Saturday, August 27, 2016
3722 Las Vegas Boulevard South # 3209, CityCenter, Las Vegas 89158
724 Sq. Ft. 1 Bedroom CORNER UNIT with Amazing South East Views
$525k Offered Designer Furnished
Affordable Luxury! Effortless Ownership!
STUNNING DESIGNER FURNISHED VEER TOWERS EAST CORNER 1 BEDROOM ON THE 32ND FLOOR. AMAZING SOUTH STRIP VIEWS! STAINLESS APPLIANCES, FLAT SCREEN TV, EXQUISITE FINISHES, TURN KEY READY. WALK TO THE T-MOBILE ARENA, THE PARK, CRYSTALS SHOPPING CENTER, ARIA HOTEL, ART GALLERY ROW, & WORLD CLASS DINING AND ENTERTAINMENT. ENJOY FABULOUS TOWER AMENITIES: ROOFTOP POOL/BARBECUE/SPA/GYM/BUSINESS CENTER/OWNERS LOUNGE/CONCIERGE/VALET.
To Learn More About Veer Towers & To See All MLS Listings for Veer East & Veer West for Sale
See All CityCenter Condos for Sale
702 236 8364
The Lucky Dragon Hotel is set to open this year. Located adjacent to & just west of ALLURE LAS VEGAS High Rise Condos on West Sahara Avenue, this new project is sure to breathe some much needed traffic to the North end of the strip.
Read The Lucky Dragon News and See a Slide show of the Project:
SLS has been a disappointment as far as rejuvenating the Strip's north end. However, my gut feeling is that this hotel-casino will have that Old Vegas feel, and be much more intimate than the mega resorts, and The Lucky Dragon will be a winner. Live seafood, cooked fresh, Asian style, will bring tons of locals who typically drive to Chinatown for this type of fair. And if The Lucky Dragon has table games at affordable minimums - it might be like the old Thunderbird Hotel on that end of the strip. For those of you who remember, the T-Bird, was the place to be back in the day - tables were packed - food was great - and it was popular with tourists and locals alike. Most times, you had to wait for an opening at the Craps or Black Jack tables and crowds around a good game were 4 to 5 deep. The formula was simple - good food - friendly dealers, great lounge acts ( which seem to be a thing of the past).
Steve Wynn's Golden Nugget ( circa 1973) had that same type of appeal and same business model. If the Lucky Dragon can capture that Old Vegas intimate appeal & vibe, it will be the winner and just what the North Strip needs.
Allure Las Vegas condos are undergoing a Construction Defect Lawsuit that limits lending options. Nevada State Bank can still finance there with 25% down and Cash is King. Condo prices are somewhat depressed at Allure and the asking price per square foot is below current duplication costs.
Please have a look at what is for sale at ALLURE LAS VEGAS & give us a call. These units are sure to make awesome rentals and great vacation properties.
For all your Las Vegas high rise condo needs
Thursday, August 18, 2016
A Bit of Background on Trump Las Vegas &
Other High Rise Towers A Decade Ago
Given that it is an election season, it seems timely to devote a Blog Post to Trump's Condo Hotels in Las Vegas - The tallest Tower to grace our skyline, and some of Las Vegas' most luxurious high rise real estate just off "The Strip."
Prices from $265k for Studios and the low $500k's for 1 Bedrooms
Trump Hotel Condos can be placed in an on site Rental Program when not in use.
Our Team has been selling Trump Las Vegas Condos from the pre-construction stage. This gave us an insight into how the Trump Organization gets things done and how they build and run an organization. Vegas is not really Donald Trump's town. It is the town of the late great Kirk Kerkorian, the amazingly visionary Steve Wynn, Sheldon Adelson (Venetian & Palazzo), and Caesar's Entertainment. Donald Trump was the outsider, much as he is now in his run for President, entering an arena that was foreign to him.
Trump had no presence whatsoever when he entered the pre-construction condo market here in Vegas. He's a New Yorker. What did he do? First of all, he hired an experienced sales manager from what was at the time the very pricey & high end Lake Las Vegas Resort. At this time Centex was selling 450 sq. ft. condos for $1000 psf ( that you now can buy for 20 cents on that dollar!) at Lake Las Vegas. This sales manager was familiar with the agents who were successfully selling luxury real estate in Las Vegas & Henderson. 60 agents were handpicked to represent the pre-construction sales of Trump Tower.
The Stark Team was fortunate to have been 2 of the 60. The Trump Organization then divided us up into 3 groups of 20 and scheduled us for education sessions. We were given hand signed books of "The Art of the Deal", and that was that as far as selling techniques went. ( Donald Trump used a black marker and his handwriting is very spiky and bold - a powerful signature).
We were given floorpans - price ranges - and some insight as to why and how Donald Trump likes to build. Trump Tower has no balconies. Other Towers did. The sales manager explained why - went into details about the quality of materials and rare marble that would be used in construction, etc.
Then we were assigned to an in house sales rep. There were only about 3 of them as I recall and each worked with 20 agents. It was a very methodical ramping up of a sales force comprised of in house and local hand selected agents. Who supervised the Sales Manager?
Donald Trump brought in his high school buddy, who had no prior sales knowledge at all, but was a wonderfully nice guy employed by The Trump Organization in NY in another capacity, who Mr. Trump must have trusted to oversee his Las Vegas interests.
At this time, there was a flurry of pre-construction high rise towers going on in Vegas. The ones that got built: Sky Las Vegas, Turnberry Place, Metropolis, Panorama Towers, The Martin ( Formerly Panorama Tower 3) , and a slew - and I mean a slew - of those that never got built: Las Ramblas
(theoretically touted as a JV between George Clooney & The Related Group), ICON ( The Related Group), Vegas 888, Ivana Tower ( a wannabe disaster of a pump and dump land scheme by an Australian developer who partnered with the ex Mrs. Trump - he wound up leaving town within tail between his legs), The Majestic & The Conrad - (The Doumani Family - Old Vegas People - maybe we will see this resurface one day as the family still owns land on Convention Center Drive ), The Crystal Sands, and the list of failed projects went on and on.
To give our team a pat on the back - we placed NO clients in Ivana - common sense - the site was too small for the height of the tower without using sophisticated robotic cranes - ( that too was a successful pump and dump on land value - it is now a Walgreens!) - we encouraged all our clients to pull out of Crystal Sands once we read the Public Offering statement and saw talk about boat docs in there ( Florida developer didn't hire a Vegas lawyer to rewrite Florida offering - not a good sign) - we got quite good at ferreting out the amateur developers from the pros.
SKY Las Vegas was built and ran just a few months late. Quite good for a smaller developer.
Turnberry Place was built, but Turnberry Associates declared bankruptcy and shut down the epicenter of the entire project. The Stirling Club closed and went bye bye & there went the indoor pool, spa, gym, restaurant and outdoor pool. It remains closed to date. Imagine you buy a high rise condo and pay top dollar because of the amazing infrastructure - fine dining - weekend seafood and champagne buffet, sumptuous spa - and then it shuts down. Not a nice thing to do to people. Then Turnberry Associates builds the Fontainebleau ( now in the hands of Carl Icahn who bought it when Turnberry went bankrupt) - and blocks the views of the west side of Turnberry Place Towers 1 & 3 with their parking garage making these units somewhat functionally obsolete and tremendously devalued.
Metropolis was built - but the structure didn't resemble the renderings as the developer, A Dallas guy, ran out of money and left off the dome and skimped big time on the landscaping - sold units without baseboards, and funky electrical work. Buyers have since improved these units and they have some of the best views in the city of the WYNN Golf Course, the Strip, and the LINQ High Roller Wheel)
Panorama Towers 1 & 2 were built and by the time they got to #3 - the developers, Sasson-Hallier went BK, and lost the tower to Foreclosure - It is now THE MARTIN and was taken over by the construction lender, who plowed several million into amenities there and it is all sold & one of our favorite high rise towers in the city.
( In the photo above- you can see the beautiful marble tub surround & that extra Trump luxury touch in the integrated television in the bathroom mirror)
Trump built his tower on time - it was ready EXACTY when he said it would be, and when financing for hotel condos dried up during the loan crisis and great recession, although the tower was pretty much all sold, people couldn't close. Trump was stuck with a good many units that he held onto and maintained and this is the inventory that is for sale now. Trump did not skimp on materials - the finishes and lobby and pool areas are beautiful.
Furthermore, in Las Vegas, construction defect lawsuits are common place in high rise condos. Of the towers mentioned above, Metropolis was the subject of a Construction Defect lawsuit that is now "stayed". Turnberry Place, and Panorama Towers were the subject of Construction defect lawsuits that are now settled. SKY LAS VEGAS and THE MARTIN are currently involved in Construction Defect Litigation.
Trump Las Vegas has not been involved in any Construction Defect lawsuits.
We would love to show you these beautiful condos or any others. The Stark Team knows Las Vegas high rise real estate like the backs of our hands - we have sold each and ever tower from paper. We know what buyers are looking for and which stacks have what views and how the towers sell - Bottom up - Top Down. Our years of luxury real estate experience in Las Vegas is invaluable on your side of the transaction.
On the Trump note, our experience in dealing with The Trump Organization and Eric Trump and his knowledgable Las Vegas staff, has always been a win win situation for all parties concerned, foremost our clients. Trump knows how to build, and run an efficient organization. And as an outsider in the town of Las Vegas - he turned out to be a winner in the Las Vegas High Rise arena. And a man of honor. No skimping on materials, no shutting down of amenities.
And, there is that extra caring Trump touch - in the heat of the summer, when you get your car from the Valet, it is delivered to you with a nice fresh cold bottle of Trump Water in your drinking cup.
So there you have a little background on the pre-construction stage of Las Vegas high rise development. At present, and in the foreseeable future, there are no new residential high rise condo towers planned nor being built, and no more hotel condo towers under construction. Sales statistics show that prices have softened in the high rise market sector this past year, while home prices have risen.
The exception in the high rise sector has been zip code 89158 which is City Center - home to VEER TOWERS, THE MANDARIN ORIENTAL, and VDARA. At present, high rises (aside from CityCenter) are selling at prices that are below duplication cost. When compared to any other world class city we have very few high rise condominium buildings. This may be an opportune time to add a luxury pied a terre, penthouse, or hotel condo to your real estate portfolio for a buy & hold.
Tuesday, August 16, 2016
CityCenter Condos for Sale at Veer Towers
High Rise Condo Buyers are all about Views. After all, that is one of the premier aspect of living in a Tower. And when that tower is situated right on the Las Vegas Strip, there is quite a lot of shimmering lights and action below, but there are also wonderful mountain views and awe inspiring desert sunsets.
Photo above was taken from VEER EAST # 3209 which is For Sale & Furnished
1 Bedroom - 724 Sq, Ft. $ 525,000
EAST TOWER East & South View Corner
Views From this Corner Unit are to the EAST, of the Strip and to the South of the Strip & Las Vegas Valley, all the way to the mountain ranges in the Horizon, which are surrounding Henderson, NV. The floor of the Valley at the base of the Foothills is lit up at night, and the sunsets are an inspiring ever-changing light show at the end of each day.
Living Room of VEER TOWERS EAST # 3209 Above - The Perfect Pied-a-Terre
Rooftop Pool Deck - Enjoy Amazing Views & an InGround Spa and Barbecue Area
VEER TOWERS FAST FACTS
Zip Code is 89158
3722 Las Vegas Blvd. South is the EAST TOWER which front Las Vegas Boulevard - "The Strip"
3726 Las Vegas Boulevard South is the WEST TOWER.
VEER TOWERS are 37 Stories Tall and Feature a Rooftop Pool Deck
HOA Dues are about 80 cents pst/month and include a variety of amenities and VALET PARKING.
More VEER TOWERS INFO Via Wikipedia - Click Here
VEER EAST # 3209 South Night View Above.
Walk to THE PARK, T-MOBILE ARENA & The Crystals Shopping Center & Aria Hotel.
VEER WEST # 2809
West Tower North View - Watch The Bellagio Fountains
1 Bedroom Corner Offered For Sale Designer Furnished at $625,000
ENJOY THE MOST AMAZING VIEWS OF THE LAS VEGAS STRIP & THE BELLAGIO FOUNTAINS FROM THE 28TH FLOOR OF VEER TOWERS! SLEEK & MODERN 1 BR W/EXQUISITE DESIGNER FURNISHINGS & FINISHES THROUGHOUT.
LIVE IN THE HEART OF CITYCENTER. WALK TO THE NEW T-MOBILE ARENA, THE CRYSTALS SHOPPING, THE PARK, WORLD CLASS DINING, ENTERTAINMENT. AMENITIES INCLUDE: ROOFTOP POOL DECK, GYM, BUSINESS CONFERENCE ROOM, VALET PARKING, CONCIERGE.
Here, in Veer West # 2809, you see it all! The LINQ's High Roller Wheel, The Paris Tower, and the Fountains Dancing at The Bellagio, which never gets old. This view is one of the most coveted in any Las Vegas High Rise Condo Tower.
The above photo was taken from VEER WEST # 2809 facing NorthEast at Twilight
Which view do you prefer?
To View other stunning Las Vegas High Rise Condos for Sale Visit www.LasVegasCondoExperts.com
To see all VEER TOWERS CONDOS FOR SALE VISIT:
Sunday, July 17, 2016
Looking for a Las Vegas Strip Area Condo with an On Site Rental Program?
211 E. Flamingo Road # 1604
Las Vegas NV 89169
FANTASTIC VALUE FOR A LAS VEGAS HOTEL-CONDO AT THE PLATINUM. SPACIOUS 1000+ SQ. FT. 1 BEDROOM PRINCESS SUITE. LARGEST 1 BR STACK IN THE TOWER OFFERING STUNNING STRIP VIEWS FROM THE TERRACE. TURN KEY FURNISHED: ELECTRONICS, DUAL QUEEN SIZE BEDS, NEW CARPET, ALL APPLIANCES, GRANITE COUNTERTOPS, JETTED TUB, WASHER-DRYER IN UNIT. ENJOY ON SITE INDOOR/OUTDOOR POOL, RESTAURANT, LOBBY BAR, VALET PARKING. ON SITE RENTAL PROGRAM.
Call 702 376-5220 for More Info.
Tuesday, June 28, 2016
South Strip Condos at ONE LAS VEGAS - Affordable Luxury, Effortless Ownership
The high rise condo dual towers known as One Las Vegas have undergone a remodeling. We thought the amenities were pretty great before. The flooplans at One Las Vegas are so well thought out and designed. Anf the HOA dues of about 43 cents psf cover quite a bit including cable TV and web access.
Funds have been put into lobby and fitness center renovations, making the pool area an extra special haven, and more. Prices range from around $239k for a 1 bedroom in just under 900 sq. feet and up. This is the only Strip are high rise condo to offer VA financing - which speaks volumes. We respect our vets and their service to our country and the fact that this tower's owners have gone out of their way to make sure that this financing is available to them is fantastic.
Click below to see a sampling of One LAS VEGAS MLS Listings - but please know that we have access to many more.
Click below to see a sampling of One LAS VEGAS MLS Listings - but please know that we have access to many more.
Contact Us for all your Las Vegas High Rise Condo needs - 702 236-8364
Looking for the Best of the Best in Las Vegas High Rise Condo Living?
Visit our Penthouse Website = www.Las-Vegas-Penthouses.com
Tuesday, June 21, 2016
Boca Raton Las Vegas~Guard Gated South Strip High Rise Condo For Sale
2405 W. Serene Ave. # 527 Las Vegas NV 89123
899 Sq. Ft 2 BR/2 Bath
$165,000 CASH OFFERS ONLY PLEASE
$165,000 CASH OFFERS ONLY PLEASE
FABULOUS BUY FOR A 2 BEDROOM CONDO AT GUARD GATED BOCA RATON ON THE SOUTH STRIP. INCREDIBLY LUXURIOUS WITH GORGEOUS FINISHES, BEAUTIFUL CABINETRY, GRANITE COUNTERS IN KITCHEN AND BATH, ALL APPLIANCES, BALCONY WITH VIEWS, AND GARAGE PARKING. AMENITIES INCLUDE POOL, LOUNGE, GYM, THEATER ROOM. A+ LOCATION NEAR THE SOUTHPOINT HOTEL, "M" RESORT, AND TOWN SQUARE SHOPPING & DINING. 3 MILES SOUTH OF THE LAS VEGAS "STRIP".