Las Vegas Real Estate Blog

Relocating to a new town can be exciting. The actual move is usually where the stress is the worst. Once the move is taken care of the rest becomes more enjoyable. Having a plan or outlined schedule is very important to minimizing problems and headaches. We have put together a full-scale moving schedule to help new comers in their transition.

View the Las Vegas Moving Schedule.

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

There is a technic used for aiding in the sale of a Las Vegas home. It is called Staging. Staging a home means a seller either hires someone or studies up on how to present their home so that Las Vegas buyers see it in its most optimum presentation.

Most people live in a home that is comfortable to them. However, their tastes and comforts may not be what someone else would like. Many studies have been done on interior design and decorating so that new home builders can appeal to the maximum audience.

If you want your Las Vegas home to sell in the fastest time possible consider hiring a professional home stager. They will come in and do analyis and determine what options would best sell the house. In some cases these stagers will even ask you to move out and remove your belongings. As part of their service and fees they then fill the home with the same type of furniture and belongings you would find in a new home developement. Once the house sells they remove the items...

Full "Staging My Las Vegas Home" Article...

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

Las Vegas has expanded tremendously over the recent decade. New communities are popping up monthly. High rise buildings have been completed and many more are scheduled. Residents moving from all parts of the world have found the value in Las Vegas property. The many advantages for living in Las Vegas draw 7,500 newcomers per month on average.

As developers reach the outer rims of the valley over the next decade Las Vegas city planners anticipate that Las Vegas is to be the next Manhattan...the Manhattan of the West. Spacious high rises join casinos in the Las Vegas skyline. A huge market center, new business and entertainment districts, including the art district, will draw many. Residential building has gone vertical in anticipation of the impending shortage of land.

People from every walk of life are moving to the valley. They are finding an ample variety of Las Vegas living options. Residential properties of all sorts are available to suit the tastes of people moving to take advantage of the booming city. As you explore the options across the valley you will certainly find something that suits your taste. Let us know if we can point you in the right direction.

New Single Family Living
Las Vegas hosts some of the most well known home builders in the world. Some of these builders include Pulte, KB homes, Toll Brothers, Ryland, Rhodes, American, Centex, Richmond America, Pardee Homes, DR Horton, etc. Thousands of homes located in any part of Las Vegas are being built to suit any family situation and price range. If you are planning to move to Las Vegas and have the luxury of timing your move then you ought to consider choosing from the selection of brand new homes.

Pre-owned Single Family Living
Home values in Las Vegas have been steadily climbing to match rising demand. Many people have invested and made a great deal of money. Most home owners have seen great equity increases in their own homes as months have gone by. Whether a home is purchased conventionally or via foreclosure or in any other way they have become a steady way of gaining wealth in Las Vegas.

If you are looking to relocate soon and do not want to wait for construction then we can begin finding you a home now. If you don't want to do the handy work to make your house a home then pre-owned homes should be your focus. Let us help you get started.

Condos/Townhomes
Whether a first time home owner, an investor looking for rental units, a small family, or someone who loves to live in a community setting, a condo or townhome is a great investment.
The difference between a condo and a townhome is in a condo the owner owns the area between the walls of the condo unit and shares the rest of the property with other owners. In a townhome the owner owns a lot, the unit they live in and all the area of their portion of the building and may only share certain portions of common areas. The choice of which to own depends on your preferences for maintenance and the sharing of common properties.

Commercial
Las Vegas is rich in equity appreciating property. Commercial ground is becoming more and more scarce and those who own it can demand a premium in many cases for the use of the land. Shopping centers, office space, and industrial property is needed and leases well.

Las Vegas High Rise Living
High rise living is all the craze in Las Vegas! Several new districts are going into the central portions of Las Vegas. New high rises, 60 some currently scheduled, will be popping up all over town with breath taking views of the strip and other parts of the city.

How do I Choose a the Right Option for Me?
The first thing to do to find the right living option for yourself is to learn about the city and present your needs to a professional Las Vegas real estate agent. You will want to spend some time talking over the options and their locations. You will find that there is an option that will work for you. We look forward to working with you.

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

Las Vegas has been a stable market for years. Recent activity resulted in considerable volatility but the market has corrected and the future outlook for housing looks very promising. Multiple factors in the valley indicate that the real estate market will remain quite strong.

Las Vegas Appreciation in Past Years
Las Vegas has been a market of stability until recent years. It oscillated up and down moderately like much of the rest of the nation. The early 2000's marked a change. September 11th triggered some drastic changes in interest rates and inventories plummeted. The combination resulted in high demand and low supply. Prices shot up around the country and Las Vegas became a hot spot featured in the national news. A frenzy erupted as inventory sold in hours.

Las Vegas Market Correction
Years later, builders were able to replenish the supply and interest rates moderated the buying power so demand decreased. Inventories rose past normal levels and prices flattened generally. Interestingly, in Las Vegas the median home price was still higher in 2006 amid reports from national news reports that 2006 showed the least amount of sales in 17 years. Market factors other than inventory and interest rates keep the market strong. Home prices on average throughout the valley have remained steady. Certain neighborhoods have seen value drops but sellers have not seen a need to take huge cuts at this point. They haven't seeing price increases like they were accustomed to in 2003. The market had corrected itself in 2006 while remaining fairly strong.

Las Vegas Appreciation in the Future
Analysts from several industries including, fuel, airline, housing, etc. have done multiple studies collecting all sorts of data to understand the future demand for their products over the next decade. They anticipate a steady flow of buyers will be entering the valley. They estimate 7,500 newcomers on average per month. The valley will increase by approximately 50% (900,000) in 10 years. The growth in the job market alone will account for a majority of these new residents.

Las Vegas Real Estate Decisions
Las Vegas homeowners and investors are making wise decisions as they make home and property purchases here. They will see great equity increases in their assets over the long term.

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

When most people think of Las Vegas an image of Las Vegas Boulevard, better known as The Strip, comes to mind. Many people don't realize there is an amazing community that begins not more than a few blocks just off any direction of The Strip. Living in Las Vegas means living in a great community where abundant jobs exist. Entertainment, fine dining, great shopping are all within a short distance of most communities. The culture of Las Vegas is unique because it is a melting pot of many other cultures. People come to Las Vegas to retire. They come to Las Vegas to work. They come to Las Vegas for many different reasons.

Great Las Vegas Communities
Housing in Las Vegas suits the needs of people of varied ages, family types, and culture. Individual communities are tailored to fit different lifestyles. You will be able to find what you are looking for so you can enjoy your lifestyle. Most communities have great amenities nearby. A great Las Vegas real estate agent can find you the house and community that fits your needs.

Las Vegas Entertainment, Activities, and Things to Do
Las Vegas is known as the entertainment capital of the world. There are many things to do. From the family safe and G-rated to the wild and risqué, people can find what they are looking for.

Las Vegas Careers
Las Vegas has one of the strongest job markets in the United States. Many great careers allow residents to choose. There are jobs for most any education level and for most professions.

Las Vegas Culture
People come from all over the world to live in Las Vegas. They bring with them culture, experience, and knowledge. Many organizations, religions, and clubs enrich the society.

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

Sales of existing homes fell in December, closing out a year in which demand for homes slumped by the largest amount in 17 years.

The National Association of Realtors reported that sales of existing homes were down 0.8 percent last month, a bigger decline than had been expected. For the year, sales fell by 8.4 percent, the biggest annual decline since 1989, when existing home sales fell by 14.8 percent.

The sales figure underscored the sharp contraction that is going on in the once high-flying housing market, which before last year had set sales records for five straight years.

Even with the sharp drop in sales last year, the median price of an existing home sold in 2006 managed to rise a slight 1.1 percent. But that was far below the double-digit gains during the boom years. The median home price had risen by 12.4 percent in 2005.

So, how does that affect Las Vegas real estate? Las Vegas also saw a decrease in home sales from previous years. What the market is experiencing is a return to a "normal" market. The huge boom of recent years was caused by several key factors, one of which being 9/11. As inventories oscillate back to normal buyers get nervous or excited. Don't expect a weak market from the Las Vegas area. Too many positive factors indiate a strong market in the near and more distant future.

One of the interesting points noted in the quote above is that the median prices of homes sold still rose nation wide. Las Vegas saw a considerable rise in values overall, especially in new homes sold. Sellers aren't going to lay down and give up. Buyers are still moving forward on their purchases. The market isn't in distress - it is in correction.

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

Las Vegas home styles have changed over the decades. In fact, you can often tell the decade a home was built in by the construction methods used. Home styles today fit modern technology, client needs, and local codes.

Las Vegas Homes Through the Ages
Homes built in the 1950's and 1960's typically have asbestos tiles on the walls and composite shingles for roofing. There are many of them that are single story with an extended variety in layout and design. Some have brick or rock and some have a good deal of land with them. Many have swamp coolers. Many of these homes are being updated and have newer HVAC units, new roofs, new exteriors, etc.

Homes built in the 1970's and 1980's often have vinyl siding or asbestos tiles. They have shingle roofs and seem more current in their structure and design. Many are due for new roofs and siding.
Homes built in the 1990's to present frequently have stucco exteriors with tile roofs. They are current enough that they don't need many structural repairs but some of the HVAC units and appliances need replacing.

Las Vegas is a valley and was built from the center outward. Las Vegas home styles typically show their age the closer to downtown you get. Properties on the outskirts are often newer and have a more current feel.

Some of the newest homes sport an industrial design. Many of the new high rises (all built in this decade) have trendy new styles and construction.

Enjoy your Las Vegas home and its great styles and designs.

Posted by: Las Vegas Real Estate Agent, Darren Hildreth, Realtor®. See original article on http://www.hildrethhome.com/

Now, you have decided to build a web site. You can hire someone to do it or you can do it yourself. Let's imagine you are trying to save some money and you have some extra time. What options do you have for software to get the job done yourself?

There are several programs that can help you. Each requires a different skill level, budget, and has certain limitations. 

Have you decided on the purpose of your site? If you have and you are ready to dive into design and development here are some tools to consider:

• Geocities.com - if you want a free way to get started you can find online services, many of them free, that allow you to log in and use their easy-to-use tools. You can take a stab at some html and learn how to add images to the site.
  
  There are limitations. You may not get to choose your own domain name. It may be difficult to add different types of navigation. Usually, a geocities site comes across somewhat amateur. However, a beginner can play around without spending money. Only your time is at stake.
• MS Frontpage - is a Microsoft tool that takes the approach of the MS Word layout. It allows you to edit the page you are working on and then look at the corresponding html in another view. Like other MS tools Frontpage will think FOR you even if you don't want it to and do stuff that may not work on the server you are using to host your site. Sometimes you are required to install special Frontpage files on the server. For simple design Frontpage is great. For submission forms and other features requiring code (more than html) Frontpage will come up short. Use it for a simple brochure site. It costs around $100 or so for a license.
• Adobe Dreamweaver - allows for more advanced functionality but presents more of a learning curve. It costs around $250 or so. You can create buttons, do some javascript functions, and do a few other things that you can't do in Frontpage.
• EditPlus - This is an advanced web developers software. It is awesome for straight coding. It allows for a lot of flexibility. It is not a novice software. It doesn't lend to wysiwyg (pronounced wizzywig meaning "what you see is what you get") development. You need to write the html out without and be able to read it. You can program in php, asp, etc.

Frontpage really is the most simple, best fitting to use of the options above if you are a rookie at this. I hate to say that because I know of some of the inherent problems you will run into. In fact, I shudder at the frustration you may have while learning. However, if you really are a novice at this web stuff you need something easy to use. You can try your hand at Dreamweaver. It takes a little more to learn it but is a step up from Frontpage in its functionality.

Image editing is needed for most sites. You have to juggle great looking images with files size so that your download times aren't slow. This is called image optimization. Most programs have similar functionality. They just have different ways of displaying and using their tools.

• Photoshop - is often used by professionals to create, edit , and optimize images. You may pay around $650 or so for the full license.
  Paintshop Pro - Better priced alternative to Photoshop. You may pay under $100.
  Fireworks - Related to Dreamweaver. It interacts with other Adobe products. Also a great alternative to Photoshop and costs around $250 or so.

Once you have created the files and have all the links working you will need to upload the files to the server where they are hosted.

• SecureFX - there are many software programs allowing designers/developers to ftp there edited files to a server.

Here is one other great option to consider. Find a blogger site somewhat like ActiveRain that has a few enhancements. A very popular one is Blogger.com. You can go there and create a blog type web site. It isn't as brochure like because it really is set up for blogging. However, you can EASILY set the thing up and select from many different templates.

Another option to consider is to actually pay someone to do this for you. There are great companies that will design the site and then provide you with a template where you can fill in fields like you are used to on AR and submit the page and it will update the site automatically according to your template design. It costs more upfront to get it set up but it will save you time in the long run.

In the end, if you decide to do it yourself you will need to overcome the learning curve and it takes time. If you have time then you have made the right move.  

These are some of the common solutions you see out there. If there are other programs that you like please add them to the comments below. In fact, I invite reviews on the programs listed above. Let us know what you use and how you like it.

Good luck and happy editing.

An agent asked me a question in another one of my posts that warrants a separate post of its own. He is new to web design and a little leary of hiring someone to design his site and even more leary of doing the work himself.

I actually think he is in the same boat as many other real estate agents. Few agents come from a techie background because many techies often work better with computers and not people and many agents usually work really well with people and wish they didn't have to deal with a computer.

If you feel like you must have a web site, determine its purpose first:

• Are you trying to get new clients? This is the most difficult goal to accomplish. You are competing with every other web site regardless if it is designed by a professional or not and regardless of the budget spent in making it popular. You really have to think about conversion rates too because for every lead you generate you are paying for the popularity in one way or another (i.e. time, SEO time, pay-per-click).
• Are you trying to provide a service for existing clients? This is quite simple to accomplish. Develop or hire the development of your feature or information and train your existing client base to use it, "Oh by the way, I have this awesome tool you should use to accomplish just that. This piece of paper (or email) shows you where to log in and what to do."
• Are you just trying to introduce yourself and your services, create an online brochure? The site is easy to build in this case but no one will see it unless you pay to make it popular or drive traffic to the site with print materials and other non-web advertising.
• Are you just following the trend? If you don't have a distinct purpose and a way to track the results you are likely wasting time and/or money. In fact, you could probably spend the same about of time and money on business cards and hand them out to random people and find more business opportunity than most ineffective web sites provide.

For those looking for new clients, the fact is that most real estate web sites get very, very little traffic and most never get a lead. Of those who get leads typically less than 10% convert to anything serious.

Here are some numbers to give you an example: If your site is sharp looking, has convincing content and great tools and you get 30 visitors per day you may get half a lead or contact (1 lead every 2 days). Of those leads you will get less than 1 in 10 to convert into a serious client who results in a transaction. So that is roughly 1 transaction per month. How much is a transaction worth in your market?

Now, what does a person pay for a great web site? You will likely pay $3,000-10,000 for the site design for a good site. You will likely have hosting fees $10-50 per month. You will have SEO fees $300-1000 per month.You have to spend time writing content or pay someone to do it. You have to pay for IDX services or set them up yourself. In my market, I know a realtor who pays $3,500 per quarter to keep the team site in the top 10 in some of the major search engines for top key words. I know another who paid $7,500 for a decent site and $500 ongoing. He hasn't seen a lead in 3 months, yet, because it takes time for SEO to work. Others pay for google or yahoo ads. Every click costs $.03-1.50 or more depending on the demand for ad space in your region for the key words you are targeting.

So, you build a site and pay all this money for web traffic and design and IF your site is great you get 1 converted client every 20-30 or so days. If you knew you would convert 1 close a month you might be able to justify the time, effort, and money. Otherwise, like most sites, you pay the money and in years only get a couple of contacts.

If you plan to design something inexpensive like an online brochure and then tell your clients about it later there can be great rewards in that. First, it is inexpensive. Second, your clients may like reading a little bit about their agent. Third, you can post client experiences there and people like to read about themselves.

The bottom line. If you are planning on a web site for leads and clients plan to jump in all the way. Plan to pay for popularity, spend time writing articles and/or providing tools, and plan to redo it all if you start getting traffic and no conversions. If you are planning on something else just as another way to promote your business with your clients then seek out low cost opportunities and have fun with it. Don't make the mistake of doing a site "just because every other realtor has one." Figure out what it is that you are trying to accomplish and figure out how you are going to measure your results. Then stick to your plan.

Good luck,

Darren

Intro - The Cold Truth

Great web design consists of one major primary principle with a strong secondary: Content delivery is the objective and it should be presented well. If not, plan to pay for your popularity.

Content is King 

Most great agent web sites (5%) have several to many high quality pages and/or UNIQUE tools. Most worthless agent web sites (95%) have several to many worthless pages and link to every tool on the planet regardless of its application.

What makes a great page? Great, unique, original content surrounded by great presentation.

What makes a great site? Great pages that are easy to find and have a focus. They cannot be pages that are duplicates from other sites.

Web Site Popularity

Just having great content won't put you at the top of search engines. You must understand SEO and site popularity. You either understand it or you pay someone who does.

Common Agent Sites 

Most real estate agent web sites that I bump into (because I am a design geek I have seen thousands of sites) are products of an agents desire to follow the trend believing it will bring them some type of business. If agents will change their mentality and provide great content and present the content well the business will find them...or they can design a shoddy site and pay for its popularity and then get mad when it doesn't convert.

Web Site Purpose 

If you are going to spend one dime or one second on a web site be sure you know why you are doing it. If it is because "every good agent needs a site" then you are wasting precious resources. If it is because you want to serve your clients with great information or a great experience then you are on the right track.

If you simply want a web profile, otherwise known as an online brochure, then plan your site as such and don't deviate. Just don't expect much search engine traffic. Unless you drive the traffic yourself with great print material or ad space (or you pay someone to make your site popular) you won't see it.

Once you decide what your purpose is then begin planning but don't vary from your proposed target or you will have a site that does what every other agent's site does: link to mls, describe why the market is so great, brag about the agent, link to every other web site on the net, and provide really little value.

Create Great Value

Put yourself in your clients' shoes. If you want to buy or sell a house what do you really want to see? If you want a great agent what do you REALLY want to know?

If agents want to provide real value and reap the results here are some necessary components (among others): MLS search tool, well written real estate articles, great design. Make a list of 50-500 real estate related topics. Create one page for each topic writing no less than 4 paragraphs with a minimum of 3-4 sentences each with a key word or phrase in each page. Arrange the topics into categories and create simple-to-use navigation (we'll get into this later). Link to several (not every) tools that fit your sites focus. Look around you. Type a search into Google for the city you are in and the words "realtor" (i.e. miami realtor). What comes up? The top 10 sites (not including paid ads) will likely have been on the net for 2+ years and/or have dozens of well written pages and/or hire companies to search for other web sites to link to the agent's site. They have time on the net, great content, and/or they pay for popularity.

If you are simply doing a brochure site then you will only want 6 to 10 great pages covering key topics that you want highlighted. Don't hit every topic because your site becomes diluted. Unless you plan to pay a lot of money for ad space, SEO, or print materials don't plan for many hits because there are way too many real estate agent sites out there for major search engines to care about yours - cold but true. Engines only care about great content and site popularity. If you don't plan to write a lot of content, you have a small budget yet expect a lot of traffic, hold off on the web site. Focus on other business generating activities that will provide a MUCH higher ROI. Just one good open house could net you more business than 95% of Realtor web sites net for their agents. The reality is that very few agents ever get one transaction from their site without spending a ton of time and money.

Review your site and determine if your site is like everyone elses. If it is, that's why you haven't seen any action from it in the 3 years it's been online, even if it really does look great.

Summary 

The internet is about great information and/or great popularity. If you plan to do a site, understand its purpose and expect the appropriate results. You really can have a great site that generates quality leads. It will take a lot of work, time, and/or money depending on your internet skills. It will likely take the place of the time or money you would spend on a farm or some other considerable activity. If you do a site, shoot for the stars or don't shoot at all.

Good luck and happy writing!