Willow Creek is a guard-gated community where tree-lined streets lead to smaller intimate neighborhoods. Waiting on the crest of Eden Ridge, in walking distance to everything, is the home of one’s dreams. A charming hacienda courtyard offers a rotunda entry with an arched door on the forward façade and a kiva fireplace on the other… a delight on crisp evenings. A floor medallion defines the circular foyer that opens to inviting spaces, each flowing into the next, where daily life and happy gatherings come together harmoniously. Rooms facing the courtyard each open to it, while those along the back enjoy a breathtaking, lush and totally private resort-style patio, pool and spa. There’s a casita and two generous side yards, perfect for picnics or just tossing a ball. It’s all right here.
Standing at the entrance of Queensridge North is a majestic stone stallion adorned with roses, and beyond the guard gate awaits a charming neighborhood reminiscent of the European countryside. Perfectly positioned on the corner of Verlaine Court is a custom home, designed with every aspect of fine living as well as family in mind.
Shielded by a portico drive you approach the entrance. A door with flanking and overhead windows inset with stained-glass brings to mind days-gone-by and ignites anticipation. When you enter the foyer and look around, your imagination brings friends and family to gather in open spaces… around the dining table; enjoying conversation in front of a huge fireplace, accented by antique stained-glass windows; or seated in the large living room, laughing and sharing recent events. Another gathering place is a family room with tongue & groove cathedral ceiling and stacked stone fireplace; additional space perfect for a pool table; a large casual dining area and gourmet kitchen with extensive breakfast bar. A nearby office with built-ins has a fireplace with antique mantle. The master suite also has a fireplace with sitting area and a cathedral ceiling as in the family space that adds warmth… it’s a true retreat, but in the details are surprises. Above a footed tub in the bath is a leaded stained-glass window; a picture window reveals a secluded spa and al fresco shower; and for the lady of the house a vanity chamber. On the second level is another family space with kitchenette and fireplace, plus five bedrooms ensuite, one with an optional room. On the third is an attic. Each space in this fabulous home has a patio or balcony, waiting just for you.
Mere minutes west of the Las Vegas Strip, is an area where its previously developed rural character is protected as Rural Neighborhood Preservation. Large parcels of land that permit greater privacy, zoned for horses and located as it is, residents enjoy the best of both worlds. This property has it all: a spacious custom home; well water; solar-heated pool with water slide and spa; a separate four bedroom guest house; multiple garages with tons of storage, one large enough to store a good sized boat and RV; plus so much more. A wrought-iron gate swings open and you enter an enchanting xerioscaped landscape… beautiful blooming shrubs and trees, a winding rock riverbed crosses your path and turns to make its way alongside the house. Standing on the large, covered, shady front porch, double doors inset with sparkling beveled leaded-glass, flanked with windows and one arched overhead, greets you, beckoning. Inside, big open spaces with soaring ceilings are flooded with natural light streaming through walls of windows, and a sense of harmony washes over you. A two-way fireplace with arched cutaways above is shared by the generous great room and kitchen with casual dining space. Life flows into the family room with wet bar and beyond to an optional space – formal dining, game room or additional seating. All of these spaces are ideal for gatherings filled with laughter and love. Secondary bedrooms are in a separate wing and the master on the second level has a peninsula fireplace, a perfect retreat at day’s end. Also upstairs is a loft with a full wet bar, space for an office and a balcony where you might relax and enjoy the view of the glittering and effervescent nighttime Strip.
Boulder Ridge is one of the newer neighborhoods in The Ridges, the prestigious 24 hour guard-gated community built around Jack Nicklaus’ Bear’s Best Golf Course. Residents have access to amenities available in a golf course community, everything the Vegas valley has to offer, such as shopping and entertainment, and Red Rock Canyon is merely minutes away.
On a corner lot, enter this stunning home through a Zen-like courtyard. When the beautiful front doors swing open, you behold big open spaces with clean contemporary lines, a formal dining room, great room and sleek gourmet kitchen. Everything in this home, striking exotic Tigerwood cabinets along a wall of the great room, custom wallpaper and even the furnishings were commissioned by a professional New York designer. A tongue-n-groove ceiling and wall of sliding glass doors and windows that line the great room and breakfast room bring the outdoors in, making the casual dining and gathering spaces one with the breathtaking rear yard. The glassy surface of the water in the black tile infinity pool and spa that spills over into it, a charcoal stone surround and blueberry trees that frame the yard create an enticing and dramatic view for all rooms along the rear of this gorgeous home. A glimpse beyond the wall of trees reveals views of natural terrain. The master suite, with seating and corner fireplace, also has windows and sliding glass doors that open to the patio, pool and spa. An undulating wall provides privacy to the master tub with a window that looks out. Other bedrooms are in a separate wing and there’s a luxurious casita with fireplace for your guests. The best of life waits here at the mountain’s edge.
Did you know that Nevada is considered a Landlord Friendly State? Carla and Breese from Centurion explain the relatively quick eviction process in southern Nevada. The ladies share with you recent situations where they dealt with tenant issues and how the resolved them. They also delve into disputes, tenant difficulties, court produces, plus more.
Breese: Hi, there. We’re here to talk today a little bit about the eviction process here in southern Nevada—actually, the whole state of Nevada. My name is Breese Glennon. I’m the broker at Centurion Management Services and this is Carla Kurtz. She’s our property manager.
Breese: The good thing is that Nevada is one of the few states that has a very, very fast eviction process. The process involves two notifications. The first is called a five-day pay or quit notice and that involves having a constable serve a document on the door of the house where the tenant lives requiring that they pay the rent, usually within seven to nine court days. Generally speaking, most of the time tenants will pay their rent by that time because if they don’t, then step number two, the eviction process, can begin.
Generally speaking, seven to nine days are court days, and if there is no dispute, then we would move forward to the eviction process, but sometimes there are disputes. Do you want to talk about that?
Carla: I can. Thank you. The dispute would be if the tenant has paid their rent and we haven’t received it, or if they haven’t paid the rent because there’s a habitability issue. You would go to court and tell the judge your side of the story. The tenant would say, “Judge, I didn’t pay my rent because the air conditioner was broke,” or, “Because I have no water.” The judge would ask the owner to make the repairs before the tenant had to pay the rent.
Once the repairs were done, then you have to prove to the court that they were done and then the tenant pays the rent, or sometimes the tenant pays the court and the court holds it and then the court releases it to the management company.
Breese: But sometimes the tenants choose not to pay the rent. Even when we have tried to make payment arrangements—possibly split payments, something along those lines—sometimes the tenants will opt not to do that. At that point, we move to step two, which would be the eviction process. In this state, it’s called a 24-hour eviction but it’s not really 24 hours. We have to file an application and ask the court to consider the eviction. If there was no dispute, then the judge will rule yes, that we can evict.
But sometimes there is a dispute. The tenant has a right to call for a hearing. Maybe you can talk about that.
Carla: With regards to the 24-hour eviction, once the judge has issued the order, there’s a period of 24 hours that the tenants can file a stay with the court. During that period, the tenants have to write down their response on why they get to stay even though they haven’t paid the rent. The court reads their explanation and then makes a decision. Either they go ahead and move forward with the summary eviction or they grant the stay and set the hearing date.
Once the hearing date is set, we’re notified, the property management company is notified, the tenant is notified, and we go to court. That’s about a four-hour process going to court over that sort of scenario. Then you have to stand up. The tenant says, “I don’t want to leave the house. I don’t want to go because I want two more weeks to pay my rent,” or, “I don’t have any place to go,” or, “The dog ate the cat,” or something. Once that happens, then the judge gets to decide whether we’re going to go ahead.
We just had an incident that happened two days ago where we were in court and the folks that were living in the home didn’t have a lease with our owner, but they had a lease with another person who said that they were the owner. We had to go to court on the owner’s behalf and we had to prove that they didn’t have a legitimate lease and they had not paid rent for two months.
It took that long to get on the court date and the judge did approve that they would have to be out. They gave them a stay of just seven days and then the constable will come and change the locks and evict them.
Breese: Of course, what happens at that point is we will get a call from the constable’s office and we will then meet the constable with our locksmith because the locks are changed. The constable will enter the home and have anybody who is in the home come out on the street. Hopefully, people have already moved out but that doesn’t happen all the time.
Sometimes people are still in residence, but the constable will generally be the driving force in removing people from the premises and having the locks changed with the locksmith. The keys are delivered to us. We make sure we’re there so that we know the building is secured, and then if there are still belongings, personal property that belongs to the tenants, we will then begin to make arrangements with the tenants for them to come and pick up their belongings.
There’s a whole other set of guidelines for that about how long you have to hold the belongings, how you store them, how you inventory them, but hopefully, that won’t be your experience.
Primarily, that’s how the five-day eviction process works and the 24-hour eviction process works.
Carla: Because we’re still a landlord-friendly state here in Nevada, we at Centurion are usually fairly good at getting the tenant to pay or get them out within 30 days. That’s a big plus for the property management company.
Breese: Part of that process really is—especially in this day and age with the economy being the way it is—trying to work with the tenant. If they can only make partial payments and we can get the owner to approve that, if they choose to approve that, that oftentimes is more cost-effective and more reasonable and more successful than an eviction process, which can then put the property at risk.
Carla: Give us a call if you have any questions. Centurion Management, (702) 435-7368. You can ask for Breese or myself, Carla.
We have enjoyed the 8+ years spent at RE/MAX. We are now excited to start 2012 off at Keller Williams Realty Las Vegas. It’s going to be great for our clients and the team. We look forward to helping you!
Our new contact information is:
3090 South Durango Drive, Suite# 100
Las Vegas, NV 89117
Office phone: 702.605.7482
Office fax: 702.543.3284
The most overlooked detail that could cost a seller up to hundreds of thousands of dollars is marketing the home with an inaccurate square footage. How could this happen? I’m going to tell you why this mistake will cost you money, the 2 most common places your square footage is wrong and how to fix it.
Marketing your home with the incorrect square footage could cost you in several ways. In today’s market, many buyers look at price/square foot to help them determine value. This is not the most accurate way to value homes, but it is commonly used. If your home is marketed with a lower square footage than it really has, then your price/sqft will be higher than it should, indicating a lesser value. Another problem is that your home may be passed over or missed by a potential buyer because it is not large enough, when really it is.
First and foremost, the MLS (Multiple Listing Service) used by Realtors to market property, will pull your home’s square footage from the tax record. This number for custom homes is more often than not, incorrect. Even for tract homes it is a common mistake. The other issue is that the tax record will not include any detached living structures, such as a casita in your livable square footage. This is very important to be aware of because a lot of real estate agents don’t know this and may go ahead and market your home with the default square footage. You would then miss out on all of the extra value created by the casita. Usually the mistakes show your square footage for less than it really is, sometimes a lot less.
In order to maximize your home’s sales price and put the most money in your pocket, you’ll need to first know your home’s actual square footage. If you built your home, you probably have the plans, if it was a tract home, you may still have the original floor plan. If you don’t know the sqft you can always hire an appraiser to come measure. Armed with the knowledge of your home’s square footage, now look at your tax record, if the number is wrong, call the Assessor and fix it. Some sellers say, “Well won’t that increase my taxes?” Yes, it is possible that a higher square footage will eventually cause your home’s assessed value to increase. Yet remember, you are selling and the plan is to be out of the home in a few months anyways with the most money in your pocket.
How to get the assessor to fix your square footage if you live in Clark County (Nevada)
1. Have property address and/or parcel number ready. Parcel number can be found at http://redrock.co.clark.nv.us/assrrealprop/site.aspx
2. Call Clark County Tax Assessor’s Office at 702-455-4997
3. Ask to schedule appointment to have property square footage re-measured and explain why you think it is incorrect. (I.E.- original building plans discrepancy, addition to home, garage conversion, etc.)
4. Any changes in square footage are official and on Tax Assessor’s website within 10 business days
How to make sure your Realtor uses the correct square footage
1. If you had to fix the square footage on your tax record, wait until the tax record is updated so your property listing will reflect the correct square footage.
2. Be sure your agent puts the square footage of any additional casita or guest house in the “additional square footage” section of the MLS. Because this field can be looked over, I would also advertise the total square footage in the Remarks section of the MLS
3. Ask your agent to print out the MLS detail view of your property for you to review with them. This is the best way to make sure your home is marketed accurately. I recently sold a property that was previously marketed as a 4BD 4Car, when it was really a 5BD 5Car. Be sure the listing is correct.
Now you are ready to make the most from the sale of your home. Good Luck!