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You might’ve seen a headline about a "Big Beautiful Bill" and thought it was campaign chatter. But this legislation—it’s real, impactful, and especially important for Nevada homeowners. Officially, it's the One Big Beautiful Bill Act (H.R.1, Public Law 119‑21), signed into law on July 4, 2025 (1). The Real Moves—Here’s What Changed Mortgage Interest Deduction Cap ($750K) This limit was introduced by the Tax Cuts and Jobs Act of 2017 and is now made permanent under OBBA. High-cost market? Finally, certainty. Source: National Mortgage Professional permanent cap confirmed (2). 100% Bonus Depreciation Restored For qualifying property acquired on or after January 19, 2025, OBBA permanently restores 100% bonus depreciation—resetting it from the previous phase-down schedule. Source: Stinson LLP tax breakdown (3) plus Baker McKenzie extension commentary (4) Clean Energy Credits Phased Out Credits previously available under the Inflation Reduction Act for solar panels, efficient HVAC, etc., begin to phase out after December 31, 2025. The clock is ticking if you’re counting on them. Source: Kiplinger "Ask the Editor" Q&A about the Act’s effects for homeowners (5) Why Vegas Buyers and Sellers Should Care Sellers: If you're marketing efficiency upgrades, acting before the phase-out gives you a distinct advantage. Buyers: Aggressive mortgage structuring matters less if you hit the $750K cap. And with the standard deduction increased, itemizing may not even make sense anymore. Investors: That restored 100% depreciation? It supercharges early-year returns—if you lock in early enough. Timeline Snapshot January 19, 2025 — Qualifying property acquisition triggers 100% bonus depreciation. (3) (4) July 4, 2025 — OBBA is signed into law, locking in mortgage and AMT provisions. (1) December 31, 2025 — Deadline to claim many clean energy tax credits before sunset. (5) 2026 and beyond — OBBA replaces uncertain Treasury sunsets with a new, stable baseline. The Bottom Line OBBA isn’t just another tax law, it’s a strategic shift. For Vegas, every dollar counts and timing is everything. The mortgage interest cap is set, depreciation is aggressive again, and home-efficiency incentives are on a countdown. Want to leverage this with your next move? Grab the Vegas Buyer’s OBBA Playbook, because navigating this market without it? That’s risky. Disclaimer: This content is for general informational purposes only. It does not constitute legal or tax advice. Please consult a licensed tax professional for your specific situation. Citations (1) U.S. Congress, H.R.1 — One Big Beautiful Bill Act, enacted July 4, 2025. (https://www.congress.gov/bill/119th-congress/house-bill/1) (2) Internal Revenue Service, "Publication 936: Home Mortgage Interest Deduction," IRS.gov, accessed 8/19/2025 https://www.irs.gov/publications/p936 (3) "One Big Beautiful Bill Explained," Stinson.com, {July 8, 2205] (4) Baker McKenzie, "United States: Provisions in the One Big Beautiful Bill Act That Encourage Domestic Investment," Insight Plus, [July 29, 2025]. https://insightplus.bakermckenzie.com/bm/tax/united-states-provisions-in-the-one-big-beautiful-bill-act-that-encourage-domestic-investment (5) "Ask the Editor: July 17 Tax Questions on the New Tax Law," Kiplinger, July 17, 2025. https://www.kiplinger.com/taxes/tax-law/ask-the-editor-july-17-tax-questions-on-the-new-tax-law

If you’ve been paying attention to the quiet migration patterns happening around Las Vegas lately, you might’ve noticed a trend: families aren’t just looking for a better school zone - they’re looking for a better life rhythm. The post-pandemic shuffle reset a lot of priorities. Square footage suddenly mattered more than zip codes. Home offices, backyards, proximity to green spaces, all of it moved to the top of the list. And while school access is still part of the conversation, it’s no longer the whole story. Here’s what families are actually looking for in Vegas right now and the neighborhoods that are rising to meet the moment. 1. More Space, Less Chaos For growing families, the biggest shift has been a need for room to stretch. Families are leaving cramped condos and builder-grade starter homes behind for larger layouts with bonus rooms, flex spaces, and, ideally, separation between the kids’ zones and the grown-up zones. That’s why areas like Skye Canyon, Southern Highlands, and Cadence are seeing a steady flow of move-up buyers. These master-planned communities offer not just bigger homes but thoughtful ones. Think built-in desks, dual lofts, oversized pantries… the kinds of details that make everyday life easier. 2. Community > Commute Yes, access to good schools matters. But more and more families are saying: “I’d rather spend 15 extra minutes in the car if it means my kids can safely bike to the park.” That’s the kind of trade-off that’s shifting demand toward lifestyle-first neighborhoods like Inspirada, The Paseos in Summerlin, and even pockets of Centennial Hills. These communities offer something the traditional school ranking charts can’t measure: connection. Farmers markets, pop-up movie nights, playground meetups… they create the kind of emotional security families crave, especially when raising little ones in a fast-paced city. 3. Options Beyond the District Lines Another reason families are getting creative? They’re no longer boxed in by public school zoning. With the rise of magnet programs, charter campuses, and a strong roster of private options (Faith Lutheran, The Meadows, Bishop Gorman, and others), education in Las Vegas is now more à la carte than ever. That shift is opening up neighborhoods that might’ve once been overlooked. Areas like The Lakes, Green Valley, and even certain custom-home zones in Desert Shores are attracting savvy buyers who realize: great home, great community, and flexible school options? That’s the real trifecta. 4. Timing It Right - Before the Holidays Hit Back-to-school is a psychological reset. It’s when parents realize they’ve outgrown the playroom or need a better homework setup. And it’s exactly the moment smart families start their next home search before the chaos of the holidays hits. Fall is when the most intentional moves happen. Less competition. More serious sellers. And if you make a move now? You’ll be fully settled before the year turns, with a fresh start waiting on the other side. Your Next Step Starts With a Conversation Whether you’re sizing up, scaling back, or simply rethinking what home looks like for your family, don’t let school ratings dictate your decision. There are better questions to ask, and better places to land. Let’s talk about what matters most to you. I’ll help you find the neighborhood that supports your family’s real priorities, whatever they look like now.

Let’s be honest, Las Vegas isn’t exactly known for its top-ranked public schools. But here’s the truth most real estate guides won’t tell you: raising a thriving family in Vegas isn’t about chasing a rating. It’s about finding the right fit: a neighborhood that offers safety, space, and a rhythm of life that just feels right for your family. Whether you’re a growing household looking to level up, or relocating to Vegas for the first time, there are pockets of this city where the community does a lot of the heavy lifting. Where kids can ride their bikes to the park, parents can actually exhale, and family routines feel a little smoother, no matter what’s on the school district’s report card. Let’s dig into a few standout neighborhoods that check those family-first boxes. 1. Summerlin: The Gold Standard for Lifestyle + Learning Options It’s no surprise Summerlin makes this list. It’s the blueprint for balanced living in Las Vegas. With its master-planned design, lush parks, walking trails, and proximity to top-rated charter and private schools (like The Meadows or Bishop Gorman), Summerlin offers families flexibility in how they approach education. But it’s not just about schools. It's the little things, Saturday mornings at Downtown Summerlin, Red Rock Canyon hikes five minutes from your door, or community events that bring neighbors together. If you want that “village” feel without sacrificing modern convenience, this is where to start your search. 2. Southern Highlands: Quiet Luxury + Community Vibes Tucked just far enough from the Strip to feel like a true retreat, Southern Highlands blends upscale living with a distinctly family-friendly vibe. Gated communities, larger lots, and private schools like Southern Highlands Preparatory Academy offer options for families looking to invest in long-term comfort. The real magic here? The green spaces. Rose gardens, playgrounds, splash pads! It’s a neighborhood built for weekend picnics and after-dinner bike rides. And because many of the homes here are newer builds, you’ll often find bonus rooms, lofts, and dedicated home office spaces perfect for busy family life. 3. Inspirada + Henderson’s West Side: Where New Builds Meet Nature For families who want newer homes, open-concept living, and a sense of fresh energy, Inspirada in west Henderson delivers. This area has quickly become a favorite among parents who want walkable communities, nearby parks, and easy access to both public and private school options. Bonus? Inspirada’s community events, from food truck nights to seasonal festivals, create a strong social thread. It’s the kind of place where kids make friends fast, and parents don’t feel like strangers to one another. 4. The Lakes + Peccole Ranch: Underrated Gems with Room to Roam If you’re not into HOA-heavy areas but still want charm and walkability, these two westside neighborhoods are worth a serious look. Mature trees, winding trails, and a slower pace of life make these ideal for families craving space and character over cookie-cutter homes. You’ll find a mix of public, charter, and magnet school access nearby, and for many buyers, the flexible price point means more room to customize or renovate your space as your family grows. A Final Word: The Right Neighborhood Isn’t Always the “Top-Ranked” One When it comes to choosing a home as a family, the real question isn’t “Which school is #1?” It’s: Where will my kids thrive? Where will we feel at home? Where can our life actually breathe? If you’re navigating that decision right now or even just sensing that your current space won’t carry you through the next chapter, don’t wait for the next school year to roll around. Let’s talk. I’ll help you map out the smartest, most realistic next step for your family, school scores optional.

Upgrading your lifestyle shouldn’t come with guesswork. Whether you’re relocating to Las Vegas or moving up within it, luxury real estate has its own rhythm. Skipping a beat can cost you. From missing private listings to misjudging your home’s potential, even experienced buyers can overlook the small things that make a big difference. Here’s what to avoid if you want your next move to feel seamless and successful. One of the most common mistakes buyers make is underestimating the value of their current home. It’s not just a property. It’s a launchpad. Smart updates, thoughtful staging, and pricing precision can expand your upgrade potential dramatically. Done right, your existing space becomes a strategic asset. Then there’s access. The most extraordinary homes in Las Vegas often never hit public listings. High-end properties in enclaves like The Summit Club or Ascaya are quietly shared through private networks. Without local connections and the right agent relationships, these opportunities stay invisible. Timing can also trip people up. Coordinating the sale of one home and the purchase of another requires more than luck. Without a clear transition strategy—bridge financing, flexible closings, custom contingencies—you risk unnecessary stress or costly overlaps. Precision planning turns a move into an upgrade. Beyond the transaction, lifestyle details matter deeply. Square footage is nice, but ceiling height, natural light, flow, and function are what make a home feel right. Prioritize how a property supports the way you actually live—entertaining, relaxing, growing. Luxury is about ease, not excess. And finally, don’t go it alone. Las Vegas is a layered market with unique rhythms and opportunities. From school zoning quirks to architectural covenants, real estate here rewards insiders. Working with a hyper-local luxury expert can save you from pitfalls and open doors others don’t even know exist. Conclusion In luxury real estate, confidence comes from insight. Avoiding common missteps isn’t just smart. It’s strategic. Whether you’re seeking more space, more privacy, or a lifestyle that finally fits, the right guidance makes all the difference. Download Beyond the Upgrade: The Luxury Buyer's Guide to Las Vegas, and let’s explore what’s possible at your pace, on your terms, with your vision in focus.

The call is getting louder. High-net-worth buyers from California's coast to Chicago's skyline are discovering what savvy investors already know—Las Vegas isn't just a destination, it's a destination upgrade. In 2025, the most discerning buyers aren't just seeking tax advantages; they're pursuing a lifestyle transformation where space, privacy, and elevated living aren't compromises, they're the new standard. 1. Where Square Footage Meets Sophistication Luxury here looks different. Think panoramic views, resort-style pools, guest-ready layouts, and communities where privacy is built into the blueprint. The square footage stretch is real—and it's redefining what "home" means for buyers from places like LA, Seattle, or Chicago. Whether you're considering the exclusive enclaves of The Ridges or the architectural masterpieces in Red Rock Country Club, Las Vegas luxury properties offer something increasingly rare: space without sacrifice. 2. Your Equity Works Harder Here Many of our clients are selling premium homes in pricier markets and reinvesting in Vegas—unlocking more for less, without sacrificing quality or design. This isn't just a move, it's a move-up in lifestyle and leverage. The numbers tell the story, but the lifestyle tells it better. When your equity can secure significantly more square footage, better amenities, and lower carrying costs, the math becomes personal—and powerful. 3. Timing is Prime The upper-tier market in Las Vegas is stable, and luxury inventory is strong but strategic. The best properties still move quietly and quickly—making timing, access, and representation everything. In today's market, having insider knowledge and early access to off-market properties isn't just an advantage—it's essential. The most exceptional homes often sell before they're publicly available. 4. The Vegas Advantage: Beyond Expectations From top-tier golf courses to world-class dining and wellness-focused communities, what surprises most buyers isn't what they gain—it's what they didn't know they were missing. Vegas isn't a fallback. It's a fresh start with edge and elegance. The cultural renaissance, the outdoor recreation opportunities, and the sophisticated social scene create a lifestyle that rivals any major metropolitan area—with the added benefit of Nevada's favorable tax environment. Conclusion Las Vegas luxury real estate isn't just about finding your next home—it's about unlocking your next level. For buyers ready to maximize their equity while elevating their lifestyle, the opportunity is now, and the timing is everything. The most strategic relocations happen when preparation meets opportunity, and the Las Vegas luxury market is offering both in abundance. Ready to explore what's possible? Download our exclusive guide, Beyond the Upgrade: The Luxury Buyer's Guide to Las Vegas, and discover how the most strategic moves happen before they hit the market.

In a world where hurricanes, floods, and wildfires are becoming more common, knowing a home’s claim history is no longer optional. That’s where a C.L.U.E. Report comes in. It stands for Comprehensive Loss Underwriting Exchange and helps uncover what may be hiding in a property’s past. Before you fall in love with the view or the finishes, this report can show if the home has dealt with major issues like water damage or fire. That kind of history could affect your ability to insure the home or flag future problems before they show up on your tab. What Is a C.L.U.E. Report? It’s basically a Carfax for houses. The report lists insurance claims made on a property over the past five years. Managed by LexisNexis and fueled by data from over 600 insurance providers, it includes: Date and type of loss Amount paid on the claim Basic property details It does not include personal data. No credit reports, no legal history, nothing tied to the homeowner themselves. Why Buyers Should Care A history of mold, fire, or flooding could lead to insurance red flags. Some buyers discover too late that coverage is limited or denied. You cannot request a C.L.U.E. report on a home you do not own, but you can ask the seller to provide one as part of the negotiation or due diligence process. How to Get It Only the homeowner, their insurer, or their lender can request the report. Most insurance providers offer it for free once per year. C.L.U.E. reports are becoming a standard part of smart homebuying. We want you to have the full picture so you can move forward with confidence and clarity. Luxury means more than looks. It means knowing what you’re buying and making sure it supports the life you want.

Before swinging a hammer or touching a pipe, stop. Ask: Does this need a permit? In Clark County, the answer is often yes—and skipping it isn’t just risky, it’s illegal. Here’s the short version: When Do You Need a Permit? Anytime you're building, changing, fixing, or removing something in a home—inside or out—you likely need one. That includes electrical, gas, plumbing, HVAC, roofing, and structural changes. Even small things can trigger big consequences if done without proper approval. Who Can Pull a Permit? Homeowners can pull permits—but only for work on a single-family home they own and live in. Contractors must pull permits for everything else, including condos, rentals, and commercial work. Why Should You Care? Permits protect you. They make sure work is safe, legal, and inspected. They help you avoid costly re-dos or fines. And when it’s time to sell? A closed permit tells buyers: This home was cared for, not corner-cut. ⚠️ Pro Tip: A permit issued doesn’t mean the job passed inspection. Always check that the permit is closed and approved. Unfinished permits can stall a sale or cause major headaches down the line. If you’re ever unsure, ask us. We’re here to help you avoid missteps—and connect you with trusted pros who follow the rules and do it right the first time.

We get it—everyone loves a “guy who can do it all.” But here’s the truth: referring the wrong type of professional can come back to bite you. And if the job legally requires a licensed contractor, referring a handyman could put you in hot water. Let’s clear things up: A handyman is not a contractor. They’re only required to hold a business license—not a contractor’s license. That means there are very clear limits on what they’re allowed to do. Use the wrong person, and you could be held legally responsible. Here’s what the Nevada State Contractors Board (NSCB) says: A handyman cannot legally: Do any job where labor + materials exceed $1,000 Do any work that requires a permit Work on plumbing, electrical, HVAC, or anything safety-related If any of those are involved, you must refer a licensed contractor. ✅ You can verify licenses here We double-checked all this with Greg Welch, Senior Investigator at the NSCB. This isn’t guesswork—it’s law. Let’s run through a few real-life scenarios: 🧯 Missing GFCI outlet in the kitchen? That’s electrical. A handyman can’t touch it. You need a licensed electrician. 🚽 Toilet loose on the floor? Plumbing fixture = licensed contractor only. 🧱 A few cracked roof tiles? Cost is under $1,000. No permit needed. Not plumbing, electrical, HVAC, or safety-related. ✅ A handyman can handle this. 🔥 Leaking water heater? This is plumbing and requires a permit. ✖️ A handyman can’t legally install or replace it. If you ever need help figuring out which pro t use, reach out—we’ve got a solid list of trusted vendors who play by the rules and do top-notch work.

Buying your first home in Las Vegas? Welcome to one of the most exciting markets in the country—and one of the easiest places to make rookie mistakes if you're not prepared. Here’s how to avoid the most common ones I see as a luxury real estate agent in this city: 1. Skipping the Pre-Approval You can’t win if you don’t show up ready. In Vegas, hot homes move fast. Getting pre-approved isn't optional—it’s your VIP pass. 2. Underestimating the True Cost of Ownership It's not just about the mortgage. Property taxes, HOAs (especially common in guard-gated communities), utilities, and maintenance can hit harder than a summer heatwave. 3. Falling for the Glam Without the Guts Vegas homes can be stunning, but don’t get dazzled by quartz countertops and miss signs of bad plumbing or a worn-out roof. Always get a home inspection—even in new construction. 4. Not Thinking Long-Term That trendy condo on the Strip might feel right today, but will it fit your life in 5 years? Think resale value, school zones (even if you don’t have kids yet), and neighborhood stability. 5. Choosing the Wrong Agent You need someone who knows this market inside and out—not someone using your deal to learn the ropes. A good agent protects your money, time, and sanity. 🔑 Ready to avoid the pitfalls and buy smart? Download our free Ultimate Guide to Buying a Home—packed with insider tips, checklists, and the strategies I use with every first-time buyer I work with in Las Vegas.

The year is 2025. You’re ready to ditch renting and own a piece of Vegas. You’ve read all the blogs, watched all the TikToks. Still, there’s a lot no one tells you—until it’s too late. Here’s what you actually need to know: 1. Interest Rates Might Not Drop—And That’s OK Waiting for “the perfect rate” can cost you the perfect house. Instead, buy smart now and refinance later if rates dip. 2. You Don’t Need 20% Down Yes, more down means less monthly. But there are excellent loan options out there for first-time buyers—including programs that offer down payment assistance in Nevada. 3. The Neighborhood > The House A dreamy kitchen doesn’t help if you're stuck in gridlock, hate the HOA rules, or can't sleep because of the nightclub next door. Vegas is a city of micro-markets—location is everything. 4. You’re Not Competing With Who You Think You Are Luxury homes and entry-level homes don’t follow the same rules. First-time buyers often face fierce competition, especially from investors with cash. Strategy beats speed. 5. You Might Cry (And That’s Normal) It’s emotional. It’s big. You might lose a home you love. But with the right team, you’ll find the one that’s meant to be yours. And when you get the keys? Totally worth it. 🎯 Let’s make sure your first home purchase isn’t a gamble. Download our free Ultimate Guide to Buying a Home and get a step-by-step game plan tailored for Las Vegas buyers in 2025.