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Home buying process during a supply shortage of available homes for sale. Although the rise in interest rates have brought the market towards equilibrium
Many of the sought after homes are receiving multiple offers on the first days they come onto the market.
To successfully get your offer accepted, you must
1. Have all your loan paperwork in order.
2. Understand market value versus appraised value .
3. Minimize the contingencies in your offer.
3. Do efficient searching with most up to date data.
A home seller in the current market can receive several offers in the first week of listing their home for sale. There are several strategies you can take to make your offer stronger and have a better chance of getting accepted.
1.) Loan approval versus Loan pre-qualification. Know the difference and get the loan approval preferably with automated underwriting approval. You will need to submit all of your loan documents into the lender for this type of pre-approval.
Loan approval amount. Understand that this amount will vary depending on the expenses associated with each house. Your loan approval amount could be less for houses with higher HOA fees, higher taxes or other housing expenses (SID, LID).
2.). Market Value versus Appraisal value. Know the difference and what the house is worth to you and what it will appraise. In supply shortage, houses are selling above appraised value but loans will only lend on percentage of appraised value; so you will have to pay the difference in cash, in addition to your down payment.
3.). Contingencies in an offer and how to make your offer stronger than the others without raising the price. The standard GLVAR has several contingencies where the buyer can withdraw their offer and get their earnest deposit back. It’s important to understand the timeline once your offer is accepted and you are in escrow. There will be several non-refundable out of pocket expenses for the buyer during this period.
4.). Search using the most up to date source of data: MLS and know how many offers and restrictions on a house before seeing it. Agents input data into the MLS. The MLS distributed that data to all the other websites. Some of these websites don’t update the status of a listing often. A listing could have an accepted offer and already be in escrow but still show as ‘available’. Another scenario is an offer could already be accepted but the agent has not changed the status in the MLS yet. Check status before seeing a listing.
The Las Vegas Metropolitan Area
The City of Las Vegas covers a land area of 135.9 square miles. In addition to Las Vegas, the city’s metropolitan region includes North Las Vegas, Boulder City, Henderson, Mesquite, and a large number of unincorporated communities.
The downtown area of Las Vegas, known as Glitter Gulch, is characterized by long-established casinos. It is the site of the Fremont Street Experience: a renovation project completed in 1995 that was designed to revitalize the downtown area and attract more people to the area’s casinos. This five-block stretch of Fremont Street is a covered pedestrian mall, where thousands of lights play out animated scenes overhead. In addition to the casinos and attractions downtown, more are located on the world-famous Las Vegas Strip.
Slightly south of downtown, The Strip is a 4.5 mile long, neon-lined portion of Las Vegas Boulevard. Some of the extravagant casinos on The Strip play on epic Hollywood themes, while others advertise beautiful landmarks, such as an Egyptian pyramid, a medieval castle, the New York City skyline, the Eiffel Tower, and even an erupting volcano. Ever-grander casinos open each year and draw in patrons with even more interactive entertainment such as world-class performances from Cirque du Soleil, Broadway musicals, Venetian gondola rides on the Grand Canal, zip lines, free shows, and even theme parks with world-renowned rollercoasters.
Outside the city lies Southern Nevada’s “hidden jewel” of outdoor scenery, trails, and attractions: Mt. Charleston, Red Rock Canyon, the Valley of Fire, the Hoover Dam, and Lake Mead, which was created by the dam.
• Population Statistics
Many people who live in Las Vegas moved from California. On average, the migrants from California make up roughly one third of Las Vegas’ newcomers. These citizens have and continue to make essential contributions to Las Vegas, such as growth in home construction, landscaping, residential security, and manufacturing. According to the 2010 census, the population of the Las Vegas Metropolitan Area has dramatically increased throughout the 20th and 21st centuries; it has risen by at least 41% per decade since 1960, when the population was only a mere 167,000. Between 1990 and 2000, the Las Vegas Metropolitan Area was the fastest growing metropolitan area in the entire United States. As a result, the 2010 census registered an estimated population of 1,951,269 and the projected population in 2020 is approximately 2,700,000.
Thinking about buying a home in the Las Vegas area? Good for you! Vegas' endless sunny days, and friendly people offer a quality of life that’s hard to beat. The thought of buying any property anywhere is very exciting and a major investment.
Whether you’re looking to purchase a primary residence, a snowbird home, an investment property or that perfect vacation getaway there are many factors to consider and decisions to make.
Lifestyle and Priorities
Understanding the lifestyle you want to live and know what your priorities are is essential to making a home purchase decision.
Are you buying with cash, loan or combination from a previous home sale. First is to establish the loan pre-approval to know the monthly payments and purchase price range. This will start the search with all houses in that price range with the features and minimum size requirements.
Select a Real Estate Professional
It is essential to find the “right” real estate agent for you. Your agent should be viewed as your trusted adviser and not as a “salesperson” and the relationship you establish with your Real Estate Agent must make you feel comfortable. An agent representing you with experience, education in finance, economics of real estate markets through out several up and down real estate cycles.
The right Real Estate Agent will work with you to help assess what you’re really looking for in a home; help you understand current market conditions and trends and locate those homes that suit your needs.
When that perfect home has been found, they will work with you to establish an offer and will negotiate on your behalf to get you the best possible price. They will be there throughout the process right to when you get the keys. But the right Real Estate Agent does not stop there. They will continue to assist you as you become comfortable in your new home. The right Real Estate agent often has already become your friend.
Understand the local Las Vegas markets
Take your time when purchasing a property in Las Vegas. It takes only moments to make an offer on a property, but it can take a whole lot longer if the property turns out to not be right for you.
Start your buying process down by learning all you can about the area, the communities within and how you plan to live and enjoy your new home.
The first step is to receive a customize search listings delivered to your email. Get familiar with how much the homes are selling and asking in each different area. Use dollar per square foot as a general guide to start referencing values. Identify what is important to you in a home and if paying a higher $ per SF if worth it to you to live in one neighborhood versus another.
To start this buying process, we need to know the following home search criteria:
Price range of homes. This is determined with the mortgage qualification, the monthly payments or cash amount you are willing to pay.
Minimum Size of the home: number of bedrooms and square feet.
Location: If you are new to the Las Vegas area, we should start with a wide section of areas across the valley until you are familiar with the neighborhoods. This is when you will give feedback about which properties your like and don’t. Identify the feature and neighborhoods to focus and which to eliminate from the search.
As we start to narrow the search results, we can additional search criteria to narrow the search down further if there is still plenty of inventory in your results.
Additional home features to add to the search could be : pool, 2rd car garage, etc.
The Las Vegas Real Estate market
Understanding our Real Estate market is very important. The are many differences in this market that will affect how you shop.
When it is time to begin viewing properties it may surprise you to learn that lock boxes are not used in the Las Vegas area and each viewing is personally scheduled for you by your realtor.
When you select a home you would like to see, your realtor contacts the Sellers realtor at least 24 hours in advance to schedule a time. The Seller’s realtor meets you at the property to provide access and answer any questions you may have.
Needless to say, there are many people involved in making sure you see the properties that are right for you.
Check our latest Real Estate Market Report for information sales, prices, days on market.
Plan a successful home shopping trip
Shopping for homes in the Las Vegas area is more involved than reality TV shows may portray, and you certainly will have more than three property choices to pick from.
Long before you begin to look at homes, you probably have visited the area, have come to understand your needs and budget and have engaged a realtor to start looking at listings. In the weeks before your trip to Las Vegas, you and your realtor will begin narrowing down the list of properties to ones that meet your needs.
Your realtor will schedule tours with the Seller’s agent of those properties that meet your needs and budget. All you need to do is be on time for the tour, well rested and ready to take in a lot of information.