FOR SALE: 2170 Whites Creek Reno Nv


Words don’t describe this property. Breathe taking views of the Sierra Nevada’s on one side and down town Reno on the other side. This beautiful 2006 estate is located in one of the most luxurious areas of south Reno nestled in the middle of 2.5 acres and comes with over 4233 sq ft. This 4-bedroom, with 3.5 baths also have not 1 but 2 bonus rooms, one of them at just under 500 sq ft. This property also has 4 parking garages plus an 34 ft deep RV garage. Inside be ready for entertaining with an open floor plan and formal dining room with enough space to house that oversized dining table.

Nevada is now #1 in job creation

According to Fox New 11 and channel 4 news, Nevada led the nation in job growth in 2016 according to Gallup’s 2016 Job Creation Index released on Friday, Jan. 27. In 2009 and 2010, Nevada ranked last among the states. Great leadership has resulted in a huge turn around.

This news is further confirmation of the shared accomplishments and success of the entire Nevada family. What’s most encouraging about this designation is knowing that our private sector job creation is driven by both an expansion of our traditional industries and significant economic diversification, said Governor Brian Sandoval.  I can attest to the Governor and local leadership in Northern Nevada as the the work, effort and brilliance that has brought this about.

Nevada led the way as the U.S. showed strong job growth in 2016, scoring highest among all states in Gallup’s 2016 Job Creation Index.

The rise to the top spot completed a six-year climb for Nevada, which ranked last among the states in both 2009 and 2010. Moving in the other direction, Wyoming scored last among the states for 2016 — eight years after topping the job creation index in 2008.

Utah, Georgia, Michigan and Minnesota finished beneath Nevada. Governor Sandoval says, the secret is out, Nevada is a great place to work, raise a family, and live an active and healthy life.

Hire Correctly

At least in Real Estate make sure you hiring the right service.
Just had a conversation with a commercial client on how we improved their leases and just 1 scenario we resolved what would have turned into a 1 year disaster into 3 days of a favorable outcome for our clients and saved them between $15,000.00 to $20,000.00 because of how we handle our transactions.
In sales we regularly negociate in favor of our clients thousands of dollars.
We closed another house sale after 2 other brokers failed to sale the property. 9.5 months and only 8 showings, we came in and consulted with the seller. The outcome was raise the price of the house $15,000.00. Obviously the seller was questioning this but within 2 weeks we put over 20 people through and closed it at full price. 
One other one is another home sale where we came in spoke with the seller. The seller thought we should be about $240,000.00 after doing roughly $10,000.00 in upgrades. We discussed the market and who would be looking at that property and we suggested they list at $260,000.00 and 2 weeks later the property was sold at full price, we were able to help secure $30,000.00 for the client.
Know who you’re hiring and are they skillful enough to protect you.

Top 6 Reasons You Must Be Pre-Approved

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Ever had an agent deny to show you a home because you weren’t pre-approved for a mortgage? It’s not because we don’t value you or your business, it’s actually were protecting you and positioning you for success.

Let’s face it, buying your next home is emotional, there are big differences from different bracket priced homes. Add $50,000.00 to the purchase price usually means different neighborhoods, accommodations and features. Inevitably human nature wants to move up and get something nicer. This can become an issue if an individual does not qualify, everything else just doesn’t seem to measure up.

Everything in real estate is about relationships and reputations. Its our opinion but we believe a valid one, who you work with is even more critical than the actual process. Does your agent have the reputation of closing? How about the lender you chose?

Coming from a lending back ground and operating a real estate brokerage in 2 states I can tell you because of our reputation we have been able to secure offers for our clients that were thousands less because the listing agent knew it was going to close and was unsure about the other offers. Wow what a compliment!

What is a mortgage pre-approval?

The basic premise is unlike a pre-qual which usually only considers partial facts over the phone. A pre-approval is a gathering of W2’s, tax returns, 1099’s, bank statements and credit. This places the facts in front of your skilled lender who then can be more accurate. Our goal is to protect your time, money and emotional wellbeing.

6 reasons why you must get pre-approved

1. Its more valid than a pre-qual 

pre-approval differs from a pre-qualification. It tells the presumptive seller you have done everything you need to do and prepared correctly to ensure them you are ready to go and will make their life as easy as possible. Your not taking this lightly nor should they view you or your offer that way. It also allows you to discover anything in your file you may or may not even be aware of and correct these items prior to losing that home you have worked so hard at securing.

2. You’ll know how much house you can afford.

As mentioned above getting pre-approved before you begin house hunting allows you to know how much house you can realistically afford. Knowing this narrows down the options and makes the selection process more efficient. Not to mention, it protects you from the unpleasant surprise of realizing the home you fell in love with doesn’t fit your budget.

3. It strengthens to your offer.

Lets face it, there are two questions are asked on every buyers offer. The 1st is by the listing agent. These 2 primary questions are, first will it close? And second will they drive me nuts in the process? The seller always has the same 2 question also, 1st will it close? 2nd is will I be able to secure top dollar out of this offer? Being prepared tells the seller you are minimizing the surprises that have the potential to come up in the escrow. The listing agent is your first hurtle and has some influence in the way he or she presents your offer to the seller so it is in your best interest to position yourself right the first time.

4. It could increase your negotiating power.

We are empowered to negotiate better having all the facts, it also tells us what we can do or not do if the seller counters. It doesn’t indicate your desire rather if the seller counters too high or asks for a condition we now know will not align with the pre-approval we can answer this. This may not sound like a big deal, but being pre-pared with all the facts also is a negotiating tools. When we can efficiently and effectively answer questions it inspires confidence and builds trust with the other side.

5. It saves a lot of frustration.

Obtaining a mortgage is no small task. It may feel like they want everything including your blood type. Without doing this the right way many, many surprises can pop up costing you delays, possibly thousands of dollars and even losing the home. Who you hire means the difference between enjoying this process or hating it. Make sure you trust your lender, they can be your greatest advocate or create many issues for you.

6. Without it, most agents won’t work with you.

Makes sense, too. Right? Think about it: when you hire an agent, they must protect their time, they’re running a business, if they cannot close they do not get paid, this is how we feed our families. Think about going to work tomorrow, this week or even next month with no guarantee you were going to get paid other than the results you produce. If your transaction does not close, they do not get paid, no business can survive this way.

We invest countless hours showing you homes over the course of the transaction. If you were in their shoes, wouldn’t you want assurance that your hard work would lead to a favorable outcome for both you and your client? Now consider the listing agent and how he or she perceives the offer and pre-approval letter. This has an impact on how it is presented to the seller, this could make a huge difference based on how he or she feels about the outcome of your offer.

We have trusted mortgage advisors that are skilled and have a track record, if you would like to explore your options please let us know. There is no obligation.

Purpose of the Preliminary Title Report?

Very few people have a clear idea about what is a Preliminary Title Report or what is the purpose of such a report. Let us take a look and understand about a Preliminary Title Report with absolute clarity. Say after months and years of hard work you have finally decided to buy your perfect home. But is it perfect? Will you be buying just a perfect home or something more than that? Will you also be acquiring liens placed on the property by prior owners? Have documents been recorded that will restrict your use of the property?

A preliminary title report will allow you to review and get a clear understanding regarding matters affecting your property, prior to purchase, which are generally excluded from coverage under your title insurance policy.

A preliminary title report is not a bewildering concept, neither is it a simple disclosure document. A preliminary report is a report prepared by a title company before issuing a title insurance policy. This report reflects the ownership of a specific piece of land along with the lies and encumbrances that will not be covered under a subsequent title insurance policy.

So what role does it play in the real estate process?

Since it provides valuable information for both the buyer and seller, technically it should not be considered as a simple disclosure document. It is an offer of title insurance to a buyer or the buyer’s lender. This report contains the situations under which the title company will issue a particular type of title insurance policy. It provides information about the title defects, liens and encumbrances, which would be generally excluded from coverage. Hence you are aware about the different issues governing the real estate before purchasing it. The report may then be reviewed and discussed by the parties to a real estate transaction and their agents.

When and how is this report prepared?

Shortly after the escrow is opened, an order is generally placed with the title company, which will then begin the process involved in producing the report. Processing the report will involve review of certain matters relative to both the property and the parties to the transaction. Examples of recorded matters include a deed of trust recorded against the property or a lien recorded against the buyer or seller for an unpaid court award or unpaid taxes. Lastly, the so-called ‘exceptions’ will remain as they are unless they are released or eliminated prior to the transfer of the title.

Important things that you should know about a Preliminary Title Report…

The deal does not close with the buyer and seller coming to an agreement. After the parties come to an agreement, but before the close of escrow, the preliminary title report needs review. Now it is surely not going to be one of those riveting documents that you will read, but you must thoroughly go through the document before closing on the deal.

You won’t see the legal description in any Realtor® marketing or advertising. It gives you the description of where your property is located and what are the exact dimensions of your property, the boundaries and so on. In the case of a condominium or planned unit development (PUD), the legal description will include the property’s interest in any common areas, exclusive or non-exclusive easements, and details on any parking or storage that conveys with the property.

On a title report the property taxes will always feature as the primary lien. Simply a property cannot be transferred to a new owner if there is any pending taxes or due left to be cleared. So read the document carefully regarding any unclear dues. As the top lien, they will indicate whether taxes are due or paid in full. Taxes must be settled before any debt holder gets paid.

Now coming to the mortgage liens, this lies just below the taxation part. Generally the mortgage lies are always ordered first, second, and third. The largest lien holder generally takes first position, though there are certain conditions where a secondary lien holder will be in first position. When the sell closes the lien must be paid in the order as mentioned in the preliminary title report. So one or more lenders will get “shorted” by the amount they’re owed. In order for the sale to close, the lender must agree to the short payoff.

Is a Preliminary Report the same thing as title insurance?

A huge number of people consider this preliminary title report as the title insurance. Remember that it is an absolute no!!! These two are absolutely different things. Though they might sound to be similar things; however, in reality, they are exceptions from the title insurance. A preliminary report is the statement of terms and conditions regarding the issue of a title insurance policy. No contract or liability exists until the title insurance policy is issued to a particular person.

You must understand the distinctions because of the following reasons. Firstly; no liability or contract will exist until and unless a title insurance policy is issued. So until it is issued it is like a null and void condition. Second, the title insurance policy is issued to a particular insured person and others cannot claim the benefit of the policy.

What is the procedure to clear the unwanted liens and encumbrances?

No one wants to keep unwanted lies and encumbrances under his/her property. So here is the importance and purpose of this document. Go through the document carefully to find put about the lies and encumbrances. If the title to the property is not clear, then the buyer must work with the seller or the seller agent to clear all the unwanted lies and encumbrances.

Will the preliminary report disclose the complete condition of the title to a property?

The answer to the question is a no. It is very important that you understand the fact that a preliminary title report is not a written representation as to the condition of title and might not list all liens, defects and encumbrances affecting title to the land. This report will only include the current ownership and the terms and conditions that the title insurance company might exclude from coverage if a title insurance policy should later be issued.


Who would be able to provide you with more information regarding this report in future?

None other than your real estate agent and your real estate attorney will help you in getting a clear understand of a Preliminary Title Report. They will help explain the preliminary report to you.

Few last words…

As a potential buyer you must always scrutinize your preliminary title report and make sure that your real estate agent and your real estate attorney also takes a thorough look at the document. You want the title to be delivered as clean as possible. It is perhaps the most important document is the purchase of a real estate, so never consider it with negligence. If there are disputes regarding the property or there are issues on the title that would affect your homeownership, you need to know and understand them thoroughly before you close. Remember once you close the escrow then nothing can be changed and you will be solely responsible for all the ill records of the land. So go through the document carefully, analyze it with care and successfully purchase a real estate with peace of mind…

Builders Are Beginning To Avoid Starter Homes

Some reasons the starter home is losing interest among those in the building industry:

• Land costs are more costly, and many of the lots during the first part of the housing recovery within the last few years have been finished lots of “A” quality – with not much attention devoted to B, C, and D lots that would have been traditionally geared toward entry-level homes. Lots that could be used for entry-level homes involve high-density or outer-circumference subdivision tracts. Costs of lots in those areas and relief on some construction defects litigation on attached homes, need to come down quite a bit for there to be a return of entry level housing.

• Higher fees in building these communities also deter entry-level buyers to the new-home market. Builders often face large infrastructure and support service costs. These fees and charges also get added on to the price of new homes, which adds an extra 20 to 25 percent of the cost of a new home.

• The typical “entry-level” buyers do not want “starter” homes any longer. Millennia’s have waited, paid down student debt, married, and are ready to move into a permanent home rather than buy a starter home and move again a few years down the line.

The “starter” home may well be a thing of the past. Buyers are more patient and more willing to wait until they find their “dream home” rather than buying the first thing available. If you have questions or would like more information, please feel free to contact us today.

Think you can’t afford to buy a home?

Down payment requirements that rose after the latest mortgage crisis, are easing again as lenders and mortgage backed securities try to bring in more new buyers.

One of the major hurdles to home buying is qualifying for a mortgage loan. This task may not be as insurmountable as it may seem.

The Federal Housing Administration has backed loans for borrowers with lower credit scores and down payments as low as 3%, but it also required hefty insurance payments. This is all going to change.

FHA annual insurance premiums drastically dropped at the beginning of 2015. The change, from 1.35% to 0.85%, makes FHA loans a better choice for most borrowers after years of incredibly high premiums. This is beneficial towards your buying power.

“The crisis has shaken the market so much that there is no doubt there was an overreaction.”
-Fannie and Freddie

Fannie Mae and Freddie Mac guarantee more than half the country’s mortgages. At the end of 2014, the two companies announced their plans to decrease minimum down payments from 5% to 3%.

The program from Fannie Mae went into effect in December, and the one from Freddie Mac will start in March. They are both for first-time homebuyers or those refinancing their mortgage, but the Freddie Mac program is restricted to low-income borrowers.

These loans still require private mortgage insurance for down payments that are less than 20%.

This does not mean that all lenders will change their standards, but it is a step towards easier loan approval. Each lender has their own regulations referred to as “overlays”

“Rural” and VA loans

Some other types of loans have also become more popular since the recession. Despite the name, loans from the Department of Agriculture are widely open to borrowers in many locations that aren’t really rural, they also include no-money-down financing. To be eligible for USDA loans, you must have dependable income and decent credit, and cannot already own a home, exceed area median income thresholds or live in certain urban areas.

Department of Veteran Affairs loans are increasing in popularity as well, almost outnumbering FHA loans. VA mortgage backing enables veterans and surviving spouses to purchase property with no money down, no outside insurance and low closing costs. VA interest rates are usually lower, and credit and income requirements are more flexible than conventional loans.

An increase in loans with low down payments has triggered widespread criticism of more relaxed lending standards. This is one of the factors that lead to the Great Recession. The fact remains that if no one is qualifying for loans, lenders are not making a living. Somebody has to prime the pump, so to speak, to get the housing market back to where it needs to be.

Down payments are one of the largest hurdles to overcome when attempting to purchase a home. The trend towards lower down payments and looser mortgage restrictions will help everyone in the long run.

Every individual and scenario is different, even if you don’t feel you could qualify, we recommend you speak to our lending team who are well versed in everything from high net worth clients to the toughest scenarios. You will not hear no from us, we will stay the course with you guiding and educating you throughout the process and even assist you with getting prepared if you have less than perfect credit. Contact Shayla Gifford and her team at