Category Archive : Real Estate

LAS VEGAS, NV – According to historical data supplied by Las Vegas Realtors, the median price of a single-family home in Las Vegas has jumped a whopping 50 percent since the beginning of the COVID-19 pandemic in 2020.

In December 2019, the median price of a home in Southern Nevada was $312,990; at the time, the average national home sale price was $384,600.  

But fast-forward to October 2024, and the median price in Southern Nevada has now swelled to $475,531, an increase of $162,541 over pre-pandemic levels, and just shy of the region’s all-time record high of $482,000, originally set in May 2022; it also represents a 5.9 percent jump year-over-year from October 2023.

Meanwhile, the national median is now $501,100, an increase of approximately $116,500 from price levels at the start of the pandemic.

According to the Federal Reserve Bank of St. Louis, the rate of a 30-year fixed-rate home mortgage is currently at 6.7 percent; the last time this level was achieved prior to the pandemic was just before the mid-2000’s recession, when that number hit 6.6 percent.

Home sales in Southern Nevada were noticeably slower in 2024, but nonetheless showed a significant improvement over 2023, which saw the lowest number of sales in its real estate industry since 2008, when the Great Recession began.

Donald Trump’s impending return to the White House has the real estate community split down the middle in terms of whether if it will help or hurt the industry; the President-elect has promised to oversee an increase in home-building across the nation to address the ongoing housing crisis, in addition to loosening regulations in order to clear out red tape. However, some are worried that his vow to impose expensive tariffs upon imports could result in a spike of home construction prices.

Nonetheless, experts currently feel Las Vegas is in the process of becoming a balanced market between buyers and sellers; time will tell if this condition is sustained, or if the scales tip one way or the other.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Ground on a new Class A, 342-unit multifamily housing complex was recently broken as part of a joint venture by the NRP Group and Rockefeller Group in Las Vegas; this marks NRP’s first-ever development in Sin City, and Rockefeller’s first-ever multifamily project in the state of Nevada.

When completed in early 2027, Silverado – designed by Perlman Architects – will take the form of 15 three-story buildings located on a 10-acre lot in Enterprise, located 10 miles from the Las Vegas Strip, Harry Reid International Airport and Allegiant Stadium.

The buildings will contain one, two, and three-bedroom units. In addition, the complex will boast many amenities for its tenants, including a swimming pool, sports court, and a clubhouse with a social lounge, gym and coworking spaces, among other features.

For the next two years at least, according to NRP Group Vice-President Michael Moriarty, there will be no other Class A projects within a 3-mile radius of the Silverado complex.

The Rockefeller Group has developed approximately 3,000 housing units across the country, with an additional 2,000 currently under construction; most recently, the company completed Sol38, a 360-unit housing community in Nevada’s neighboring state of Arizona.

Multifamily housing development has increased in Southern Nevada in recent months, with over 9,500 units under construction as of December; more than 3.200 units were broken ground on during the first 11 months of the year alone. In contrast, during the same span of time in 2023, ground was broken on only 2,800 apartment units.

However, overall housing construction levels now still remain below what they were at the same period of time in 2023, when they were 16.5 percent higher with over 11,400 units in the works at the time; some of these projects had been started the year or so prior.

Completion of Silverado is anticipated to be in early 2027.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – For many years, Las Vegas earned a reputation for low cost-of-living and an affordable lifestyle; however, due to rising prices and a lack of inventory, a new report has revealed that the housing market in the city has become one of the least affordable in the nation.

According to the Urban Land Institute’s 2024 Home Attainability Index, Las Vegas currently ranks as the 11th least affordable major metropolitan area in the country, with only a scant 18 percent of the homes on the market being considered affordable by households of four persons that make Southern Nevada’s annual median income of $70,723.

At present, it would take about 37.4 years for a family in Las Vegas making the average median income to save up enough down payment money for a home in the city.

The top five least affordable cities in the Urban Land Institute’s report are, in order: San Francisco, San Jose and Los Angeles, California; Honolulu and Stockton, California.

Currently, Southern Nevada is in the grips of a housing crisis driven by a number of issues, such as high mortgage and interest rates, home prices escalating to near all-time record levels, a dwindling amount of land that can be developed, and affluent buyers from neighboring states such as California whose big bank accounts are squeezing out locals when it comes to homebuying competition.

RCLCO Real Estate Consulting Chief Executive Officer and one of the authors of the Urban Land Institute’s report, Adam Ducker, said that of all the issues plaguing the Las Vegas housing market, the number one is the lack of land to develop and the slowdown in home construction it has caused.

We’re just not producing enough housing for the growth that we’re experiencing, which is true in most markets but particularly in high-growth markets including Las Vegas,” he said.

Some Realtors are hoping that a Trump presidency could have a positive effect on Las Vegas’s current housing crisis, citing his plans to both deregulate the housing industry and to open up additional federal land for home development, which – if those factors do indeed come to pass – could lead to new building activity in Southern Nevada and a plethora of new options for residents looking to buy a residence.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Funding has been approved for a new affordable housing complex within Las Vegas, with the city council last week earmarking $1 million in public funds towards the $21.5 million project.

Upon completion, “Tropicana Trails” – being developed by George Gekakis Inc. – will be comprised of 50 studio apartments, built upon a 2.5-acre plot of land in unincorporated Clark County slated to be located near East Tropicana Avenue and Boulder Highway. Units will be primarily aimed at being made available to people who had previously been homeless, those who are in danger of becoming homeless, and survivors of domestic violence.

In addition to the $1 million provided by city officials – the final batch of funding that required official approval – the remainer of the funding for the project is coming by way of the Nevada Housing Division, Clark County, and a $1 million grant provided by the Federal Home Loan Bank of San Francisco, according to Gekakis Executive Vice President David Paull.

“We’re very excited to see this go,” he said.

HELP of Southern Nevada, a not-for-profit group that assists members of the Southern Nevada homeless community, will serve as administrators of the complex once it opens. Prospective tenants will be required to meet certain qualifications set by the federal HOME Investment Partnerships American Rescue Plan Program, and rental assistance will be provided by the Southern Nevada Regional Housing Authority.

According to Las Vegas city officials, construction on Tropicana Trails – the land upon which its being built was purchased by Gekakis in May of this year for $2 million – is scheduled to start in April 2025, with an estimated completion date of summer of 2026.

Once completed, the complex will include amenities such as a library, computer, wellness and business rooms, and a garden courtyard; utilities will be included in the rent.

For more information visit: https://ggidevelopment.com/december-news/

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – After lowering from the all-time high that was originally achieved in 2022, home prices in Las Vegas have been slowly but surely creeping back up to that lofty level, with November 2024’s numbers coming the closest yet to that record amount.

In November, the median price for a single-family home sold in Southern Nevada via Las Vegas Realtors’ Multiple Listings Service was $480,000, which represents a 6.7 percent jump over November 2023’s $450,000 median price; it is also now just $2,000 shy of May 2022’s all-time record high amount of $482,000.

Meanwhile, November’s median price for condominiums and townhomes was $301,250, a decrease from October’s all-time record high of $315,000, but still a 9.5 percent increase year-over-year.

Currently, Southern Nevada is in the grips of a housing crisis driven by a number of issues, such as high mortgage and interest rates, a dwindling amount of land that can be developed, and affluent buyers from neighboring states such as California whose big bank accounts are squeezing out locals when it comes to homebuying competition.

There is now an approximate three-and-a-half months’ supply of homes on the market in Las Vegas, which experienced its worst year for sales in 2023 since 2008; however, Las Vegas Realtors President Merri Perry said in a statement that the local real estate market in 2024 has improved and that she is hopeful that 2025 will bring much-needed stability to the region.

Increases in the number of homes available for sale and in the number of properties being sold this year are good signs for our housing market heading into 2025,” she said.

At the end of November, there were 5,570 single family homes listed on the Las Vegas market without any offers, which represents an increase of 28 percent year-over-year. In addition, there were 1,856 condos and townhomes listed without offers in November, a whopping 47.2 percent jump from the same period of time one year prior.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Members of Generation Z – which are comprised of individuals under the age of 25, or anyone born after 1997 – are the youngest segment of the nation’s homebuying community, and this demographic makes up the smallest percentage of those purchasing houses in Las Vegas, a new report says.

According to a new study from Construction Coverage, only 3.3 percent of all home mortgage loans were taken out in Las Vegas by members of Generation Z in 2023, the least of any age group in Southern Nevada; this goes below the national average for this specific demographic, which is 5 percent.

In contrast, Construction Coverage spokesperson Mike LaFirenza noted that the average age of homebuyers in the country has reached its highest level in years, signifying that younger generations are encountering difficulty in affording housing amid high prices and home loan interest rates.

Las Vegas’ high demand from older buyers creates stiff competition with the percentage of homebuyers aged 55 and older ranking third among large metros at 27.6 percent.” LaFirenza said. “This competition is particularly tough on younger homebuyers, who often lack pre-existing equity for their down payments, making their offers less competitive.”

Some experts say that Vegas’ overall lack of generational wealth, combined with many local occupations being in the service industry – which is not known for paying high wages at early, entry-level positions, with high-earners only achieving that status after achieving seniority – could be playing into the barriers that Gen Z is encountering.

Competition from affluent transplants from California are also figuring into the situation, as is the remote nature of portions of Nevada’s professional workforce, which do no necessitate the purchase of homes. And the median sale price for a single-family home threatening to set a new all-time record isn’t helping younger buyers, either, LaFirenza said.

Home prices have skyrocketed in the area, with the median sale price now over 50 percent higher than pre-pandemic levels,” he said. “Even with a relatively lower cost of living, the financial hurdles for younger buyers are substantial. With cost-of-living-adjusted incomes ranked 37th out of 53 large metros, Las Vegas’ affordability gap keeps ownership just out of reach for many in their early twenties.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – While the prices of houses in the U.S. continue on their upward trajectory – steadfastly fueling concerns regarding affordability for many – the new Case-Shiller U.S. National Home Price NSA Index (graph) released by S&P CoreLogic on November 26 indicates that the degree of home price growth is finally slowing down after a significant streak of month-to-month increases.

The Case-Shiller Index shows that in September 2024, annual home-price growth increased 3.9 percent; this represents a decrease in growth from August 2024 – when that amount was 4.2 percent – as well as the first time in ages when growth numbers actually decreased instead of continuing upward.

Home values in September continued to climb, but also showed some degree of slowdown; Case-Shiller’s 10-city index climbed 5.2 percent – representing a decrease from August’s 6 percent – and the 20-city index was up 4.6 percent, down from 5.2 percent.

The Case-Shiller Index also showed the top five cities in terms of price growth in September, with New York City taking the top spot, and Las Vegas coming in fourth. The top five, and their respective increases, are as follows:

• New York City, New York (7.5 percent)
• Cleveland, Ohio (7.1 percent)
• Chicago, Illinois (6.9 percent)
• Las Vegas, Nevada (6.7 percent)Detroit, Michigan (5.3 percent)
• Washington, D.C. (5.3 percent)

In contrast, the metropolitan area that showed the slowest rate of growth in September was Denver, Colorado, with just 0.2 percent.

Corporate economist for Navy Federal Credit Union, Robert Frick, said that the growth drops in this month’s Case-Shiller Index may represent some good news for the housing market, particularly when it comes to buyers.

Sales prices of existing homes falling is a bit of good news for buyers, and while 2024 will go down as one of the worst years for sales, maybe we’re finally seeing a sustained deceleration in price increases,” he said. “With mortgage rates up recently, the price drop will be lost in overall housing affordability. But together with lower mortgage rates next year, as many are forecasting, a slowdown in price increases could mean markedly improving conditions for buyers in 2025.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – In Clark County, there are some 10,000 short-term rental properties, but only a tiny percentage of them are licensed; the others have incurred large fines that have added up to millions of dollars for the county’s coffers over the years.

During a recent interview, Rachel O’Brien from OpenTheBooks.com spoke on the fines that have been imposed upon these illegal short-term rentals, the slow pace that Clark County has taken in issuing out licenses, and how the county compares to other regions of the country in regards to its regulation of services such as Airbnb that offer rental properties for fewer than 30 days.

Out of the over 10,000 estimated illegal rentals in Clark County, only 1,300 submitted applications last year to get a license,” she said. “The county told us this week that that 549 of those are still in the lengthily application and review process. So far, 146 licenses have been issued, so only one in five applications are getting approved and getting licenses, which means only 1.5 percent of all rentals are currently legal and licensed.”

There’s a lot more work to do in Clark County, and officials keep getting asked when are they going to do another application process, as the original one was a year-and-a-half ago,” O’Brien added. “They haven’t announced another application, but they said that they are working on it.”

O’Brien was then asked how much money Clark County been able to truly collect after fining people who are operating without a license.

Since 2019, Clark County has issued $10.5 million in fines, and sometimes the fines can be up to $10,000 a day,” she said. “So, we’ve seen one property get a $240,000 fine, and another property received a $56,000 fine… these are huge amounts of money, and sometimes they are being fought by the homeowners, as in many cases the fines are high and possibly unconstitutional.”

O’Brian noted that County Commissioner Ross Miller suggested putting a cap on the amount of fines that could be issued; in addition, OpenTheBooks.com inquired if the county would be interested in adjusting the fines that have been doled out to violators, but said they received no response.

When comparing the current rules on the books in Clark County to other major metropolitan areas in the United States, O’Brian said that large fines levied against illegal short-term rentals are commonplace.

Henderson charged people over $200,000 in fines last year and this year combined, and Las Vegas fined one person $180,000, and he’s suing and saying he’s not going to pay that,” she said. “And around the country, you have Dallas, which has banned short-term rentals and people there have sued and a judge pressed pause on the ban and it’s still awaiting a final decision in court. New York City allows short-term rentals only if the owners are staying on site with the renters, and they’re only allowed up to two guests.”

Washington, DC and San Francisco limit rentals to 90 days a year, and in LA you can only rent up to 120 days,” O’Brian continued. “Palm Springs limits their rentals to 20 percent of the housing stock, whereas Clark County limits it to just one percent, which is a very small number, and New Orleans has banned it in certain areas. But in all of these areas, just like in Clark County, they have to register and they have to pay taxes, and there are illegal rentals in a black market everywhere, and there are fines just like there are in Clark County.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – $25 million has been approved by the Nevada State Infrastructure Bank to finance the initial phase of the redevelopment of the Desert Pines Golf Club, currently owned by the city of Las Vegas, into the largest affordable housing project in the history of the state of Nevada.

The Desert Pines Redevelopment Project – located at East Bonanza Road and North Pecos Road, mainly servicing the residents of east Las Vegas – will be a master-planned community comprised of 1,082 affordable multifamily housing units and 280 market-rate housing units.

In addition, the Desert Pines community will also offer a 10,000-square-foot community center, a 10,000-square-foot early education center, a 30,000-square-foot job training center and 75,000 square feet of commercial space.

The $25 million loan will be to finance the project’s initial infrastructure, work which will be carried out by the not-for-profit group Urban Strategies and developer McCormack Baron Salazar. However, the main thrust of Desert Pines’ development will be a broad partnership between multiple entities, including the state of Nevada, the city of Las Vegas, Clark County, the AFL-CIO Housing Investment Trust as well as the Southern Nevada Building Trades Unions, reports say.

The development will be carried out in phases, with the first one slated to cost $54.3 million; the overall total cost of the project is anticipated to come in at approximately $450 million, and will provide thousands of jobs throughout its construction. Phase one alone is expected to create 1,000 jobs, and later phases are said to provide as many as 2,475 construction jobs as well as 4,905 supplier and induced jobs.

The workers on the Desert Pines project are mandated to be comprised of at least 50 percent local Nevada state residents who must be paid state prevailing wages. Also, disadvantaged workers will be prioritized during the hiring process and 15 percent of all workers must be registered as apprentices.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – The prices of residential apartment units in Las Vegas high-rise buildings have continued to rise considerably despite the market currently experiencing its lowest number of sales since the advent of the 2020 COVID-19 pandemic.

According to a new report released by Applied Analysis, there were 499 high-rise unit sales in the third-quarter of 2024, with only 149 of those sales taking place during the normally-busy period of time between July and September.

Those numbers represent the slowest third quarter for high-rise units in Las Vegas since 2020, when only 125 were sold in the midst of the pandemic. In contrast to 2024, the third quarter of 2023 saw an impressive 567 units change hands.

But despite the decreasing number of sales, prices of high-rise units in Sin City continue to rise. In the third quarter, the average price of a unit was $633,619, which represents a 5.7 percent jump year-over-year, with the average in the third quarter of 2023 being $579,147. In addition, the overall average price per square foot between the third quarters of 2023 and 2024 rose from $484 to $531, an increase of 8 percent.

Instead, as opposed to residential-only units, Las Vegas in the third quarter saw comparatively stronger sales in the condo-hotel market, with MGM seeing the most at 29 sales with an average price of $402,309, followed by a second-place tie between Trump Las Vegas and Palms Place, each of which saw 15 sales, with price averages of $349,200 and $365,859, respectively.

Third place was Turnberry Place with 13 sales with an average price of $929,611, followed by Turnberry Tower with 12 sales and a $528,541 average, Sky Las Vegas with 11 sales and a $630,073 average, and finally Veer Tower with 10 sales and an average price of $705,900.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – While Las Vegas’ real estate scene showed a dip in activity leading up to the recent election due to the uncertainty surrounding its outcome, a new report indicates that local Realtors are “cautiously optimistic” when it comes to the potential impact that the upcoming Trump presidency could have upon the Southern Nevada marketplace.

When speaking to local media, many Vegas Realtors said that the real estate market experienced several months of slowdown while buyers set aside purchase plans until after the election, with the uncertainty regarding its outcome creating a sense of anxiety when it came to decision making for many. However, now that the election is over, there is a greater sense of clarity for many, and reportedly buyers and sellers in Vegas are once again ramping up their activity.

Following the region’s worst year for sales since 2008, Las Vegas has bounced back, with new listings pouring into the market and prices continuously rising to what may soon be a new all-time record high point. This is being fueled in-part by the end of the election – both the stock and cryptocurrency markets have responded positively to Trump’s return, reports say – in addition to a recent second rate cut by the Federal Reserve – 25 basis points – that is hoped will have an impact on home mortgage interest rates.

Many Realtors are saying that a Trump presidency could have a positive effect on Las Vegas’s current housing crisis, citing his previous-revealed plans to both deregulate the housing industry and to open up additional federal land for home development, which – if those factors do come to pass – could lead to an explosion of new building activity in Southern Nevada and a plethora of new options for those looking to buy a residence.

However, some critics of Trump point out that his plan to impose expensive tariffs on imports could have a negative impact upon the housing market, as it could make housing construction more costly overall. In addition, his plans for mass deportation of illegal immigrants could also have a similar negative effect, as many currently work in construction trades.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Two new high-rise luxury apartment complexes in Las Vegas – the first such projects slated to be erected since prior to the mid-2000s recession – have driven home the very real demand for high-end accommodations in the city, with the two projects already fetching a combined total of over $600 million in sales before even a single brick has been laid.

Construction for the two projects – Four Season Private Residences Las Vegas in MacDonald Highlands in Henderson and Cello Tower in downtown Las Vegas – is planned to begin at the end of 2024. Four Season, with an anticipated completion date of late 2026, has nonetheless already recorded $542 million in sales, with 97 of the 171 units sold so far; meanwhile, the 240-unit Cello Tower has already exceeded $100 million in sales, reports say.

The two-tower Four Season project – designed by Wimberly Allison Tong &Goos (WATG) – will have residences that range from 2,279 square feet to 8,349 square feet and offer numerous luxury amenities, including semi-private elevators, private garages, furnishings by Wimberly Interiors, customizable terraces with outdoor kitchens, and social gathering and dining areas.

In addition, residents will have access to three multi-level resort-style pools, fine on-site dining and event spaces, while owners of larger units will have the option of having their own private outdoor pool.

Prices at the Four Season range from $3.67 million for two-bedroom units, all the way up to $28.95 million penthouses.

Meanwhile, the 32-story Cello Tower – located on the grounds of the Origin at Symphony Park mixed-use enclave in downtown Las Vegas and designed by architecture firm Perkins Eastman – will be comprised of eight penthouse suites beginning at $4.5 million, along with an additional 240 one-and-two-bedroom residences that will start at $700,000 and up.

The complex will feature numerous high-end finishes and appliances for its residents in addition to a great many amenities, including an elevated outdoor environment on the 25th floor featuring beautiful landscaping, gorgeous views, and a fountain; an exhibition kitchen and private dining room; pods for barbecues; a hyper-oxygenated resort-style pool; a TV media wall; a pet spa and park; and an entire 7,000-square-foot floor dedicated to wellness, including a full gym and spa facilities.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.