10 Types of Homes to Avoid Buying in Las Vegas, NV

Then there's the model home the builder sells when the neighborhood is finished. Never lived in, beautifully decorated, loaded with upgrades. I mean, they max out those model homes in most cases. And of course, it comes with the description, never lived in, barely lived in. But depending on the project, it could already be 4 to 7 years old or even more. Thousands of people may have toured and nobody's lived there to discover the shower that leaks or the dishwasher that won't drain. You might be the first one that discovers that.

When the crews end up working somewhere else, sometimes getting someone back for repairs can take a lot more chasing than you expect. So it's important to check the warranty and know who handles the repairs before you buy. The other thing that's very important is to get a very thorough third-party inspection. You wanted to enjoy your new home, not spend your mornings following up on a repair list and having to run down some guy that's out busy on a different project. Those gorgeous upgrades, well, enjoy them, but don't assume that you'll recover the full cost when worn finishes and changing styles make them less impressive to the next buyer.

One more surprise with a longtime second home is property tax, and that's something a lot of people don't think about. Nevada's qualifying primary residences generally have a 3% cap on annual tax increases. Second homes, on the other hand, can have a higher cap, up to 8%. That's a ceiling. It doesn't automatically mean that you're going to get an 8% increase every year, but the tax bill has likely climbed faster over the years on a second home. Qualifying for the 3% cap after you move in definitely limits future increases, but it does not undo the old ones. So check the actual tax bill, the maintenance history, and the inspection findings. If you really want the lowest annual taxes, get an older home. It may be worth a little bit of extra maintenance.

They work fine. They serve their purpose. When my house was built, it was rural, and so septic was the standard for rural homes. The question is, what happens when that system needs major work? You cannot assume that you're gonna be allowed to put in a brand new septic tank. New septic systems are restricted on property using Colorado River water with very limited exceptions. Depending on the property and the local requirements, you could face a city sewer connection. I'm checking them out now, and believe me, they're not cheap. And that can mean digging up the yard, running a line out to the street, and paying a bill you never included in your moving budget.

Why the push towards connecting to city sewer? Well, water sent through our sewer system can be treated and returned to Lake Mead. Septic water does not come back through that closed-loop recycling system. Now theoretically, there is financial assistance for eligible conversions subject to funding and program requirements. We're checking into those now and seeing if they are actually real. Sometimes it's just words on a website, but find out what you qualify for before you can count on it.

If you're a rural person and you need a big lot, there are homes that are rural that are on city sewer, or septic tank may not be a big issue for you, and you can budget for connecting to the city sewer eventually. It's not a problem for many people, but go in with your eyes open. And not only that, when you buy a house on a septic tank, you want to make sure during due diligence that you have that system pumped and inspected. Generally, the homeowner pays for pumping and the buyer pays for the inspection. And then check out with the local water district and sewer agency. If the system fails, what are my options? I can tell you it's probably not gonna be getting a new septic tank.

We've got a flipping culture here, and the whole investor playbook is built on speed. They buy at or under around 70% of what the house will be worth after repairs, of course, minus what the repairs cost, and then they fix it up to the neighborhood standard, get it back on the market, and move it quickly if possible. Now think about what that gets you. Paint, staging, countertops, and flooring goes in because that's what shows up in the listing. Old wiring, iffy plumbing, a wall that came out without a permit. Well, those are things that the camera cannot see.

Not every remodeled house is a problem. I sell them all the time. Typically they're about 90% done, and everybody going into one of those knows that they've got a few more things to do. And honestly, some of the remodels I've sold are impeccable, some of them are great, but you can't figure that out from a picture. I can't sleep at night unless I do the due diligence part of my job. No house is perfect, and every house has something, so you deserve to know what that something is before you own it.

That is exactly why we read the financial statements when we get them from the seller, the reserve study, the meeting minutes. We want to know what work is coming. We want to know if they had special assessments. We want to know if they're borrowing from the reserves to pay the everyday maintenance bills. All of this will be in their financials, and we get a copy of those from the seller when we're in contract, and we have a 5-day look. And if we don't like what we see, you can cancel your escrow and get your earnest money back.

An ordinary utility pole on a residential street and a massive transmission tower are 2 very different things. I don't worry about the ordinary light pole, but with those big towers, buyers may worry about the view restrictions from the easement or even electromagnetic field. I don't know about those and I'm not gonna make any medical claims, but what I can tell you is that some buyers won't even consider those homes, about half. So you might be comfortable with it, but just remember when you sell, you'll need someone else who also feels the same way and you just reduce your buyer pool. So think about it when you're buying with those giant transmission towers right behind your house.

Suddenly we were talking about potential construction, more houses, a lot more traffic on that quiet little road, construction vehicles, signs. Land ownership does not tell you exactly what will happen or when, but it is a reason to check the development plans before you buy the view. Views can never be guaranteed. And my clients passed on that house. They were buying the house largely for the peace and quiet, and once they understood that would likely change, it was not the right fit. We found them a great house that was.

I understand wanting extra bedrooms for the grandchildren, but just remember they're visiting and you live there every single day. And I say this from experience. I've had my own open heart surgery. I'm getting ready to go in for another back surgery. My wife has been through more surgeries than I can count. And about 10 years ago, we moved from a 2-story to a single story. I gotta tell you, some days I feel about 95 even though I'm only 67. So you don't always get that much warning when your needs are about to change. I can tell you that sometimes they come along pretty quickly and surprise you.

Imagine buying a home where you've worked your entire life to retire in, and then you notice a crack in the wall. And we're not talking about a small one, a little small settlement crack, those happen. But then you notice the patio pavers sinking, and not just a little bit, then you see gaps where you don't remember seeing gaps before, and then you see cracks from the floor to the ceiling and along the ceiling. And then suddenly you're wondering, is this something small or is my home moving?

PulteGroup says they stand behind their homes and they have been making repairs, but the engineers for the homeowners and the engineers for the builder are having some disagreement, and the case is currently in arbitration. My current understanding is that deep soil testing has been completed by the homeowners and they're waiting for the result to get back, and then the arbitrator's gonna hear the evidence and determine how the claims are going to be resolved. And for the homeowners, that means a little bit more waiting for the answers about the place they expected to relax and enjoy retirement.

I love Lake Las Vegas. I love Del Webb at Lake Las Vegas. It's one of my favorite neighborhoods in town. I've got clients and friends that live there, and we talk about this. They're happy with their house, and none of my clients have been affected, but a few homes in the neighborhood have. You shouldn't assume that every house has the same problem because they don't. But you also should not assume that a particular house is unaffected just because it looks beautiful. We have to check it out.

I have solar on my home. I love it. It penciled for us. It does not pencil for everyone. A lease can make sense in certain situations. If the lease payment plus your remaining electric bill comes out lower than the electricity would cost without it, well, then you're saving money. It makes sense. It might not be saving as much as if you had a completely paid-off system, but it still saves money. So depending on the terms, it may give you even some protection against future utility increases. Again, we have to read the contract for that, but some leases have their own annual increases and they're kind of sneaky and we have to look for them.

The bigger question is what's been updated since the house was built, because you can fall in love with the vintage charm and still end up paying for decades of deferred maintenance. It may have older electric panels, it may have aluminum wire, it may have aging plumbing, it might have original single-pane windows. You do not want those in the desert. Maybe it has an old cast iron sewer line that deserves a closer look. I guarantee if it's cast iron, it deserves a closer look. I've sold houses with cast iron sewer lines. We had to check them out.

Choose a barely-lived-in second home or model if you're prepared to verify maintenance history, check all systems thoroughly, and understand the property tax situation.
Consider a home on septic if you budget for eventual city sewer connection and get the system pumped and inspected during due diligence.
Buy a renovated flip only after checking permit history, getting a thorough inspection, and confirming the quality of work behind the pretty finishes.
Purchase a condo when you've reviewed the association's financials, reserve study, and meeting minutes, and confirmed your lender can approve the specific unit.
Accept a home near power lines or future development if you're comfortable with reduced resale appeal and have researched what's planned for surrounding land.
Buy a multi-story home when you have a bedroom and full bath on the main floor and can picture living there comfortably in 15 years.
Consider Del Webb at Lake Las Vegas or any community with construction disputes after reviewing all disclosure documents, engineering reports, and understanding who pays for what.
Choose a south or southwest-facing backyard if you're willing to invest in shade structures and plan outdoor time for mornings or evenings in July and August.
Take over a solar lease when the lease payment plus remaining electric bill is lower than electricity without solar, and you've confirmed transfer requirements with the solar company.
Buy an older home if you've budgeted for updates to electrical, plumbing, windows, and sewer lines, and you're comfortable with varying maintenance standards in no-HOA neighborhoods.

FAQ

How do I check if a Las Vegas home has unpermitted work?

Look up the permit history online through the local building department. If a house shows a full gut remodel and the permit record does not match the work standing in front of you, that's when you slow down and start asking questions. Your inspector should also flag work that appears unpermitted during the inspection.

Can I get financial help to connect my septic system to city sewer?

Theoretically, there is financial assistance for eligible conversions subject to funding and program requirements. We're checking into those now and seeing if they are actually real. Sometimes it's just words on a website, but find out what you qualify for before you can count on it. Check with the local water district and sewer agency about current programs.

What should I look for in condo association financials?

Read the reserve study, the meeting minutes, and the financial statements. We want to know what work is coming, if they had special assessments, and if they're borrowing from the reserves to pay the everyday maintenance bills. You have a 5-day review period after receiving these documents, and if you don't like what you see, you can cancel your escrow and get your earnest money back.

Are all homes at Del Webb Lake Las Vegas affected by ground movement?

No. Not every house is affected, but some homeowners have reported cracks floor-to-ceiling, sinking pavers, and gaps. Before buying any home there, understand what's been disclosed, whether that property is involved, review inspection and engineering reports, confirm what repairs have been completed versus what's unresolved, and ask who is expected to pay. Check with your lender and insurance provider how the situation affects your specific purchase.

Does a solar lease affect my ability to get a mortgage?

It can. If people are getting a loan and the income-to-debt ratio is tight, the lease payment might put them over the top and kind of kill the deal. The lease payment is treated as part of your monthly debt obligations. Additionally, the lease transfer requires approval from the solar company, which must be handled early in the transaction.

How do I know if a backyard will be too hot in summer?

Visit the house at the time of day you plan to use the backyard. Stand where you're going to put your outdoor table and look at where the shade falls. South and southwest-facing yards catch intense late afternoon heat. North or northeast-facing backyards are better for afternoon shade. Check whether there's a solid patio cover, mature trees, or surrounding buildings that provide relief, and budget for improvements if needed.

< Older Post