The advent of the condominium has created a great investment opportunity for savvy investors. Vacation rentals has become one of the more thriving aspects of the real estate industry as high-priced hotels and resorts have caused vacationers to seek a more cost-effective solution for accommodation. This is a trend that is becoming more and more popular, not only in the typical vacation locations around the continental U.S.A. such as Arizona, Florida, and California, but also in highly desirable winter locations like Colorado and Utah. This is also a trend that is making great money for investors who buy internationally in some of the world’s most popular vacation areas.

One of the aspects that makes a vacation condo rental so popular is the relatively low level of upkeep that is necessary. Cleaners can be easily contracted to keep the interior of the unit in pristine condition and the owner fees see to the condition and maintenance of the exterior of the building as with any condo complex. However, investing in a vacation rental condo requires some real legwork and investigation into the area you are investing in and the building that you have chosen. One major concern is the fact that many condo developments have rules against rentals. So you must be sure to find a building where this is not the case. Also, you will need the assurance that you can easily get information about the state of your investment from wherever you reside. This can be easily done by communication with the condo association for the building or by a property management service.

As with any investment make sure that you take certain measures to protect your interests. This will include proper contracts for people staying in your condo, user agreements so to speak. Also make sure that you have the correct insurance for vacation rentals. The final step is to find a place where you can properly advertise your rental, websites are a great solution for this. If you do your homework and plan properly, a vacation rental condo can be a fantastic investment.

Why do bad things happen to good sliding doors? Why do some sliding doors to condominium decks and patios operate just fine for years then decide they prefer to be opened by a football line backer? It helps to understand the technology of their materials, how they are put together and they interact with their host building. Glass for sliding doors can be single pane in older models or double-glazed with argon gas as a middle insulator against thermal transfer. Door framing can be aluminum, vinyl, fiberglass, wood of vinyl-clad wood.. Metal sliders will normally have a thermal break between glass and metal frame to reduce thermal conductivity. Different rates of thermal expansion of the glass and the frame can induce twisting in the frame preventing it from riding smoothly in its track. You may find that identical products on one side of your building are working fine while those in a different thermal exposure on the other side of the building are tough to open.

Routine Maintenance
Dentists tell us that it’s important to brush along the gum line to remove debris. The same idea holds true for slider door tracks. I recommend an annual “brushing” out of the tracks and cleaning with solvent followed by a coating of silicone lubricant. Hit the rollers and locking hardware at the same time with a blast of lubricant.

Repairs
The reasons why sliding doors in condominiums become difficult to open and close are not many. Most involve either the rollers at the bottom of the door frame or the alignment of the door in the building. Check for:

· Worn roller wheels from running over accumulated grit in the track
· Vertical settlement of the building wall in which door is installed. Try compensating for this by using the two adjustment screws at the door bottom. You can elevate or drop opposing rollers so that the door runs parallel to the track.

For problems at the door sides:
· Open the door about two inches and check the space between the door frame and the door jamb. It should be uniform when measured from top to bottom.
· You may need to shim between jamb and building to get both plumb.

Rollers can be replaced if they are just too worn to fool around with. This involves lifting out the sliding portion of the door to remove the old rollers and install new ones. If there appear to be just an accumulation of poor alignments and worn out parts it may be wiser to simply replace the door with a new unit. Replacement can be included in your capital reserve fund plan.

Water Entry
Water entry through / around sliding doors is usually due to inadequate sealing between the rough opening between the building and the door unit. This demonstrates itself pretty dramatically in harsh exposures such as ocean side environments or hi-rise buildings where storm wind gusts at the upper floors can drive rain through door sides that are only nominally protected. Preferred practice in these cases is to install flashing to the wall sheathing, cover it with 6” wide strips of plastic flashing material along sides, top and bottom. Over the plastic flashing place your regular building wrap. The strip at the top of the opening should overlap the side strip. In such environments we like to see weep holes at the bases of the walls so that any water driving into the door opening and running down this barrier will have quick pathway out.

Never question the ingenuity of the real estate developer.

Close to 20 years ago, two of my best buddies and I decided to pool our resources after college and get an apartment of our own.

The three of us were barely able to afford a 3 bedroom apartment that was about 10 years old at the time. We paid about $500/mo. in rent. To this day, I am not sure how we could afford that apartment.

The apartment was a dump. The flooring, the kitchen and, especially, the bathrooms were so bad, that my father walked in one day with a horrified look of disgust on his face, and refused to stay. However, that was what my buddies and I called home.

Today, nearly 30 years later I am doing loans for people buying units in that same apartment complex. Today, it’s a condo conversion!!

The entire complex has been remodeled, and the units are going for nearly $175,000 a unit.

Pure genius!

You all know about condo conversions and how incredibly hot they are in the market. Low interest rates have driven new home sales thru the roof and condos are no exception.

First time home buyers are flocking to get in any way they can. This has actually crippled the apartment business and is driving the biggest condominium conversion boom in 20 years.

Over 12,000 apartment units in Las Vegas are currently mapped for condo conversions. Condo developers are paying a premium to acquire and transform old apartment complexes into condos and they are doing this all across the country, especially Las Vegas and South Florida.

The developers typically search for apartment-to-condo conversions in desirable locations where they won’t directly compete with affordable entry- level homes.

They want to offer an affordable alternative to pricier single-family homes or to costlier condos in new developments.

In many cases, condo conversions provide the perfect entry-level opportunity for renters to become home owners, allowing these new property owners to build equity and realize their homeownership dream.

Transforming apartment buildings into condominiums is quicker and less risky than construction from the ground up.

Land prices have gone up so high that many developers cannot afford to build entry-level housing, so this is a great option. Home buyers then benefit because converted units are usually more affordable than new ones, and many are in choice locations. You can find some of these units advertised locally for as low as the $90’s.

Conversion developers say they can buy something for one-third of the cost that it would take to buy the vacant land and build something on it.

The beauty for the developer is that the condo conversion isn’t going to be selling for one-third of what it would cost brand new. It’s more like 75%-85% of it.

The developers usually do a pretty nice job improving the property and the units. Upgrades are usually made to the property’s exterior and common areas. Then they add on the sizzle. Granite counter tops, upgraded cabinetry and fixtures, and wood floors are often added to individual units. The upgrades are built into the condo prices.

Once the developer acquires an apartment complex, they generally convince about 10-15% of the existing renters to stay by buying a unit. They will often offer these people discounts before they ever even market to the general public.

The obvious key to selling these units to your clients is to convince buyers that they are better off owning versus renting or to get your more timid investors to jump in with less financial risk.

People have a desire to own a home. There are very few who want to rent and low interest rates have provided this opportunity.

Condo conversions create more affordable housing in areas when the price for a single-family home skyrockets like we have seen throughout the country. A single family home in Las Vegas, where I live, is averaging around $300,000. That is simply not affordable for your average first-time home buyer.

Speculators and investors make up 30-50% of all condo conversion buyers. They buy these units, intending to sell them at a higher price in a short term.

Rising interest rates historically have slowed conversion activity. This slows down the appreciation as well. It’s difficult to convince someone to pay $1200 per month on a mortgage for a 1000 sq. ft condo. However, get it under $1000 and you will find buyers.

Before you invest in one of these units and plan on renting it out, or you plan to buy one to live in, you must know a few things.

Condo conversions are marketed to the very same people who rent apartments. Thirty to 50% of all condo conversion buyers are investors and speculators.

When they go to rent their units, they are competing for the very same market as the developer of the project. Why rent when you can buy? Why rent from you either?

Once cheap mortgages vanish, and rates have been rising recently as you all know, condo conversions will become riskier. When home sales slow, converters may find it harder to sell their condos.

Once 30 year interest rates hit 7% or 8%, experts say, condo conversions will cool. Today, we are at around 6.25%. The good news is condo conversions are almost the last bastion of truly affordable housing in many areas.

Here are some things to keep in mind…

Many people buying condo conversions don’t realize that the property they are buying is different from a newly constructed unit. This means the financial exposure for repairs and replacements can be much higher.

New condominiums, built from the ground up, are constructed with the building materials of today and have to conform to today’s more strict building codes.

The condition of converted condominiums can vary. An older apartment complex converted to condos could have wear and tear and may have structural faults unknown at closing. These problems can become a real hinderance later on.

Newer apartments that have been converted to condominiums in the past few years were probably constructed under the latest building codes and have new building components, mechanical systems and interior finishes. These are a safer bet and you will want to find out the year the original structure was built.

Many older buildings have been converted as well. Some converters gut an apartment building, taking it down to its “shell,” and then rebuild it, installing new plumbing, roof and mechanical systems.

Other developers simply do “cosmetic rehabs,” leaving the building components as is and merely sprucing up the property to make units more marketable.

Buyers beware. Are you buying a fully renovated building that was taken down to the shell, or are you buying a building that someone just slapped some paint on and put in a few new windows?

What about problems to the complex? Although most developers do a terrific job in converting, what if the roof needs to be repaired after a few years? Does the association have enough reserves to cover it? Many people believe condo conversion owners can expect special assessments quicker than new condo buyers.

You do have some safeguards. As a lender for condo conversion buyers, we often require an engineer’s report from the developer before we close the loan. You have a right to this document as well.

It tells you what was done to the building and the sales office can give you a copy of this if you ask.

Here are some other things you should know before buying a condo conversion:

They usually have restrictive covenants. Every condominium project has rules and restrictions that govern what unit owners can do. If you own a pet, make sure your building is pet-friendly. Do you even get a covered parking space?

Are you buying the unit as an investor to rent out? You will want to make sure the building allows rentals and the minimum term required.

If speculators cannot resell their units they will rent them out too. If there are many renters, that can create problems with condo owners in the same building and lead to maintenance issues.

Renters tend to care far less about their homes than do the home’s owner. Too many renters can destroy the complex and it’s value.

Speculators buy as much as 70% of some condominium projects. You may be moving into a building that is nearly vacant. That may not be what you had hoped for.

Once a condominium project has more than 30% of its owners that use it as a second home or as an investment property, the condos all become “non-warrantable.”

Non-warrantable condos mean the project is not insured by Fannie Mae. This means a different kind of loan for the buyer of your condo. Many banks do not loan on non-warrantable condos. We offer non-warrantable condo loans. Even though they are very competitive, even offering 100% financing, the loan programs are not quite the same as they are on a warrantable condo.

Here is a time and problem saving tip:

When you are selling a condo, of any kind, you want to make sure you or your agent contacts the Homeowner’s Association, early in the process, and asks them what percentage of the project is non-owner occupied. If it’s over 30%, you want to communicate this immediately to your buyer. He has to make sure his lender can do the loan or he may have to change lenders. It is best if you know this early.

Many condo conversions are considered non-warrantable.

The bottom line is condo conversions offer affordable housing in many areas where the first-time homebuyer and the real estate investor, who wants to take on a little less financial risk, are starting to be turned away. However, as a buyer you want to be very cautious and ask questions about the building’s history and residential make-up.

Aaron Gordon is a top-producing Senior Mortgage Consultant with Realty Mortgage Corporation in Las Vegas, NV. His monthly newsletter currently goes out to over 10,000 real estate agents and other professionals in the Las Vegas area. He helps over 200 families each year with their mortgage needs in many states. He can be reached by email at aarong@realtymortgage.info or you can see more newsletters at http://www.aarongordon.net

A new building trend in areas where space is tight and land is expensive are condominiums that are being either newly built or incorporated into existing high-rise buildings. Developers are embracing what are being referred to as “vertical neighborhoods” to meet demand for downtown living at a time when undeveloped parcels of land are scarce.

These high-rise condominiums feature residential units, retail space, and scores of amenities such as on-site gyms, pools, atriums, art galleries etc., aiming to ensure that occupants have a wide array of options for modern urban living. Most potential homeowners do not realize that condominiums are being built and located in a variety of places. They can be located in a high-rise building in the city or in a sprawling complex in the suburbs within excellent school districts and can vary dramatically in interior design and amenities. Gone are the days when owning a condominium meant preparing to settle for less amenities, undesirable locations and more mundane quality of design and building materials. Of course, all these benefits come at a price; however, for many homeowners this new trend suits their lifestyle and pocketbook.

The following projects which are being built or have been upgraded to condominiums throughout the United States are examples of this new trend. So-called “vertical neighborhoods” are also being built in cities such as Dallas, Salt Lake City, and other cities nationwide.

* MGM Mirage, is erecting a vertical neighborhood on 66 acres on the Las Vegas Strip. CityCenter will feature a 4,000-room hotel casino, 2,700 condominiums and condo-hotel units, and 500,000-plus square feet of commercial space.

The first large-scale vertical neighborhood was put up four years in Manhattan by Apollo Real Estate Advisors and Columbus Center LLC. The $1.7 billion, 2.8-million-square-foot Time Warner Center on ColumbusCircle offers upscale condos in the two towers along with a Mandarin Oriental hotel, retail space on seven floors, and TimeWarner’s headquarters.

*Water Street Plaza, the first Class A commercial condominium building in Lower Manhattan, is using lobby art to appeal to tenants as reported in a New York Times article.

”The building’s managers display rotating exhibits that are organized by an internal curator, whose job it is to recruit artists and organize their works as they would be displayed in a typical gallery. Time Equities has owned the building at 125 Maiden Lane since 1999. At this location in particular, the rotating art displays have helped attract culture-oriented buyers since 2006, when Greenburger’s firm converted the building’s leased space to for-sale office condos.”

* A century ago Boston had more than two dozen breweries, but only a handful survived Prohibition. According to a Boston Globe article, three of those vintage Boston breweries dating from the early 19th century now are being turned into condominium complexes.

The first to be ready for sales are the lofts at the American Brewery Co. on Heath Street in Jamaica Plain. There will be 79 lofts on five floors, including the original brewmaster’s quarters. 36 units will list for less than $400,000.

* As reported in the Associated Press, “Donald Trump is one step closer to building a high-rise hotel and condominium in downtown New Orleans.

The New Orleans city council approved a zoning proposal for Trump International Hotel & Tower, which will be the tallest building in the city at 842 feet.

The proposed condos will start at $400,000. Construction on the project will begin this summer and take 2 1/2 years to complete, says developer Cliff Mowe.”

These projects are just a few of the types of condominium building that is occurring throughout the United States and were included to illustrate the types of condominiums that are now available to city dwellers who want close access to their workplaces, access to popular retail stores, upscale amenities and the benefits of homeownership. For many homeowners, these pluses far outweigh some of the negatives that most potential homeowners associate with condominium ownership.

Nef Cortez has been a licensed real estate broker and has held various positions in the real estate and mortgage industry for over 25 years. If you would like to read more of Nef’s pithy and timely advice (with the latest info on local foreclosures), visit his website at Chino Hills CA Real Estate or read his blog at Southern California Real Estate Blog

2007 has been an interesting year for Boston Condos. The murmur heard on the street is that there is a tremendous amount of inventory on the market, the market is beginning to favor the Buyer more than the Seller, and the Boston real estate market is in a slump. It’s easy to follow what you hear, rather than digging into the statistics to find out what is really going on. So let’s dig into the statistics by analyzing the first quarter (Q1) of both 2006 and 2007 to see what nuggets of information we can find.

Before we look at the numbers, the assumptions that we are working with here are:

• Properties are deemed to be condominiums
• Properties are in the city of Boston itself
• Sold properties represent those that undergo a change in ownership (i.e. we are not counting those that are under agreement)

Let’s take a different look at the situation – let’s determine how many Boston condos sold in Q1 2006 vs. Q1 2007. To stimulate some conversation, let us try and determine whether the activity (sold condos) and the amount of market consumption year-on-year is the same, regardless of how much inventory there is or is not on the market. During the first quarter of 2006, the total number of condos that sold in Boston was 834, and the average days that a condo sat on the market until it sold was 95. Contrast this with the first quarter of 2007, where the total number of condos sold was 861, and the average days on market was 130. So, year-on-year, we see a paltry 3.2% increase in the number of properties sold, and a whopping 37% increase in the days on market. Combine this with the sales to list price ratio (a condo sold for what percentage of the price at which it was listed) that stayed relatively the same year-over-year, and you don’t have a lot of concrete information to get “down” on the market. Bottom line, the market consumed slightly more condos in 2007 than in 2006, and it paid relatively the same premium for those properties. Maybe you are thinking that with the bump in days on market, consumers may have paid less on a year-over-year basis? If so, you would be wrong! Boston condos appreciated at 6% when looking at the average sales prices (from roughly $458K to $486K) from Q1 2006 to Q1 2007.

What does all of this tell you? Well, you can draw your own conclusions, but the stats show us that the market for Boston Condos is performing at a steady pace year-on-year, and despite a shift in days on the market, condo prices continue to appreciate on the whole. If anything, with the new Boston Condo Developments that continue to hit the market, we will continue to see the quality of condos increase, and perhaps along with that, prices.

For further information on Boston real estate, or to view the sales data used to stimulate this article, contact Boston Condo Guy(http://www.BostonCondoGuy.com).

The Big Mango, or the Big Jam. I have been living in Bangkok for near 7 years now, and I more often than not ask myself this question; why am I living here? Hopefully this article will help me release some built up tension.

Like a huge amount of others, I originally came to Bangkok on a backpacking excursion across Asia. I spend 4 ½ difficult, tiring and yet memorable months struggling in India (at that time I wanted to make sure that I covered everything so that I wouldn’t have to go back there ever again!!). Trekked in Nepal (and definitely want to go back there again) and then came to Bangkok. Running short on money, I decided to hang around.

I suspect that the main reason for most men of why they find Bangkok so interesting is the infatuation with Thai women. After all, opposites attract and all that. For me, this was certainly the case, although I’ve never been interested in the nighttime working woman, and I’ve never been good at chatting up the rest.

Now in a long term relationship and married (happily most of the time), that element for me is lost. Also, after the first 5 years, the women (although still beautiful) become less different, less beautiful.

So what about the nightlife. We’ll, rumours have it that Bangkok has a good nightlife. I’m sorry to say that this is not true. Pubs and clubs all close a 1pm. Whenever a good nightclub opens, it gets shut down within 6 months. Take the Ministry of Sound club on Sukhumvit Soi 12. This shut down within less than 1 year. I originally thought that they weren’t making enough money. Then I met with the guy who organized the Ministry of Sound in Bangkok, and found out that they were doing incredibly well and making heaps of money. What happened?

The other club owners got jealous, paid off the police, and the police started raiding the Ministry of Sound every weekend, making the guests give urine samples, and forced the club to shut down (allegedly, just to cover my …..!!).

Another nightclub, Mystique, had the same problem. This time I heard that a powerful politician who lived nearby got annoyed by the noise emitted and shit the place down.

There are of course the other entertainment venues, Nana Plaza and Soi Cowboy, but for me nowadays I’d rather something less sleazy.

I own an estate agency in Bangkok, called Ideal Homes (www.property-bangkok.com). There is still a huge amount of development going on in Bangkok, and there is still far too little control by the government over this. Bangkok has one of the worst city planning I’ve ever seen. Most roads don’t have pavements, they are narrow and yet surrounded by 30+ story buildings on either sides. It often takes me 2 hours to drive from Ekkamai to Ploenchit. I can perhaps arrange for viewing 3 or 4 properties with a customer in a whole afternoon. Thai people drive very selfishly and cut you up and undertake without giving a care, I think this shows their true nature . Driving is not much fun, and it’s hard to be productive in Bangkok with the amount of time wasted.

Walking isn’t much fun either, especially in the hot season (let’s be honest it’s always hot!). Cheap home made public buses farting out black clouds of lead laden emission. I have a nasty habit of wiping my brow with my shirt sleeve, and by the end of the day my shirt sleeve is black.

In my profession, I have seen thousands of condominium units in Bangkok. I continue to see new condominium units every week. Very rarely do I get exited. It’s just another 2 bedroom box-of-a-home shoved into 70 sq.m. of space. I cannot understand how someone could spend 6,000,000 Baht on this type of unit and call it ‘home’. There’s nothing homely about it, a 70 sq.m. hamster cage. It’s not the same as the ‘home’ most of us grew up in.

I myself am in the process of purchasing my ‘home’, and I have a limited budget to do so. I am looking at something around 5,000,000 Baht. Having looked at condos, houses, this and that, I have settled on a housing estate near to the outer-ring road. The estate, with wide roads, surrounded by greenery, has no street dogs or labour slum that has set up camp next door. That’s the other thing with central Bangkok, you can have a huge grand house with everything, and as soon as you leave your front gate then bam… street urchins begging for money.

This particular estate is right next to the motorway. It’s easy to get to the sea, the airport. With driving in Bangkok, the part that takes all the time is the 4 km area in the centre. The extra 10km that I will have to travel each day doesn’t add much time to the journey at all as this extra 10km is free flowing traffic. The estate is also right next to the new direct elevated express train-link between the city and the new airport which hopefully, fingers crossed, will be completed in about 3 years’ time.

I’m looking forward to removing the everlasting city hum, smog and trash from my life. Of course, it helps that I’m married to a Thai; otherwise the prospect of buying this house in this quiet commuter area as a foreigner would be out of the question. Bloody xenophobia !!!

Neil Simmons, a co-director for Ideal Homes Real Estate, has been living in Bangkok for nearly 7 years and worked in the real estate market in Bangkok for the past 4 years. The company website, http://www.property-bangkok.com will give you an idea of what Neil does.

There is major trend in the condo buying world of purchasing units in a building long before they have even started the construction. There are some great benefits to the purchase of pre-construction units. Let’s examine some of these benefits in closer detail.

To start, usually these units are extremely competitively priced during the pre-construction phase. Condos, like any home appreciate over time, however trends have shown that condos appreciate at a remarkably rapid rate. So once the building is complete, you can expect the prices of the units to skyrocket. This translates into a great investment for people who “get in on the ground level” of new developments. Another interesting aspect of this kind of purchase is the fact that many complexes sell the units as “designer ready.” Designer ready implies that it will be up to the owner of the unit to choose the interior design as the units are basically an empty shell without appliances, paint, fixtures, counters or cupboards.

Now, most developments will have struck deals with certain designers or firms that will offer owners a variety of interior packages. Typically this can involve any number of different materials for floors, countertops and cupboards with many options for fixtures and of course you can personalize the paint. If you are looking to create you ideal space; personalized in every way, then a designer ready condo is the ideal purchase.

Be mindful of whether the unit you are looking at buying is completely ready to be decorated as some units come drywalled and ready to go and some do not. Be sure to get in writing from the developer exactly what is included in the purchase price and what is not. No win consultation with the design firm you have selected or that the builder has recommended, be sure that you see artist renderings of everything that is to be done to your blank slate. You should never give the go-ahead on anything until you have seen what it’s actually going to look like though drawings and computer renderings. This is an essential step in ensuring that your color selections and general design choices work and create the theme that you have been imagining. This is your opportunity to create you dream condo, good luck!

Andy Asbury is a professional real estate agent who specializes in Minneapolis Lofts & Condos. The Asbury Group is dedicated to the highest level customer service and supplying an elite level of service in the Minneapolis real estate market. Contact us.

As you drive through your hometown you have no doubt noted the development that is expanding most towns in the U.S. Look closer and you will notice that a great number of these developments are condominiums. Condos are gaining popularity like a boulder rolling downhill gains speed. Condo units owe their dramatic rise in popularity to several factors including their typical location in major business centers, their cost as opposed to standard houses, and the number of desirable extras that have come to be associated with condo developments.

One major aspect that people should be aware of before moving into a condo development is the fact that there are some rules and regulations that will have to be abided by. People coming from a detached home situation might find the concept of “rules for a property that they own” strange. Condos by definition are a group ownership. Units are individually owned but the building itself is a group ownership comprised of the individual unit owners. This means that owners have the responsibility to see to the upkeep of the building. This is normally accomplished by the monthly condo fees. Fees also cover things like repairs to the building, landscaping and maintenance of any additional amenities in the complex like pools, health clubs and spas.

Another aspect of condos is the owners group or committee. This is a group made up of the individual owners that is responsible for setting the rules and regulations of the complex. In a stereotypical development the ownership group contracts the management of the building to a management company that is responsible for the day-to-day operations of the building, but any decisions affecting the building either structurally or financially must be approved by the committee. So be prepared for this kind of arrangement when looking into condos.

The popularity and usefulness of a condo style of housing has no limits and as they are typically less expensive the a normal detached home, they are accessible to larger number of people. This environment has assured the future of the condo style of living and condos definitely have a bright and attractive future. If you are looking for a great home that will only appreciate over time, then a condo is something that you might want to consider.

Andy Asbury is a professional real estate agent who specializes in Minneapolis Lofts & Condos. The Asbury Group is dedicated to the highest level customer service and supplying an elite level of service in the Minneapolis real estate market. Contact us

As a Las Vegas Realtor, nothing surprises me anymore. An acre of land, if you could find one, on the Las Vegas Strip would cost you 20 million dollars. With that kind of money, you can get a US congressman to testify under oath.

Bugsy Siegel is rolling over in his grave.

Of course, with land that expensive, and everyone wanting a piece of the action, there’s only one place to go. Batter up! Vegas is going Vertical!

High rises and new condominium projects are popping up all over the place, and the list is an impressive one.

Project City Center by MGM Mirage leads the way, developing 66 acres of prime Las Vegas Real Estate right between Bellagio and the Monte Carlo.

I can just see the guys who thought this one up. Sitting around dreaming up cool things to build. One says to the other, Say, I’ve got a great idea. Let’s pay 320 million for some land right next to Bellagio, and build something so amazing it looks like a dump! Brilliant!

Then we’ve got Panorama Towers, Allure Towers, Trump Towers, The Cosmopolitan, The Residences at MGM Grand, Sky Las Vegas, Turnberry Towers and The Towers at Partridge in a Pear Tree.

Even downtown is getting into the act with Streamline Towers and Verge.

I tell you, it’s a really exciting time to be selling real estate in Las Vegas. I’m sweating like Britney Spears at a drive through wedding chapel.

Anyone wanna own a piece of the strip. Anyone?

Hello? Is this thing on?

Cocktails!

Bob Tracey is a real estate agent and mortgage loan officer practicing in Las Vegas, Nevada. Visit him at http://www.willworkforbuyers.com

The art of staging a home for sale does not merely apply to your average single family dwelling. The process is equally important when selling a condo or town home style home. While there is little that can be done to the exterior of the property as it is typically communal property, this allows more time for expression on the staging of the interior. Entering a condo is a bit of a different experience from entering a standard home. The entranceway in a condo is probably one of the most important aspects as the entrance is more closely tied in with the rest of the condo due to the smaller size.

With space being at a premium in condos, organization is critical as is the absence of clutter and mess. This is a perfect time to remove any excess stuff that is hanging around. One nice aspect of a condo is usually you will have a dedicated storage space within the building itself and this is the ideal spot to move unnecessary things to. This will also make the moving process much easier as you will simply have to empty out the storage area and move the major items from the condo.

In creating the perfect “selling atmosphere” for your condo, spend some time organizing and removing any overly personal items. Its always a good idea to remove these to allow viewers the opportunity to imagine their own belongings in the space. As condos are usually smaller than homes, the cleanliness is imperative. If you are a busy individual, maybe have a professional cleaner come in and do a quick once-over. Much of the time they get things that you as the owner will miss. Also remember to trim back any plants that may have gotten a bit too big for their areas and if the condo is carpeted definitely have the carpets professionally cleaned. If you look around the condo you should be able to tell what needs some “tweaking.” If you are having trouble seeing things that could use improvement there are always professional home stagers that specialize in presenting your home to buyers.

David Hoffman is the President of The Hoffman Group, the premier Myrtle Beach condo sales & marketing group. With an outstanding track record and a professional sales team, The Hoffman Group is your ticket to Myrtle Beach real estate. Contact the team today or visit us at http://www.oceaninvestments.com