Nevada Real Estate >> Las Vegas Real Estate Specialist: November 2007

I just have to put this one out there and dedicate it to all the buyers who think they are the *only* buyers that are aware of the three REO auctions in the next two weeks.  There are just a little over 600 properties in those auctions and there is an ABUNDANCE of attention being drawn to them:  yellow signs all over the city, agents letting their clients know, late night informercials about them, etc.

I am guessing these 600 properties will go close to their current list prices.  Especially since Hudson & Marshall have opened online bidding and "pre-Auction" bids up.  It is too dang easy to bid pre-Auction and you are just giving them a starting point for a person who physically attends the auctions.

There are just slightly over 2000 bank owned listings in the MLS, with more coming online each and every day.  So, assuming all 600 of those listings were listed in the MLS, that leaves you another 1400 to play with while everyone else has their attention drawn to the auctions, capiche?   It's amazing how some people cannot capiche!  There are some incredible deals out there and they aren't auction properties!

Also, please back away from the late night informercials on how to buy and extract instant equity out of your property that you think you are going to get 50% less than the already low list price and has multiple offers on it (another story another day perhaps!) You cannot hard money a property and refi/cash out into a conventional in less than thirty days.  Any credible loan officer will tell you the truth. 

Our market would be WAYYYYYYYYYYYYYYYYYYYYYYYYYYYYy hotter if you could.  Think about it! 

Giving Rey Gallegos some link love for help on this post! 

First August, then September and now we have October!

Obvious anticipation for rental homes, or maybe just housing period is driving the amount of building permits for multi family buildings up for the third month in a row!

Amount of Multi-Family Unit Permits Pulled:

• October 2007:  2733 
• September 2007:  2296 
• October 2006: 975

For single family homes building permits pulled:

• October:  1734 
• September 2007:  587
• August 2007:  794
• October 2006: 868
  

Up 195.4% for the month prior and up 99.8 from one year prior.

I do expect new construction sales to rise from here until at least the beginning of 2008 as we are beginning to see prices slide back to pre-2004 levels!  Most major builders are not pulling permits until they have a contract.  Units sold for October were 1170.  I am thinking we are in for some bigger numbers come spring 2008!

Source for stats:  Home Builder's Research

Economic Conditions for the Las Vegas Valley October 2007

Housing Conditions:

• Foreclosure/Short Sale Listings (11/27/2007): Total Listings 26,513; Foreclosures Commenced: 1704, 6.4% of all listings; Short Sales: 4105, 15.4% of all listings; Bank Owned Listings: 2065, 7.8% of all listings.
• New Home Sales (October 2007, units sold): 1170 Year Change -45.5% (excl condo conversions, highrises)
• New Home Sales (October 2007, median price): $298,056 Year Change -13.6% (excl condo conversions, highrises)
• Existing Home Sales (October 2007, units sold): 1529 Year Change -47.9%
• Existing Home Sales (October 2007, median price): $259,363 Year Change: -10.6%
• Single Family Residential Building Permits (October 2007):1734 Year Change +99.8%
• Rental Rate (MLS Monthly Average October 2007): $1511/month 

My analysis: We are down 271 residential resale listings from last month, 1000 the month before that!!!  The rental market has been consistently rising since November 2006.  Fire sale prices remain attractive to both long term investors and buyers tired of paying rent.  New construction falling prices prompt the single family building permits to jump 99.8% from last year and 195.4% from month prior.  REO property seeing price reductions and absorption to compete with new construction.  

New Residents/Employment Conditions:

• New Residents (October 2007): 5196, Year Change -19.2%
• Total Employment (October 2007): 940,400, Year Change +1.0%
• Unemployment Rate (October 2007) 5.1%, Year Change +27.5%

My analysis: The rising unemployment rate concerns me.  Availability of jobs will not keep new residents streaming in to town.  Could be tied to construction jobs lost and lack of home equity money for home improvement services

Tourism/Gaming Conditions:

• McCarran Airport Total Passengers (September 2007): 3,867,271 Year Change +1.4%
• Gaming Revenue (September 2007): $879,141,774, Year Change +8.8%
• Visitor Volume (September 2007): 3,646,932, Year Change -0.3%
• Convention Attendance (September 2007): 397,349, Year Change -0.4%
• Hotel/Motel Occupancy (September 2007): 91.3% Year Change +0.8%

My analysis: Gaming revenue strong for September and all other indicators remain consistent.  Great outlook!

Sources: Salestraq, Home Builder's Research, Greater Las Vegas Association of Realtors, Nevada State Gaming Control Board, Nevada Department of Motor Vehicles, McCarran International Airport, Las Vegas Convention & Visitor's Authority, Nevada Department of Employment, Training and Rehabilitation

Renee Burrows
Realtor®

Nevada Realty Solutions - Your Dream, Your Investment, You\'re Home!
8942 Spanish Ridge Avenue
Las Vegas, NV 89148
direct: 702-580-1783
fax: 702-995-8237
Renee@ReneeBurrows.com
http://www.ReneeBurrows.com

As a small business owner/operator for almost 20 years (started when I was a mere 19,) I am a huge supporter of small business.  From services to goods.  When I tell people to support our economy by seeking out American made goods, I get the same responses:

• Too hard to find
• Too Expensive
• Quality Inferior
  

With the advent of the internet, American made goods are NOT hard to find.  Small brick and mortar boutiques are NOT the only places you can find quality, handmade goods right here.  You can find them from google and other "middle men" such as eBay, Etsy, Live Deal, Etc.  You can also find them at holiday craft fairs.

When you price out the goods, you will find that the prices are comparable to foreign made products with superior quality.  You can get holiday ideas from internet middlemen like I mentioned and then google the product and find many more to be found on their own site.  When shopping on the internet and purchasing from little known boutiques you can find customer service superior to that of large retailers.  For folks (like me) who get hives from shopping in large crowds, the internet shopping experience can be quite pleasant.  

When shopping on the internet make sure you ask questions and verify the authenticity:

• always ask to make sure your product will be received in a timely manner (before the gift giving occasion!)
• ask about the construction of the product and the environment in which it is constructed (for those with allergies:  smoker or pets around?)
  
• ask for customer references, feedback and check the local BBB
  
• Tips from Privacy Rights Clearinghouse 
• Online shopping tips from the FTC 
• Online Shopping tips from YAHOO!
  

If you have to see, feel our touch your item prior purchasing, check out local holiday fairs.  Some notable larger craft fairs in the local Las Vegas Area for the 2007 holiday season:

• Nov 22-Dec 30, 2007:  The Magical Forest at Opportunity Village 
• Dec 2, 2007:  Doodlebug Craft Bazaar, Boulder City 
• Dec 6-9, 2007:  Winterfest Craft Fair, Henderson
  

I personally love to create my own presents as I am an avid quilter and accomplished seamstress.  I used to buy American made vintage materials (such as old bedspreads that have lasted decades and will last many more decades.  I reinforced the seams by double and triple stitching.  Some gifts I gave at baby showers literally brought people to tears!  If you would like to learn how to create your own gifts, many large retailers offer classes and do it yourself online guides & message boards:

• Joann Fabrics 
• Michaels
  

Shmittens is a term that some of us regular doggie park go-ers coined for when an irresponsible dog owner lets them do their business, fails to pick it up and the next thing we know another pup has run through it and several people end up having to clean up the mess.  It started out to be "sh*t mittens" but we shortened it down to "shmittens" to clean it up so we could use the phrase in front of the younger crowd.

Shmittens suck because we normally don't realize it until it is too late.  Several people usually get "schmittened" inadvertently by the dog before the "shmittens" get cleaned up.  Shmitteny prints get everywhere.

Reading Gena's post yesterday AM, reminded me of schmittens.  A very rude commenter came on and blatantly accused me of being ill informed in regards to the subprime mortgage market.  He claimed to be a Realtor and Lender (gotta love hybrids) in that market.  I am sorry but I do know about what is going on and what needs and doesn't need to be done.  I have my baby wipes out and am cleaning up past shmittens as we speak.

Our governor has attempted to do the same and we ended up with a website.  YIPPEE!  It has had a whole 366 visits as of right now (I believe it went live around the 1st of Nov).  You have got to be kidding me!?!?!?!  I am betting in the same time period this particular blog post will have the more visits.  It appears that the Governor of Cali is just trying to extend a hand to the lenders to prolong the inevitable or to help a couple of homeowners get their stuff in gear and headed in the right direction.  It all remains to be seen.  I don't believe this is divine governmental intervention at it's finest.  I believe it is just PR for something that can be done by yourself or that other lenders are doing as a public service (more shmitten cleaning.)

Quite honestly, I do believe that most homes going "back to the bank" in Nevada are speculator owned.  These homes were bought by pseudo investors back in the hayday of killer appreciation.  I keep saying if we take those speculators out of our market, our foreclosure rate is just normal or merely slightly above.   What is absolutely going to kill us though, is the abundance of inventory that is pressuring prices downward.  Only serious sellers should be selling right now!

Here are hints of fraud from our up market:

• Lots of homes from a single, newer subdivision facing foreclosure (possible RESPA violations from uses of builder's lender)
• Speculators cutting their losses and not expecting long term holds
• Over statement of income by buyers or suggestion from lenders with a wink and a nod (mortgage fraud resource link)
  
• Appraisals coming in high with no justification
• Just to name a few..

Hints of fraud from the down market:

• Short sales double ending by agents.  They are making it impossible to show the property or turn in offers.  Banks should consider making it mandatory to fax them the offers and keep the property listed as exclusive right status until THEY accept the offer.
• Husband/wife teams saying they are "getting a divorce" and want to short sale the property to one of the spouses.
• Bailout scams where the owners think they are becoming current on their mortgage when in reality they are signing over the title to a new owner and are still liable for a mortgage 
• Speculators collecting rent and not paying their mortgage 
• Just to name a few..

Luckily our real estate market has some fuel in it because there is a sharp demand for housing:

• Rent Prices are Being Pressured Upward
• New Construction Prices are Being Pressured Downward and now have waiting lists and price increases in just a few weeks
• Bank Owned Prices are going down and the absorption rate is low and we will possibly see a decline in inventory over the next several months.

REOs have brought the buyers out and properties that are priced appropriately are selling fast and with multiple offers.   Short Sale fraud & unwillingness from banks to hurry has created massive amounts of inventory.  We are certainly balancing a tight rope to educate our buyers and sellers in regards to the market conditions.  We need to restore buyer confidence because, if a buyer can qualify for a conforming mortgage product in the Las Vegas Valley, there is barely any disparity between a rental or a mortgage payment anymore.

Owner occupied residents facing foreclosure should do everything they can in their power to save their homes because it is a landlord's market.  Where will they live if they can't save their homes?  Landlords have the pick of the litter when it comes to finding applicants with good credit, employment and rental history.  They are thumbing their noses at foreclosures, bankruptcies and even just marginal rental & employment histories and credit, because they can.

The Libertarian in me begs me to avoid talking politics but isn't it ironic?  The 'Enron' Energy Crisis, 9/11, Loosening of Credit to create euphoria, A War in the Middle East and Oil Prices Skyrocketing.  "We Didn't Start the Fire", revised for this decade, really?  I don't think anyone could foresee the future, that we would end up with shmittens all over us when this all started in 2001 and a fast forward to 2007:  Tripled electric prices, doubled gasoline and heating prices, adjusted mortgage rates & doubled home prices sucking money out of the economy. 

I don't think the Governor is proposing a bailout, he is merely getting the word out that we need to renegotiate our notes at the first sign of trouble.  Why is it a bad thing?  It is a win-win for both the homeowner and the note holder, at this point in time.

After all, I sincerely believe that the government did create the economic frenzy we are in today and I think they should probably stay out of it to let it correct itself.  We, as real estate professionals, have the power to step up to the plate and teach people how to fix the mess and show them the resources to avoid future trouble.  There are already laws on the books for many of the wrongs that have been done.  Why don't we just use them?

Some excellent reads that spun off of Gena's post:

CALIFORNIA SUBPRIME BORROWERS MAY GET RELIEF? - More Questions than Answers (Lenn Harley)

The subprime mantra, "Easy in.....easy out(Broker Bryant)

A Recipe for Unmitigated Disaster (Ed Rybczynski)

 Added 11/24/2007:

California Foreclosures ... Stupidity or Greed (Kaye Thomas)

Fannie, Freddie and the Future of Property Values (Michael Tarabotto)

Added 11/25/2007: 

 When the Pant Legs Are Two Different Sizes...Why A One Size Fits All Solution Won't Work! (Lola Audu)

The typical Metro Detroit foreclosure family. (Kris Wales)

This Rhodes Ranch Area market report was generated on November 23, 2007 (graph on bottom):

• Active Listings: 501
• Under Contract: 75
  
• Sold 10/23-11/23/2007:  16
• Months Inventory: 31.3
  
• Low:  $129,900; High:  $3,490,000; Median:  280,980 (listing prices only_
  

Rental Market Report generated on November 23, 2007 (graph on top):

• Active Listings: 82
• Under Contract:  15
  
• Leased 10/23-11/23/2007:33
• Months Inventory: 2.3

Median List Price for an area rental:$1295/month, Low:  $750, High:  $3500

Information from GLVAR is deemed reliable but not guaranteed.

Last Market Report Generated November 16, 2007

Click here to view past market report graphs and active rental, resale and new construction listings in the Rhodes Ranch Area 

 Includes: Apache Hills, Apache Springs (The Falls), Astoria Homes at Rhodes Ranch
(Independence), Canyon Trail, Huntington, Liberty @ Warm Springs, Maplewood, Rhodes
Ranch, Richmond@ Rhodes Ranch, Sierra Madre, Venezia, Vistana.

www.LivingAtRhodesRanch.com

Bank Owned Las Vegas Listings (AKA Foreclosures, REOs) are seeing some absorption!  Inventory has risen slightly (+193 units), Pendings have risen considerably (+82 units) and closings have gone up too (+25 units).  Monthly absorption rate down slightly (0.2)

Current Listed Bank Owned Statistics:

• Listings (11/21/2007): 2029
• Under Contract (11/21/2007): 368
  
• Closed (10/18-11/18/2007: 213
  
• Absorption Rate:  9.5 Months Inventory

More is being done to deplete Las Vegas Bank Owned Listing Inventory.  Three major auctions with 677 total bank owned foreclosure properties will be held in December:

• Dec 2 @ Ritz Carlton in Lake Las Vegas:  332 Properties. Many of these homes are listed and pre-auction bids will be entertained if they are received early.
• Dec 8 @ Plaza Hotel:  150 Properties
  
• Dec 9 @ Plaza Hotel:  195 Properties

View Last Month's Report Here  

If you are considering buying in this submarket, beware that it is moving! 

All statistical information I used to create this report was obtained from GLVAR MLS.  Information Deemed Reliable but not Guaranteed.

 The absorption rate for Las Vegas Short Sales has risen once again in November 2007.  Inventory has risen dramatically (+333 Units) even though we saw a nice sales increase (+24 units) in this sector.  Pendings (+19 units) are only up slightly.

The short sale market absorption rate has risen from 51 months in August/Sept to 77 months in Sept/October.  We are currently looking at 56 months of inventory for Oct/Nov.  There are many reasons for it and it is outlined in this post. 

Are we beginning to see the banks allowing the properties to go for less to avoid the costs of foreclosure? 

Short Sale Synopsis:

• Listings 11/21/2007: 4041
• Pending 11/21/2007:  281
• Closed 10/18-11/18/2007:  72
• Month's Inventory:  56.1
  

One thing you really need to consider when buying or selling short is to make sure the list agent is EXPERIENCED in this niche.  These deals are hard to pull whether it is or is not an experienced agent.  

Read here for last month's report on Las Vegas Area Short Sales. 

We have seen the Las Vegas, NV high rise real estate market have a phenomenal (and scary) jump in inventory in the last several months.  For several reasons:

• Too many speculators in that market.  They want to close n flip.  They are not interested in holding, renting or living in them.  Each time a building closes, we see an increase of inventory.
  
• Mortgage market madness has reduced the amount of loan products available to jumbo, second, vacation or investor type property owners. The ones who have very little money down and marginal credit, that is.  So the buyer pool for both resales and new went kaput.  Loud and hard too.

Here are the high rise stats:

Rentals:

• 343 Listed 11/20/2007
• 15 Under Contract 11/20/2007
• 29 Leased 10/18-11/18/2007
• 8.7 Months Inventory
• Monthly Rates:  Low:  $695; Median:  $2800; High:  $11000
  

Resales:

• 844 Listed 11/20/2007
• 74 Under Contract 11/20/2007
• 14 Closed 10/18-11/18/2007
• 60.2 Months Inventory

Resale inventory is down from 72 months inventory one month ago. Sales have not risen dramatically, only two more units than last month.  Inventory has just reduced slightly.  The rental inventory of 8.7 months is staggering when you compare it to the entire market of rentals that hovers around 3 months of inventory.

I think it is apparent that many purchases are completely speculative = not enough demand for living in.  Some rent prices just barely cover the owner's HOA.

Since July speculators have been bailing from their new construction high rise escrows because of lack of mortgage products for funding.  They are also leaving their steep deposits at the builder and not looking back. 

Unless demand for high rise LIVING increases over speculation, we will be seeing a major correction in this part of our market.  We  have a little over 14000 units under construction with another 50000+ more on the drawing board.  Every time a building closes, we see 20-50% of that building go on the market.

The beautiful part about this is that when you put the pen to the paper for land and development costs, it costs about $1800/square foot.  You can buy right now with the median price being in the mid 500's for a square foot.  Will deflated dollar against foreign currency be able to bail us out?  Is Las Vegas unique enough to attract those foreign investors?

View Last High Rise Update (October 2007) 

 You are correct that luxury product is pushing up the average while the median remains low because there is much condo product (ie condo conversions purchased from investors) on the rental market also. They are undercutting apartment rents by sometimes 30%.

I am advising investors to stay away from NLV because rents are low and stagnant and vacancies are higher. The highest rents and lowest vacancies are located on the southern 215 corridor (Henderson stretched up to the Durango Curve) where you have better proximity to Las Vegas area amenities (S Strip)/jobs, airport, etc. With the 95 (NW of 15) opening up more lanes now the 95 corridor (15 north to Summerlin) will be attractive to renters for it's downtown proximity. NLV is attractive because of it's low prices but once people realize the commute (and unless they are from places w/ long commute or work in NLV area) they don't find it attractive anymore. 

Is there still a problem with huge numbers of houses sitting empty begging for renters?

The absorption rate for rentals listed in the MLS is very low and hovers only around 3 months and LV remains a landlord's market, just pulled stats yesterday or day before.  There are areas with extremely high vacancies such as the high rise market with about 9 months of inventory and then there are areas with extremely low vacancies such as Rhodes Ranch area with about 2.3 months of inventory. People with credit challenges or problems with employment/rental history are being denied or are being asked for an extra month or two of security deposit.  We are seeing rental inventory rise slightly as sellers have no choice but become landlords by default. Buyers have been locked out of product because of mortgage meltdown plus we have many foreclosures and people still moving into the valley so there is a sudden surge for rental demand. The best way to maximize your rental profits is to consider: pets (no breeds that are being disallowed by insurance cos tho), section 8, short term leases (1 month up), etc. When you add so many choices, there is very little inventory with those types of rentals and they can command a higher rent.

I am not surprised at all!

Read some of Las Vegas New Construction reports from mid September 2007 till mid November 2007.

Las Vegas new construction is moving.  Two weeks ago we were seeing standing inventory to 6 month builds in the entry level single family new construction market.  Today we are seeing waiting lists and price increases.  Oh yes I also "got the memo" from one new construction representative that "their product is selling quickly and you (as in me, the Realtor) have no leverage anymore".

Go ahead, laugh, the market sucks right? 

Rents are rising, rental vacancies are low and for people who can buy right now,  there is no disparity in some areas.

Laugh even harder! 

You aren't the only buyer out there (I know it is hard to believe!) so if you want to be a professional buyer (one that likes to look and offer but never buys) and find a property that is priced REALLY low make sure you  lowball 50 cents on the dollar, ask for the family farm, firstborn, closing costs, rate buydowns.  Oh don't forget the refrigerator and washer and dryer.  The all cash investor will sneak up behind you and steal that property that you think is yours for the taking.

People think I am joking when I tell them there are certain new construction and resale markets that are moving.  They also think I am joking when I tell them that the vacancy rate is low for rentals and that rental prices are being pressured upward.

Who is really going to have the last laugh? 

Save the lowballs for the submarkets that have high inventories, be realistic when you are going in submarkets with low inventories. 

This Rhodes Ranch Area market report was generated on November 16, 2007 (graph on bottom):

• Active Listings: 508
• Under Contract:75
• Sold 10/12-11/12/2007:  18
• Months Inventory: 28.2
  
• Low:  $129,900; High:  $3,490,000; Median:  284,900

Rental Market Report generated on November 16, 2007 (graph on top):

• Active Listings: 87
• Under Contract:12
  
• Leased 10/12-11/12/2007:33
• Months Inventory: 2.6
  

Median List Price for an area rental:$1275/month, Low:  $750, High:  $3500

Information from GLVAR is deemed reliable but not guaranteed.

Last Market Report Generated November 8, 2007

Click here to view past market report graphs and active rental, resale and new construction listings in the Rhodes Ranch Area

 Includes: Apache Hills, Apache Springs (The Falls), Astoria Homes at Rhodes Ranch
(Independence), Canyon Trail, Huntington, Liberty @ Warm Springs, Maplewood, Rhodes
Ranch, Richmond@ Rhodes Ranch, Sierra Madre, Venezia, Vistana.

www.LivingAtRhodesRanch.com

October 2007 saw a healthy jump in Las Vegas Rental Home units leased from September 2007 and up from one year ago also.  Average rents have decreased from one month, median rents stable as we saw inventory rise yet absorption remained healthy.

Units Leased:

• October 2007:  1501
• September 2007:  1387
• October 2007:  1102

Average Monthly Rental Rates:

• October 2007:  $1511
• September 2007:  $1603
• January 2007:  $1295
• October 2006:  $1811 (irrational jump for one month) 

Median Monthly Rental Rates:

• October 2007:  $1295
• September 2007:  $1295
• October 2006:  $1200

Last Month's Report 

A major major national builder today has just announced a Price Protection Program.  They promise (and I would love to see it in the contract) that:  We'll make sure you get the lowest price if the base price goes down before you get your keys.

I am an avid watcher of market stats and sell plenty of new construction.  I had a feeling that we were going to start seeing this because I feel (in general) Las Vegas new construction is there or almost there.

I mentioned this several weeks ago and I mentioned this yesterday and today.  I think the proof is in the pudding if a builder is giving a low price guarantee. 

If you are tired of rental prices rising and being at the mercy of your landlord, give us a call to find out if you can get qualified today.  We will send you free new construction and resale listings that fall within your criteria!  I am an agent who knows where the bargains are and have much experience with selling new construction and negotiating with builders!

I can also get new construction bundles from builders for investors! 

This Rhodes Ranch Area market report was generated on November 8, 2007 (graph on bottom):

• Active Listings: 510
• Under Contract: 66
• Sold 10/5-11/5/2007:  18
• Months Inventory:  28.3
  
• Low:  $129,900; High:  $3,490,000; Median:  285,000

Rental Market Report generated on November 8, 2007 (graph on top):

• Active Listings: 82
• Under Contract:9
• Leased 10/5-11/5/2007: 40
• Months Inventory: 2.0

Median List Price for an area rental:$1200/month, Low:  $695, High:  $2800

Information from GLVAR is deemed reliable but not guaranteed.

Last Market Report Generated October 31, 2007

 Includes: Apache Hills, Apache Springs (The Falls), Astoria Homes at Rhodes Ranch
(Independence), Canyon Trail, Huntington, Liberty @ Warm Springs, Maplewood, Rhodes
Ranch, Richmond@ Rhodes Ranch, Sierra Madre, Venezia, Vistana.

www.LivingAtRhodesRanch.com

Uh huh, just like I said a couple of weeks ago, I expected this!

Units sold for October are UP from September.  With the exception of December 2003 from years 2003-2006 we see a seasonal adjustment DOWN from month to month units sold September through December.  Is this splendid news or what?  The builders have stimulated the local real estate industry by their major cuts they did!  I am very interested in watching where this bus is headed over the next several months.  Units sold no where near past years BUT hopefully the trend is changing.

Of course there is a downside, we will see more short sales in an already soaked short sale inventory market as resales cannot compete with these prices.  The quicker they get rid of this inventory and sell out 6-10 month builds, the quicker prices will start rising.

New Construction Units Sold:

• October 2007: 2752
• September 2007:  2669 
• October 2006:  3292 <~still a long way to go to hit anywhere close to this number but this market certainly bears a watchful eyeball! 

I guess winter is around the corner and we will be saying goodbye to the San Diego type of weather we have been enjoying in our valley.  I just LOVE these prolonged springs and falls we get on occasion. 

I don't think I have had the A/C on since September and the furnace has yet to go on!  Yup, the A/C stayed off even during the San Diego fire smoke which I was allergic too (pass me the extra Benadryl!) or the couple of times it was in the 90s in October.

Weather like this is a big reminder why I love living here in Las Vegas, NV! 

I have so enjoyed taking the sights in and driving to appointments and BPO exteriors or interiors.  I have even stopped to take extra pictures for localism when I see the opportunity.

Hopefully it will stay warm through next week for the NAR convention but the temps are expected to drop 10-20 degrees.  Just remember to pack to dress in layers if you are coming here because it does get cold in the desert ~ especially after the sun goes down!