiased print source declare April 2009 as the market bottom for Vegas housing. It will never happen because it's pure fiction.

Anyone trying to convince you otherwise is a snake oil salesman.

You continue to try and beat the data. Case Shiller shows a peak in August of 2006. The GLVAR peak is in January of 2008. There is actually little difference in that it is a long flat peak area.

I have had for a long time various blog posts that show all this. including the median. Read them;

Anyone trying to convince you that median prices reflect the market simply does not understand.

Lot of that going around.

[tony soprano]

Originally Posted by olecapt

Yes I agree. But I am quite sure your doomsters never get the message. Generally it requires a modicum of understanding to be embarrassed...which you folk obviously lack.

The data says what it says. And a clique which does not care for the message changes nothing.

[tony soprano]

Originally Posted by olecapt

You continue to try and beat the data. Case Shiller shows a peak in August of 2006. The GLVAR peak is in January of 2008. There is actually little difference in that it is a long flat peak area.

Huckster snake oil. The fact is that existing SFR median prices are virtually the de facto standard for tracking the housing market. The identified price top may differ by a couple of months because some organizations will track only MLS listed home sales, while others include all home sales, etc.

Repeat, you'll never find a credible, unbiased print source declaring April 2009 as the market bottom for Vegas housing prices because it's pure fiction.

[olecapt]

So they let you post on the internet Tony?

I am amazed.

[olecapt]

Originally Posted by tony soprano

Huckster snake oil. The fact is that existing SFR median prices are virtually the de facto standard for tracking the housing market. The identified price top may differ by a couple of months because some organizations will track only MLS listed home sales, while others include all home sales, etc.

Repeat, you'll never find a credible, unbiased print source declaring April 2009 as the market bottom for Vegas housing prices because it's pure fiction.

You are a piece of work. There is absolutely no standard that suggests anything is better than Case Shiller or the GLVAR average. You simply dislike the answer.

There is nothing wrong with the median as long as you understand the difference between the median and the mean. You don't.


Data speaks for itself Tony. It needs no external support.

[tony soprano]

Originally Posted by olecapt

GLVAR peak is in January of 2008.

Originally Posted by LV Sun

The $155,603 price paid in February marks a 50.6 percent decline from the peak of the market in June 2006 when the median price was $315,000, according to the GLVAR.

Homes at half price from 2006 peak - Tuesday, March 10, 2009 | 8:45 a.m. - Las Vegas Sun

You doomsters know nothing!! The peak of the Vegas housing market was January of 2008 and the bottom was April 2009!! The infidel GLVAR know nothing!!

[olecapt]

Originally Posted by tony soprano

You doomsters know nothing!! The peak of the Vegas housing market was January of 2008 and the bottom was April 2009!! The infidel GLVAR know nothing!!

The data speaks for itself Tony. Read the data.