April 2007

I, Brad Emens, am a REALTOR. I have been here since the beginning…when Silverado Ranch was just being developed and Serene Avenue was a dirt road. Even today I still ask myself, “What’s going on here?” I am always very eager to report about the new growth and development in our community. That’s why I can take pride in myself as I provide spot on real estate service. I even look forward to creating a long-term relationship with the members of my community. I live here. I work here...and knowledge and familiarity is vital to marketing properties here.

Luxury Homes coming soon?
Tom Howe, investor/developer, hosted a community meeting held on October 28, 2006. He gave local residents a preview of his plans for our community. Mr. Howe wants to build luxury homes so he purchased 2.92 acres of vacant land on the southwest corner of Bermuda Road at Pyle Avenue. According to Clark County Assessor, Howe purchased 2 vacant lots near this intersection in December 2004 and January 2005 for $750,000 and $430,000, respectively. The land is currently zoned R-E, or rural estates, or two homes per acre. On January 18, 2007, Howe told me, Brad Emens, that he would like to change the zoning and “stay with what is in the area.” Stone Gate Encore, a neighboring subdivision, is zoned R-D, or three homes per acre. Howe also told me that he would like to purchase the adjacent, 1.09-acre, lot. This land, owned by Dedrick and Renae Goodwin, is currently zoned R-E, or two homes per acre.
On February 28, 2007 I spoke to Mick Birge, advisor/colleague of Howe. I asked Birge, “When could we expect to see construction on this project begin.”
Birge told me, “As soon as next year.” He also told me, “The homes will be built by Signature Homes.” Signature Homes is one of the largest homebuilders in the Las Vegas Valley. Next, Birge said, “The homes will be semi-custom…3,500 square feet to 5,000 square feet ...and there are currently 10 planned lots.” This means that these new homes may sit on nearly 1/4-acre parcels!
As time goes by, we will see the vacant, raw desert, in our area continue to be improved. The type of development that Howe plans to bring to our area will surely bring appreciation, or higher monetary value, to the surrounding homes. If you are interested in finding out more about this proposed project, or other local improvement projects like this, please, call me, Brad Emens, 702-808-3531.

Silverado Ranch Boulevard Interchange at I15
Finally! There is construction activity near the South Pointe Casino. It looks like Silverado Ranch will have access to Interstate 15 soon. On February 15, 2007, I met with Alvino Bautista, a foreman for Frehner Construction. According to aggregate-us.com, “Frehner Construction is a major contracting business headquartered in Las Vegas.” Bautista told me about the new Silverado Ranch Boulevard entrance ramp for the I15. He said, “This project was actually supposed to be finished already.” He continued, “The north bound exit will be finished first…for the casino (South Pointe).” Bautista also told me, “We should be finished with the overpass by June 2007.”
Since the Blue Diamond/I15 Interchange was finished last December there has been a noticeable decrease in traffic jams. I eagerly look forward to the completion of our new freeway interchange. This will relieve Silverado Ranch traffic congestion entering the freeway.


Gravel Pit Meeting
Impact Sand and Gravel has been permitted to operate the only 75+/- acre gravel pit in Silverado Ranch. The pit is located on the northeast corner of Cactus Avenue at Amigo Street; an area surrounded by approximately 3,000 homes. The industrial operation of mining in Silverado Ranch has caused much skepticism and ridicule. On June 5, 2003 the Las Vegas Sun reported, “The pit, at Amigo Street and Cactus Avenue, just outside of Henderson, has for a decade bothered residents who complained of noise and dust from blasting, mining and hauling from the site.” The pit, however, is zoned P-F, or public facility. It is ultimately to become a basin to trap floodwaters.
While the mine is in operation there will be community meetings. These meetings will continue so that we may hold the pit operators accountable for their actions. On March 22, 2007, about twenty residents showed up to the most recent gravel pit meeting. Bob Motis, Vice-President and Representative for Impact Sand and Gravel said, “We’ve done our best to be good neighbors.” Motis asked community members to call the 24-hour hotline, 702-851-9288, any time we see violations concerning the gravel pit. When Motis was finished sharing his information, he asked to hear from the homeowners.
Vida Carr, a homeowner in Antigua Condominiums exclaimed, “I use the road (Cactus Avenue) every morning and there has been an insurmountable number of trucks…I’ve never lived in a place that is so dusty!” In fact, hundreds of trucks come in and out of the gravel pit daily.
Julian Bogoni, whose backyard faces the gravel pit, said, “They have bulldozers loading trucks and it shakes my house!” He continued, “It is so loud and the lights…the noise of the trucks…beep, beep, beep…at 4:30 in the morning.” It seems noise and dust may be the biggest complaints of neighbors.
Glenn Deiderich, a resident of the gravel pit’s edge since April 2001, told attendees, “There was damage to my house last year and look…” as he held up a picture of his wall with a hole in it. Deiderich continued, “I used to have an eight foot window with a crack…now I’ve put in French doors.”
Bryan Klein, a homeowner from Silverado Place, said, “Don’t blame the operators of the mine…blame our county commissioners for allowing neighborhoods to be built around this gravel pit.”
Because of the prominent existence of shifting soils, and caliche*, in our environment, foundations of buildings require the presence of gravel pits; like the one in our community. According to an article in the July 22, 2004 Las Vegas Sun, “The Clark County Commission gave a six-year lease on life to continued digging at a gravel pit in residential Silverado Ranch.” Impact Sand and Gravel will then turn the land over to Clark County to be used as a serviceable detention basin by January 31, 2010.
* Caliche is a combination of calcium carbonate and sand, or gravel that has been cemented together and causes hydrostatic pressure when it becomes wet.

Gravel Pit’s Future
In the future, the gravel pit will be used as flood control similar to Duck Creek Basin near the intersection of Bermuda Road at Serene Avenue. Clark County gave the operators of this mining project until January 31, 2010 to finish digging. Often times, these retention/detention basins serve a dual purpose. Recently, Kami Dempsey, a representative from Faith Heritage, a private school developer, contacted me. She told me, “We would like to get the neighbors involved.” I told her I would be honored to help. She also told me, “There will be a meeting to discuss ideas and get the communities opinions.” The site for the meeting has not yet been selected. I would like it to be very near to our Silverado Ranch Area.







Market Condition Report
The first four months of 2007 may be a sign of how the Las Vegas real estate market has hit its peak. Has the legendary real estate “bubble” popped? Not really. Here are statistics from the Greater Las Vegas Association of Realtors
January 1, 2002 through April 1, 2002 – 5,491 homes sold
January 1, 2003 through April 1, 2003 – 7,381 homes sold
January 1, 2004 through April 1, 2004 – 10,394 homes sold
January 1, 2005 through April 1, 2005 – 9,373 homes sold
January 1, 2006 through April 1, 2006 – 8,160 homes sold
January 1, 2007 through April 1, 2007 – 5,461 homes sold
This data suggests that the Las Vegas housing market is in the middle of an adjustment. With home prices hovering around where they were in 2005, I feel we are back to an orthodox market. Remember home costs in early 2003?

Condominiums or Apartments?
On January 23, 2007 an inquiring homeowner from Antigua Condominiums, 1050 E. Cactus Avenue, called me, Brad Emens. First, she asked me if I knew anything more about the construction project behind Roberto’s Taco Shop. I told her, “The land east of Roberto’s Taco Shop will be a 4 story, luxury condominium complex.” I have written a letter to the owners and I am waiting on a response. I will report back when I know more. If you have any interest in this project contact me, Brad Emens, 702-808-3531.
Next, the homeowner asked me if I knew anything about the 4.24 acre, vacant lot, west of Antigua Condominiums. I went to Clark County Assessor website and found that this land is currently owned by VTS Investments. They bought this land in January 2006 and paid $3,500,000. On February 17, 2007 I spoke to Andy Roether, a planner from Clark County Comprehensive planning. He told me, “The land owners’ have changed the zoning from C-1 to R-3.” C-1 is commercial and R-3 is multiple-family residential. Roether then told me, “The plans submitted show 11 residential buildings and a clubhouse.” He continued, “There will be 88 units…56 one-bedroom and 32 two-bedroom dwellings.” I asked if there was a way to find out if the project will be apartments or privately owned condominiums. He said, “There is no way to tell.” I, Brad Emens, will report back to you when I learn more.

How to Buy a Home the Easy Way
Buying a home can be a “hair-raising” experience. It can be a roller coaster of emotions…finding the right place…securing the right loan…moving in…etc…etc… For many, your home will be your largest investment. The emotions over such a large and personal purchase can often cloud good business judgment. Many homebuyers do very little research before “diving in” and investing their hard earned money. Before doing that, doesn’t it make sense to be as informed as possible? Below are 10 suggestions to consider when buying a home:
1) Inspect, Inspect and Inspect. Hire a licensed inspector and review the inspection report with a fine toothcomb. For purchases within a Homeowners’ Association (HOA) read all by-laws, CC and R’s and, most importantly, the price of HOA dues. Don’t take anything for granted…inspect everything.
2) Imagine the property vacant. It’s your furniture that will be filling this new residence. Don’t be swayed by the furniture or the clutter…it leaves with the owner.
3) Income + Lifestyle = Mortgage Payment. Sit down with a competent real estate professional, like me, Brad Emens. Be ready to have an honest discussion about your income level and living expenses. Take into account future considerations like: children, add-ons and fix-ups. Your dream home is certainly worth some sacrifice but don’t mortgage your entire future.
4) View Several Homes. See at least 3-5 properties. Don’t move in on the first property you see, but don’t move to slowly either. With your agent’s help you will be able to view enough properties in order to get a good overall perspective of your market. When you find the right property all the legwork will have been worth it.
5) Utilize Your Team. By aligning yourself with the right real estate professional you will have an entire team working for you. Top real estate professionals have lenders, escrow officers, inspection teams- an entire group of trained professionals making the whole buying experience simple and easy for you.
6) Be Aware. Check out all of your costs and expenses before you sign. Some costs may include: utilities, taxes, insurance, maintenance, and HOA dues. Make sure all utilities are turned on (gas, electricity, and water) so that you can inspect everything in working order. Ask questions and be very detail conscious.
7) Do a Final Walk-Through. Visit the property after all the furnishings have been moved out. Be sure that there are no surprises. Be absolutely positive that the property has been left exactly as you had agreed upon in your contract. Many times, things are unintentionally overlooked. This may be spotted in a final walk-through.
8) Plan for Flexibility. Closing dates are not written in stone. Sometimes, you, or the sellers, may need more time to conclude final arrangements. You may need to allow for contingencies and have a back-up plan. Don’t let delays upset or frustrate you. These types of circumstances are not uncommon in a real estate transaction.
9) If It’s Not in Writing, It doesn’t Exist. All promises and discussions must be in writing in order to be enforceable. Don’t make any assumptions or believe any verbal assurances. Have your real estate professional keep an ongoing log of all discussions. Make sure to get the seller’s written approval for all agreements.
10) Loyalty Breeds Loyalty. Be open, honest and up-front with your team. Hard feelings and disloyalty will cause headaches, delays and may even keep you from getting into the home you worked so hard to locate. Take the time to select the right team in the beginning and your home-buying process will be simple, easy, and profitable.

I hope you found my ideas for your home-buying success valuable. If there is any way I can be of service to you, or anyone you care about, please call me, Brad Emens 702-808-3531. Your consultation will be free and you will be under no obligation of any kind. I look forward to hearing from you.



The information provided in this reader was obtained from google.com, interviews, and the Multiple Listing Service (MLS) and is believed to be accurate and true. If your home is currently on the market please do not consider this to be a solicitation; this newsletter is merely for your information. If you would like a comparative market analysis for your home please email me at sgtbrad@cox.net or call me, Brad Emens (702) 808-3531. I live right around the corner. Thank you.