Homes For Sale In Las Vegas

Homes For Sale In Las Vegas (Domain for Sale) Free house search in LV, Henderson, Boulder City or North Las Vegas. This is a one stop shop website covering all of your house buying needs.

Get FREE Daily Home Lists emailed to you!  Learn about the nearby communities and cities in the LV valley.  This page is designed for the Real People that live and want to live or invest here!  I am also a Green designated real estate agent if you are looking for homes with green features.

New Homes For Sale In Las Vegas move in 30 days!

If you are tired of fighting over fixer uppers or dealing with short sales, Contact me to go see these homes. Get one today! FREE service for you.  Many have energy efficient construction and thousands in buyer incentives, upgrades and appliances.  Many qualify for the 5% down payment grant!

Please make sure when filling out the below form, that you list your criteria, For example: bedrooms, baths, condo, single family, garage, size, price, Old or New? I also need to know your preferred area, school zoning, or anything else very important to you.

Personalized Home Search to Your Inbox

Please note that all fields followed by an asterisk must be filled in.

Please enter the word that you see below.

  

Homes for sale in Las Vegas, HENDERSON and NORTH LAS VEGAS Information Here! September Las Vegas Home sales were at a five year high!

Right now, the best way to buy home and not compete with multiple offers is to buy a New Home. Your Realtor has great inside promotions and information on homes that will be ready to move into in 30-45 days, We know builders that are paying closing costs and more special deals. Get FREE representation, the builder pays your Realtor so make a friend in the business, contact me

Located in Inspirada Quick Move In !

Just in case you do not know, this is right between just past Anthem and in a very popular up and coming area with many new homes, parks, community swimming pools and family events going on constantly.  

They have baseball fields, soccer fields, jogging trails, a community center and so much more to offer in this master planned community.

My main point is, you can get a home for super quick move in that is almost built from $259,000.  Contact us for FREE representation and to get the most benefits possible that we can negotiate for you from this builder.

Energy Star qualified homes are available that can save up to 45% off of traditional home utility bills.  You can put that savings toward affording more house!  


Gorgeous Near Mountains Edge

New homes from 1700 square feet starting at only $278,000.  Quick move in means mostly built for you. You may still be able to customize some options.  Cross Streets are Cactus and Buffalo. Make sure to contact us before visiting on your own for FREE representation and to get the most benefits available from this builder negotiated on your behalf.    


Also in Inspirada  Between Seven Hills and the M Resort. Get a 2746+- square foot home with a quick move in for $360,000.  5 bedrooms 3.5 bathrooms. This place is magnificent. Live in an amazing new home that you dont have to wait for 6 months for it to be build.  EMAIL ME for more pics and info The builder pays me to represent you QUICK MOVE IN!  Get Free representation and the best incentives available from the builder by using us to negotiate for you.

Year End New Homes for Sale in Las Vegas 

Closeout Quick move in homes for sale in Las Vegas

Summerlin homes $296,900 to 3000 +- sq ft for $470000.

Southwest standing home $178500

Henderson $271000 to $377000

Providence - New fallout! Providence $172,530. 215/Hualipai. Over 1900 square feet. Gourmet kitchen, move in 30 days. Contact me to see.

Northwest $181000 to 420000 You can EMAIL ME for more info  You get FREE representation, the builder pays me to represent you

Brand New in Henderson from the $360000's

From 2100 to over 3000 sq ft, You are early enough to pick everything! EMAIL ME to get on the interest list the builder pays us to represent you. Get the best deals and incentives available by using a Realtor. FREE representation.

Search the MLS for Homes
Las Vegas, NLV and Henderson

Click Here!

so you get FREE buyer representation, but you have to Contact me before you go. Need to bust the economy with Two Homes in One? This builder is a genuis! They have built an apartment style living quarters within the home with a separate entrance.

This home is available at 15 locations, CONTACT ME for free representation and information. the builder pays me to represent you.

$364,400 In the Southwest MOVE IN READY!!

No lines no hassle! 4 New homes available now from 2900 ft to 3400 ft. One Story and beautiful! 3 car garages, Granite counters, Large lots, upgrades galore. Off of Durango. EMAIL ME for more info the builder pays me to represent you

This home is AVAILABLE NOW, near Mountains Edge.

$333,816, builder may be able to help with closing costs. 1947 + - sq ft, you can move in very soon but still pick your cabinets and flooring. EMAIL ME for more information the builder pays me to represent you

There are many hundreds more Homes for sale in Las Vegas, so please let us make your search easier. We are educated with 20+ years of experience and we offer KNOWLEDGEABLE SERVICE WITH NO HIGH PRESSURE!. We are very comfortable people with families and you can make a new friend. CONTACT US TODAY.

Help finding NEW HOME COMMUNITIES AS WELL AS BANK OWNED FORECLOSURES, DISTRESS SALES, HUD HOMES AND SELLING HOMES ON A SHORT SALE. **You Do Not Need To Pay An Attorney to Do A Clean Short Sale!!!*** Keep your money! EMAIL US TODAY FOR HELP, NO COST TO YOU.

NUMBERS ARE UP!!! SALES ARE UP!!! NOW IS THE TIME TO BUY A HOME!

    Our homes for sale in Las Vegas inventory is at an all time low, but the challenge now is that we are experiencing multiple offers again and prices are being bid over appraisal.

What does this mean to the homebuyer that has minimal down payment and closing costs? Well, you may find that you are being bid out by cash buyers or buyers that have the cash to cover the down payment plus the shortage in appraisal.

I suggest contacting me Click Here for my contact form to find new homes that have standing inventory we can go look at or even get something that will be done in 5 months. Hey, at least you will get a home and the builders offer incentives and financing options and some even help with costs!

Brand New Henderson Home Live in a Country Club community for so much less! Homes start at $160,000, golf course living, recreation center with resort pool, tennis, basketball, pool tables, racquetball, yoga plus a gym! Guard Gated and has a public golf club. These homes will be done in 4 months and you pick your cabinets, carpet, flooring, etc. Contact me. The builder pays me to represent you, it costs you nothing for me to help you! Brand New North Las Vegas and Henderson Homes $800 approx payment monthly, yes they do FHA! From the mid 100's Contact me

Have you qualified for your loan? Did you know that most sellers on homes for sale in Las Vegas including banks will not even look at your offer on any Homes for sale in Las Vegas without a pre qualification letter that states your credit has been run and income verified.

And they may even require proof of down payment from your bank account. I have recommendations on lenders based on your specific situation. Recently I have had a great experience using HomePath financing on a few Homes for Sale In Las Vegas

This is a great low down financing option for Fannie Mae Homes. You can sign up for alerts of their homes and find out about the financing here at the Homepath site. Please contact me for the direct number to my Homepath lender.

Buying Homes for Sale in Las Vegas is not Simple Anymore Getting a loan is hard these days. You have a lot of hurdles ahead of you unless you have had plenty of cash sitting in the bank for at least 60 days this is called Seasoning.

The lenders now require you to show where your money comes from, called a paper trail or deposit trail. You will also need to show that you have enough for the down payment and usually 3 months house payments in the bank for at least two months often referred to as RESERVES.


  • Your debt ratio has to be less than 50% or forget it. So don't go over 1/2 balance on your credit cards and PLEASE don't buy anything on credit while you are house shopping or qualifying for your home loan and Especially while you are in escrow!
  • Conventional buyers will have to put 5 to 10% down. FHA will have to put at least 3.5% unless you are buying a Homepath Home which is 3% and Investors 10% to 25% down. No way around this, the days of subprime are over. There is special rural financing offered by Bank of America in certain areas for 1/2 of 1% down, contact me for that information
  • And investors, you are looking at 25% down to make your life easier and about $600 bucks for the appraisal which has to include a rental analysis.
The Ultimate Green Store

Qualifying is very tough now with all the loan fraud laws in place. Lenders have new regulations they must follow and they are very strict due to all of the bad loans.

Reliable lenders are hard to find for Homes For Sale In Las Vegas, so please contact me for someone that knows what they are doing that can really help you and not give you the run around.

If you get too small of a loan they charge you extra, if you have too high of a loan they charge you extra. If your credit is below 680 they charge you extra. It is just not the simple process it used to be.

The HARP Program

    See if you qualify Here! This is the "upside down refi everyone is talking about, see what the guidelines are and learn about your options.

Great Information for You Nevada Rural housing authority offers Home At Last.

You will have to purchase in designated areas by the program

Must be a first time homebuyer or qualified Veteran

Must qualify Download the Free brochure here for complete information and visit the main website for approved lenders and certified Realtors. Your best place to start is read the brochure and then contact a preferred lender for pre qualification. Highlights include: FREE 3% down payment grant No asset limit like Nevada Bond program. 

Here are some interesting links you may want to check out:

Mortgage information and daily NEWS! Mortgage update

From US News: “5 Ways to Take Advantage of Low Interest Rates” article

GOOD QUESTION I WAS ASKED THIS WEEK....

Q: “I’m looking to do a VA Vendee loan where I can put 5% down on an investment property. How do I get more information?”

A: pdf benefits flyer

bestsellers 300x600

Here are some interesting items from this week:

From ABC news : “Mortgage Rates in U.S. Hold Near Record Lows”

Record Lows

GOOD QUESTION I WAS ASKED THIS WEEK…

Q: "I want to do an FHA loan. Some properties I see are listed as "cash or conventional financing only." My agent says this because of the repairs needed on the home. Is there anyway around this?

FHA 203K Renovation Loan

A: An FHA 203K rehab loan will sometimes be accepted on Homes for sale in Las Vegas in this situation. This is a loan that allows for home repairs, and even some upgrades, to be completed as part of the loan. Please contact me for details.

Features & Benefits:

Think of the 203K loan as a traditional FHA loan with a repair escrow. Loan amount is based on "after improved value". Funds for rehab/repairs are financed and disbursed as work is completed. Same low down payment and credit qualifying as with any FHA loan. Up to 6 months payments can be financed if property is not habitable during rehab Appliances, cosmetic, and landscape may be financed. Seller can participate in buyers closing costs up to 6%.

Eligible Improvements (This is only a sample of the items that are eligible) :

    First items addressed are health, safety & weatherization. Remainder can be applied to upgrades & remodeling.
    Structural alterations and reconstruction. Improved function & modernization. Changes for aesthetic appeal.
    Repair, or replace plumbing, heating, A/C, electrical systems.
    Installation of well and/or septic. Roofing, gutters, and downspouts. Flooring, tiling, and carpeting & appliances.
    Energy conservation improvements. Major landscape work and site improvement.
    Improvements for accessibility to the handicapped. Call for other desired items, or improvements.

Minimum amount in repairs is: $5,000.00 on Homes for Sale In Las Vegas

Maximum amount in repairs: NO LIMIT!

Loan amount cannot exceed FHA county limit--- $400,000 in Clark County

Eligible Transactions: Owner occupied Purchase, or rate & term refinance.

Eligible Property Types on Homes for Sale In Las Vegas: Single Family

    Duplex

    Tri-Plex

    4 Plex

    Condo (must be FHA approved) Maximum 4 units in each building.

Ineligible Improvements: "Luxury items".

    BBQ pit

    Bathhouse

    Dumbwaiter

    Exterior hot tub, sauna, spa and whirlpool bath

    Outdoor fireplace or hearth

    Photo mural

    Installation of new swimming pool

eFaucets-Brand-160x600

Gazebo

Tennis court

Tree surgery

Items that will not become a permanent part of the property

Never completed homes

Contractor (Licensed) is required to complete work.

1 bid and Work write-up

Work write-up replaces the need for a home inspection

Pest inspection required

Work must begin within 30 days of COE

Work must be complete with 6 months of COE

EEM Feature (Energy Efficient Mortgage ask me how!)--If you make the home more energy efficient there are some additional benefits. Please ask Kellie about these.

Purchase Contract: COE: 60 day closing from date of seller acceptance.

Contract must state: "Buyer´s loan proceeds are coming from an FHA 203K rehab. loan".

Seller can pay up to 6% of buyers closing costs (recurring & non-recurring).

Offer is made on what buyer wants to pay for the property in "as-is" condition.

Advantages of Going 203K on Homes for Sale In Las Vegas:

Sell the property in "AS-IS" condition

Agent receives commission before any work is started

Think of a listing that is listed as "cash only" (due to needed repairs)

Buyer loves home, neighborhood, school district, etc. but dislikes kitchen, bathroom(s) flooring, paint, etc.

Home is older and needs new everything e.g. HVAC, roof, paint, flooring, kitchen/bathroom/bedroom remodel, etc


Buy.com

Q:What is the biggest challenge you see in loans today?

A: Documenting the cash necessary to close the deal is the biggest challenge. Make sure you have enough money saved for your down payment, closing costs, and a few month’s reserves before you going  looking for a home. 

Not all loan programs require reserves but they are good to have. Make sure you can clearly explain, and paper trail, how you got all of the money you need for closing. Tips, gambling winnings, loan paybacks, gifts, asset sales, etc. must be documented.

Introducing Freddie Mac´s Relief Refinance program!

Relief Refinance allows borrowers who are current on their existing Freddie Mac owned mortgage to refinance up to 105% LTV.(Loan to Value)

Good Sam Roadside


Product Features include:

    Mortgage Insurance is not required on new Relief Refi loans if there is no MI on the existing loan LTV´s up to 105%. No CLTV or (H)CLTV restriction Streamlined documentation allowed, including no appraisal if applicable. 1-4 unit Primary Residence and Investment Property, and 1 unit Second Home Loan amounts up to the Temporary 2009 limits Only three (3) months seasoning required (note date to note date)
    No minimum fico requirement if P&I payment is not increasing more than 20% No DTI requirements if P&I payment is not increasing more than 20% Condo approvals are not required Loan proceeds may be used only to: - Pay the unpaid principal balance and accrued interest of the eligible first lien, or - Pay not more than $2,500 in closing costs and/or prepaids Appraisal For some one (1) unit properties, a Home Value Estimate (HVE) may be available for use in lieu of an appraisal.  

    Mortgage Insurance is not required on the Relief Refinance loan on Homes for Sale In Las Vegas if: The LTV of the new loan is <=80%; or The existing loan does not currently have MI Mortgage Insurance is required when the LTV of the new loan is >80% and the existing loan has MI Borrower Eligibility Determine if the mortgage is currently owned by Freddie Mac by checking the following Freddie Mac website: Freddie Mac

The Nevada Bond Program, which offers 100% financing on Homes for sale in Las Vegas, and is serviced by Bank of America Home Loans, has raised their income limitations. Effective with all new bond reservations on/after April 15, 2009.

If you have a 1 to 2 Person household and your income is less than $78,480, you may now qualify. This is an increase from around $72,000. If you have a 3 + Person Household and your income is less than $91,560, you may now qualify. This is an increase from about $84,000. Keep in mind, you must be able to qualify for an FHA loan and you can't have more than $5,000 in liquid assets excluding 401K.

The rates are slightly higher, but if you need 100% financing today, BOND may be the way to go.

Remember we don't have a 620 minimum credit score on FHA loans like many lenders today

FIND REFINANCE AND MODIFICATION GUIDELINES for Homes for Sale In Las Vegas AT:

FAQ

As we learn more about the program, we will work with our customers to determine their eligibility.



RealtyTrac


Although the participation of each bank is voluntary, Bank of America and Countrywide are supportive of this program on Homes for sale in Las Vegas and the positive impact it will have on homeownership nationwide. We will work to implement the plan specifics as quickly as possible.

GOOD QUESTION I WAS ASKED THIS WEEK.... FHA LOAN LIMIT IS LOWERING TO 270,000 in SEPTEMBER SO HURRY!!

Currently it is $400,000 ... If I buy a home that is $405,000 do I have to put down $5,000 on top of my 3.5% minimum down payment?"

A: $400,000 is the maximum loan amount on an FHA loan in Clark County. If the sales price is $405,000, you would be required to put down 3.5% of $405,000 or $14,180. This would only make your loan amount $390,820, which is below the $400,000 max loan amount.

The maximum sales price regarding homes for sale in Las Vegas, if you were only willing to put down 3.5% on an FHA loan, would be around $414,500.

GOOD QUESTIONS I WAS ASKED LAST WEEK.... Q: "My real estate agent tells me that I need to buy a home quickly because I have limited funds and FHA is going to increase the minimum down payment. Is this going to happen?"  THE answer is YES  Please visit the Government FHA page for information on all loan programs and requirements

A: According to an article in the Washington Post online, "FHA is proposing to increase the up-front cash paid by borrowers as part of an effort to shore up the agency's finances, which have been staggered by rising defaults in its flagship mortgage insurance program.

The changes also include raising minimum credit scores for borrowers who receive FHA-backed mortgages and limiting the amount of money sellers can kick in, including paying closing costs or giving free upgrades."

Q: "Are there any good down payment assistance programs left?"

A: FROM THE NEVADA HOUSING WEBSITE: The Nevada Housing Division offers up to $4000 to provide homebuyers under its First Time Homebuyer Program with down payment and closing cost assistance.

For more details, visit: Nevada Housing Website

Search Houses   Search for Homes for Sale In Las Vegas, directly from the Multiple Listing Service with your own custom search criteria.

Get a Great Local Real Estate Agent Homes for sale in Las Vegas supports ethical real estate practices, contact us today. Get Stats on the Area Housing Market

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Changes that have taken place

    "REGULATION X AND OTHER IMPORTANT LENDING CHANGES"

    Military Income In addition to base pay, military personnel may be entitled to additional forms of pay when considering a purchase on homes for sale in Las Vegas. Income from variable housing allowances, clothing allowances, flight or hazard pay, rations, and proficiency pay is acceptable, provided its probability of continuance is verified in writing.
    An additional consideration may be the tax-exempt nature of some of these payments which can be grossed up 25%.




Child Support Income Income

In this category may be considered as effective for homes for Sale in Las Vegas if such payments are likely to be consistently received for the first three years of the mortgage. The borrower must provide a copy of the divorce decree, legal separation agreement, or voluntary payment agreement and evidence that payments have been received during the last twelve months.

Acceptable evidence of regularity of payments includes canceled checks, deposit slips, tax returns, court records, etc. Periods less than twelve months may be acceptable provided the payor's ability and willingness to make timely payments is adequately documented by the lender.

FHA permits properly documented child support to be grossed up under the same terms and conditions as other non-taxable income sources. This income may be grossed up 25%.

NOTE; Payment of arrears is not to be included as income. If the decree states child support income of $200 and the borrower is getting an additional $100 towards the arrearage, we will not use the additional $100 as income or even as a compensating factor.

The U.S. Department of Housing and Urban Development (HUD) launched a new, comprehensive Web site to assist Americans with improving financial literacy, sustaining healthy homeownership and achieving financial security. My Money, My home, My Future

**IRS speeds Lein relief for distressed homeowners trying to refinance - See Article

FHA only allows a borrower to have one FHA mortgage at a time except under the following circumstances

A. Relocations. If the borrower is relocating and reestablishing residency in another area not within reasonable commuting distance from the current principal residence, the borrower may obtain another mortgage using FHA insured financing and is not required to sell the existing property covered by a FHA-insured mortgage. The relocation need not be employer mandated to qualify for this exception. Further, if the borrower returns to an area where he or she owns a property with an FHA-insured mortgage, it is not required that the borrower reestablish primary residency in that property in order to be eligible for another FHA insured mortgage.

B. Increase in Family Size. The borrower may be permitted to obtain another home with an FHA-insured mortgage on homes for Sale in Las Vegas if the number of legal dependents increases to the point that the present house no longer meets the family's needs. The borrower must provide satisfactory evidence of the increase in dependents and the property's failure to meet the family's needs.

The borrower also must pay down the outstanding mortgage balance on the present property to a 75 percent or lower loan-to-value (LTV) ratio. A current residential appraisal must be used to determine LTV compliance on Homes for Sale in Las Vegas. Tax assessments, market analyses by real estate brokers, etc., are not acceptable as proof of LTV (loan to value) compliance.

C. Vacating a Jointly Owned Property. If the borrower is vacating a residence that will remain occupied by a co-borrower, the borrower is permitted to obtain another FHA-insured mortgage. Acceptable situations include instances of divorce, after which the vacating ex-spouse will purchase a new home, or one of the co-borrowers will vacate the existing property.

D. Non occupying Co-Borrower on homes for Sale in Las Vegas. A non-occupying co-borrower on property being purchased with an FHA-insured mortgage as a principal residence by other family members may have a joint interest in that property as well as in a principal residence of their own with a FHA-insured mortgage

Thank you for visiting Homes for Sale In Las Vegas please feel free to contact me with any questions or suggestions.




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