Thursday, September 22, 2016

Designer Condo Deal at THE MARTIN LAS VEGAS

JUST Reduced for a FAST SALE >>>>>

MARTIN # 1008 LAS VEGAS Luxury Condo

4471 Dean Martin Drive # 1008
Las Vegas NV 89103

2 BEDROOM PLUS DEN "C" PLAN

$439,000




This condo is 1437 Square Feet and located on the North Side of The Martin Las Vegas.  It has been completely customized with the talent of INSIDE STYLE DESIGN. No expense has been spared.  E-shades help regulate the light inside the condo - Views are of the amazing sunrises and of the surrounding mountain ranges and The Rio, the golden glass Trump Tower, The Bellagio and our beautiful ever changing desert skies.

Extra cabinetry has been added to the sleek and modern Carrera Marble Clad Baths.  The furniture is also available for purchase. The Martin is one of our favorite buildings offering a variety of amenities and services. This is a FABULOUS CONDO - STRIP ADJACENT  - located across from CITY CENTER.  HOA dues are about 55 cents pst/month. Taxes are $2837 pear year.  

This "C" plan rents especially well.  The 2 bedrooms are located on opposite sides of the unit, and there is a separate den.  Financing is available with 20 to 25% down for primary or secondary owners. Since the building is presently the subject of a Construction Defect Lawsuit, which is not uncommon in Las Vegas, financing sources are limited. SKY LAS VEGAS and ALLURE LAS VEGAS are currently in Defect Litigation as well.  

The Stark Team has been selling the Las Vegas SKYLINE and each and every high rise tower from the paper (pre-construction stage).  We know our towers, stacks, view corridors, building amenities and fees, rental rules and regulations, going rental rates for the various units, like the backs of our hands.  


Our Team of 3 has a combined experience of over 45 years!  










www.Las-Vegas-Penthouses.com
www.LasVegasCondoExperts.com
www.LasVegasLuxuryHomes.com
702 232-5376

Friday, September 16, 2016

Condos for Sale Near UNLV - Las Vegas Affordable Condos

Las Vegas Condos for Sale Close to UNLV

UNLV is on track to become an "ELITE" university.  Read the News:


For parents and investors looking for affordable easy care condo living close to UNLV, there are a variety of options.  As a long time ( 44 years and counting) Las Vegas valley resident one of our favorite zip codes for affordable and safe condo living would be in zip code 89123.

As UNLV evolves  - buying a condo in close proximity to the university makes sense as an alternative to dormitory living.  Have a look at the condos for sale by clicking on the link below, and CONTACT THE STARK TEAM for more info on any that meet your needs. 

Please keep track of the MLS numbers of the properties that are of interest.  
All UNLV area condo listings are current and updated daily.

BROWSE CONDOS FOR SALE IN LAS VEGAS 89123 Zip Code ->>> 

CLICK HERE

The photo below is of the pool area in Boca Raton on the South Strip ( 89123).  This complex is one of our favorites - guard gated - amenity rich - units are safe and secure and beautifully appointed.

Click on the photo below to view all Boca Raton Condos for Sale in the MLS.


702 376-5220

Saturday, September 10, 2016

Panorama Towers vs. The Martin - Pros & Cons of These Las Vegas Luxury High Rise Towers

Las Vegas Luxury Condominiums; Panorama Towers vs The Martin


The Stark Team has been selling Las Vegas Luxury High Rise condos from the pre-construction stage.  We have been involved in the buying & selling of luxury real estate for over 45 years combined, for our Team of 3. None of these years have been working for a developer or as in house agents.  We really have an extra edge on our competition, since we have sold each and every tower from the paper stage.  We know our floor plans, stacks, which units are in the most demand, view corridors, as well as the various advantages of each tower.

Before we get into the comparison between both luxury high rises , please have a look at the Virtual Tours of some of our stunning listings in both Panorama Towers and The Martin.


     Panorama Tower # 2 # 811 - $350k

    Panorama Tower #2 # 307 - $675k


THE MARTIN # 1008 - $447,500




THE MARTIN # 3004 - $ 405k FURNISHED




THE MARTIN 3304 - $399k


Now - For the Comparison of Panorama Towers vs THE MARTIN

HISTORY:

Both towers were developed by Sasson Hallier.  There were plans for a fourth tower that was supposed to be built to the south of Panorama Tower 2.  This never happened. Tower 2 sits to the south of Tower 1 and The Martin is located to the north of Panorama Tower 1.  Originally, during the pre-construction sale, THE MARTIN was called Panorama Tower North.  Pan 1 & 2 were completed and sold out, while Panorama Tower North was caught in the crash. As prices dropped in Pan 1 & 2, pre construction buyers of Panorama Tower North were hesitant to close escrow at prices that were at the top of the market.  Buyers found that they could purchase a resale in Pan 1 & Pan 2 for lower prices per square foot than what they were paying in the North Tower, so they walked from their deposits en mass, and Sasson Hallier found that they had so few closings, that they could not pay off their contruction financing with ISTAR FINANCIAL.  ISTAR foreclosed upon the developer and took possession of all remaining units - rebranded the Tower as THE MARTIN in order to distinguish itself from Pan 1 & 2 and poured a couple million dollars into common area improvements - designed by Kelly Woerstler. This plan proved to be a success - and The Martin sold out rather quickly.

DESIGN DIFFERENCES:

Panorama Towers is Guard Gated.  The Martin is not.

Panorama Towers sits parallel in design to the I-15 freeway while The martin sits perpendicular in relation to I-15.  The reason?  When selling Panorama Towers from paper the challenge was to sell the west facing ( back of the tower) units - 90% of the buyers wanted a Strip View.  High rise buyers are all about views. That said, some of the lower floor pool view units are quite special, and amongst the most quiet in the towers.  There are also Townhouse surrounding the pool and a few rare loft style units over the commercial space.

Every unit at The Martin has a view of the Strip.

Balconies:  Most units at Panorama Towers have balconies - only the corner units at THE MARTIN have balconies - while the others have sliders that open with Juliette type railings.

The Glass:  Freeway noise from the Strip side of Panorama Towers is apparent when inside the units, while the mountainside ( west facing) units are much quieter.  Because of this, in THE MARTIN, the developers decided to use a much thicker heavier glass during construction, so that interior Freeway noise on all units in very minimal.

FINISHES:  The cabinetry in Panorama Towers & The Martin is different - with The Martin being a bit more sleek and modern. The Martin counters & floors in the kitchen are KASHMIR granite and at Panorama they are Black Granite Counters and a Travertine Type Flooring. The Martin baths are white Carrera Marble Clad and Panorama has Travertine.

The Lobbies:

Panorama has a spacious, glamorous lobby with coffee bar- The Martin has a smaller lobby, but also has a library lounge ( with coffee bar) , and outdoor patio lounge with fire pit  - and an upper lobby, and lower rest areas.

PHOTO BELOW WAS TAKEN  FROM THE TERRACE OF  PANORAMA TOWERS # 811



AMENITIES:

Both towers have fabulous amenities and top notch staff.  The gyms are outfitted with the latest equipment, with have access to the Harmon Overpass - which takes you right into CITYCENTER.



Both have cars and drivers - however,  The Martin's driver is only available Thursday through Saturday.  HOA dues at The Martin are lower on a price psf basis than at Panorama Towers.  Both have floor access control.

RENTAL RESTRICTIONS:

Both towers permit 6 month minimum rentals.  All these rentals are highly sought after. THE MARTIN requires that any tenant deposit 1 month rent as a security deposit for the common areas. Therefore, the move in amount required at THE MARTIN is a bit higher. All leases are subject to HOA approval.

For more info and the rest of the inside scoop  on these luxury high rise condo towers, CONTACT THE STARK TEAM, Las Vegas' Leading Strip area Condo Experts.

PHOTO BELOW IS OF AN 8th FLOOR CONDO KITCHEN  IN PANORAMA TOWERS


PANORAMA TOWERS LOBBY PHOTO BELOW


PHOTO BELOW IS THE KITCHEN OF A 30th FLOOR MARTIN CONDO


MARTIN SECONDARY BATH FINISHES BELOW


ACTUAL VIEWS FROM THE 10th FLOOR UNIT OF PANORAMA TOWER # 2






702-232-5376         702 236-8364







Saturday, August 27, 2016

Tour The Perfect Vegas Pied-a-Terre at VEER TOWERS in CityCenter

Veer Towers Luxury High Rise Condo for Sale

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


Imagine the Lifestyle! Live High Atop Veer Towers in the Heart of CityCenter!

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

Las Vegas North Strip News Flash---->Lucky Dragon Hotel Casino Set to Open this Year

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.


Visit:


For all your Las Vegas high rise condo needs

702 376-5220



Thursday, August 18, 2016

Beautiful Trump Las Vegas Condos for Sale - Built the Way Only Trump Can!


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.




702 236-8364







Tuesday, August 16, 2016

Veer Towers Condos - East Tower South View - West Tower North View - Take Your Pick

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: