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Residents of Lake Las Vegas and others attend a town hall meeting led by Clark County Commissioner Steve Sisolak on Thursday at Loews Lake Las Vegas in Henderson.
Friday, April 9, 2010 | 2:05 a.m.
Map of Lake Las Vegas Resort
Lake Las Vegas Resort
1600 Lake Las Vegas Pkway, Henderson
Steve Sisolak
Sun archives
- Wide-open fairways at Lake Las Vegas (3-31-2010)
- Lake Las Vegas: A shining lakeside oasis loses its luster (3-1-2010)
- Population dearth doomed Casino MonteLago at Lake Las Vegas (3-1-2010)
- Casino MonteLago at Lake Las Vegas to close next month (2-16-2010)
- Ritz-Carlton Lake Las Vegas to close in May (2-8-2010)
- Lake Las Vegas proposes bankruptcy plan (9-5-2009)
- Judge approves bankruptcy for Lake Las Vegas golf course (6-29-2009)
- Another golf course to close at struggling Lake Las Vegas (6-25-2009)
- Residents of bankrupt Lake Las Vegas face uncertainty (3-23-2009)
At Clark County Commissioner Steve Sisolak’s town hall meeting at Lake Las Vegas on Thursday night, hundreds of residents and local officials expressed a desire for open communication and optimism.
Sisolak and Lake Las Vegas officials had a clear message: The glass is half full, and recovery is on the way.
During the two-hour meeting at Loews Lake Las Vegas, residents aired grievances with city officials and asked questions about the future of their lakeside community.
Many complained about landscaping and zoning issues, while others expressed concern that their home values are plummeting and asked what the city was doing to help.
Casino Montelago closed March 14, and The Ritz-Carlton will close May 2. Combined, more than 500 workers will lose their jobs.
“I can tell you from a business point of view, that hotel is worth a lot more open than it is closed,” Sisolak said. “Those golf courses will again be green.”
Lake Las Vegas Chief Operating Officer Jim Coyne said the development should emerge from bankruptcy by the end of June.
But attendees challenged officials to provide concrete signs that the situation is improving.
“Based on what should we be optimistic, to make us feel the glass is half full and not half empty?” asked Debera Hendricks, a six-year resident of Lake Las Vegas.
Sisolak called the situation a “quagmire” but said “it’s beginning to be untangled.”
Hendricks’ husband, Gary, head of the Tremonto Homeowners Association at Lake Las Vegas, said his concern was restoring the resort as a golf-centric community.
Lake Las Vegas’ two public courses, The Falls and Reflection Bay, went into foreclosure and closed last year.
Tourists “don’t come out here to go on a lake,” he said. “Why would anyone drive 20 minutes to do nothing?”
Sisolak said the resort still offered restaurants and recreation, but he agreed that the golf courses would be a key component in the development’s recovery.
Sisolak said he arranged the meeting because of the high number of calls he has received from Lake Las Vegas residents requesting information.
Henderson Mayor Andy Hafen and Councilwoman Gerri Schroder, whose ward includes Lake Las Vegas, also spoke at the meeting. Councilman Steve Kirk was also in attendance. Council members Kathleen Boutin and Debra March did not attend.
“Communication is key,” Schroder said. “We’ve turned the corner. Little by little, it’s all coming together.”
Hafen said there were a couple of items discussed, such as complaints about slow police response times, that he was not aware of. He echoed Schroder, saying he believed open discussion would aid recovery.
Hafen encouraged residents with questions about Lake Las Vegas to call the mayor’s office or contact the city through Henderson’s Web site at www.cityofhenderson.com.
“I don’t even live out here and I’m frustrated,” he said. “I know it’s frustrating, but we will come out of this a bigger, nicer, more beautiful Lake Las Vegas.”
DONT WORRY RESIDENTS!!! CYRUS WILL RESCUE YOU ALL AND DELIVER RELIEF!!
HERE ARE MY IDEAS FOR THE "NEW" Lake Las Vegas:
1. BUILD AN EXCITING PLAZA FOR OUTDOOR EVENTS. LLV can come to life culturally and socially..
2. MAKE THE PLACE MORE THAN JUST RESORTS... Create mixed-use, retail, condos, and offices... The place NEEDS MORE to survive....
3.MAKE SURE THE LAYOUT WORKS.... The flow of traffic works, buildings and sites stand out, and parking lots and empty streets dont become the center of the attention...
NEW LAKE LAS VEGAS HERE COME!! LETS GO BANANZAS OVER IDEAS AND REACH FOR THE STARS!! OH YEAH!!
May wish you all the best for one of the most beautiful places on Earth!!
Come on You all!! What do you think ABOVE ^^^^??
LETS DO SOMETHING!!
was this a tea bagger meeting. looks like the rich and lazy crowd got taken on this dump. help is on the way=lol
The crooks who made their money on the LLV development have long ago pulled up their stakes and moved on to another scam. All that is left are the unfortunate suckers who bought into this scheme and are being bled dry. My deepest sympathies go out to all these folks who got bamboozled on what is shaping up to be perhaps the biggest real estate scam ever committed in America. Someone needs to go away to prison for a very long time here..
Cyrus992 :
LOL!! I can just see you out there with your bullhorn and cheerleader outfit!
Residents of LLV told "recovery on the way". Yea! and Captain Smith says there is plenty of room in the life boats!
They bought ocean front property in Nevada. Isn't there a song about that? Oh, wait ...
I won't believe that a recovery is under way until the Casino is reopened. While it was a profit failure, it was part of the LLV experience. LLV can't just rely on golf courses to survive. The Marketplace is a joke; you need to lure people into the resort with more than boat rides and winter skating and psychic bookstores..
I like the place. But it's not improving, it's going down, down. And I agree with Environp that the whole development was a scam waiting to happen. I'm actually glad we have Bouvier on his porch thanking Jesus for living in such a wonderful world. Nothing better than a positive attitude as the ship sinks to the bottom of the lake.
Just when you think you cannot be surprised anymore, they tell you something shocking. How they can say these things with a straight face is beyond me.
looks like plzzshop09 is looking for free advertising...
recovery on way, best laugh i have this year so far.
In my opinion, the best advice is to cut your losses and move.
The recovery is on the way... it won't get here soon enough for me.
Sorry people, fake las vegas is a model that will not survive the new world order. Saying that this is a quagmire that is beginning to untangle is nothing more than trying to keep the masses from uprising. It also identifies this situation for what it is - a quagmire. Quagmires don't untangle, they implode. Too bad, nice place. goodbye.
Still happy as a clam here!!! I bought a beautiful lakeview condo for a great price with lots of rental activity...so I'm making a profit. Plus, me and my family and friends have great place to stay.
I've met and socialize with a bunch of great LLV residents. The Irish Pub and the Cigar Bar are a blast!!! Lake Las Vegas is great place to live and visit.
I agree with the tone of this article that LLV is changing direction for the better. I've read all 3 versions of the Chapter 11 bankruptcy exit plan and it looks good. Embedded in the plan there is a detailed synopsis of how LLV got to where it is now. If you take the time to read the plan you would understand why: "Sisolak called the situation a "quagmire" but said "it's beginning to be untangled." The Chapter 11 plan will wipe out the debt, untangle the messy set-up of LLV and set the stage for LLV to become viable again. This is not my opinion, this is in black and white in the Chapter 11 plan.
There are rumors of key investors nosing in/around LLV. Either one of them will be great for LLV and create a cohesive strip and desert/relaxing experience.The City confirmed there are interested parties, but they could not identify them. I noticed that there is more maintenance going on with the Falls/Reflections courses and the entrance lake and water fall is operating again. This is all positive and I believe indicating change is occuring.
By the way dipstick, the HOA's do not allow hibachis on the patio.
The water in the LLV Lake is drinking water pumped from Lake Mead. The effluent in the Las Vegas Wash that flows from the sewage treatment plant travels under the lake in a large pipe. None of this treated water gets into the LLV facilities.
I wonder if anyone has told the "Recovery" to wake up and get on it's way. Clearly if the elected officials say so it must be true.
I went to LLV the last time I was in town and had a great time. I enjoyed the scenery, strolled through the shopping area and took in a jazz concert. My wife even won $$ at the casino. All in all a very positive experience.
But I feel for the residents who live there. Their property values will continue to decline with the Ritz, Casino Montelago and the golf courses going under. The only reason we went there was because of family members who wanted to entertain us. But there isn't a reason for most tourists to venture out to LLV. Each strip property has all the shopping, dining and gambling options most tourists need!
Did the Sun take the worst pictures out of the stock to publish? Yikes. No one looks happy thats for sure. If Lake Las Vegas is on its way to recovery, than so is the rest of Southern Nevada. Seems like an oxymoron to me. I guess time will tell.
Drain the lake and turn it into the new "Wet and Wild". Perfect place for a water park. If your going to waste water, make it fun.
Gary Hendricks doesn't have to worry all that much, actually. Sometimes I drive and/or hike for hours just to get somewhere where I can do nothing.
Sorry, I couldn't resist the obligatory counter to a rhetorical question containing an absolute presumption.
I also like the water park idea. In a Vegas summer, I'd drive 20 minutes for that any day.
I looked for a picture of the residents smiling and clapping... Couldn't find one. Doesn't look like they got the answers or quick resolution they were looking for. But, it was very noble of the city officials to give hope for a recovery. A picture of residents smiling and clapping is on the way!
Not a very happy group of humans. Dispite all that they have they show the same expression on their faces as the guy I passed this morning living on the side of the freeway. The net result of this meeting is clear: Nothing. Nada, Zero. The reason is they blindly and mindlesly are looking to a local poltician for answers to their problems. Politicians, in case you have not noticed, do not have the ability or intelligence to provide answers to the serious problems of the modern state of society.
Sustainable developement and carefully planned communities were viewed as the provence of tree hugging radicals during the boom. Urban ecology notions would be laughed out of the room by those running this meeting during that time. The reason is simple. They get rich regardless of the consequences of those who spend their lives in the aftermath of their projects.
At least one elected official has been considering talking about sustainable developement as a factor in Las Vegas. For the short term it is far too late.
For the long term it is not only a good idea it is the only chance this area has to survive in the future. Your choices as a city are to continue listening to the politicians and the developers they sleep with, who profit from the creation of vast stucco frame ghettos, or to look to Science for the readily availiable knowlege to plan and create a functional and elegant community.
Bradgore,
Did you see my plan for the "NEW" Lake Las Vegas Above ^^^^ ???????
Check it out..... It speaks about creating "A functional and elegant community."
The only person that can bring this place back to life is Steve Wynn. Think about it, he pulled the plug on his Philly project and he needs something to feed his ego. Go for it Steve!!!
Bradgore, spoken like a true visionary. Really. You should be in office. Have you considered running? Many seats will be up this election cycle. Anyone and everyone who can and will make a difference should file. The incumbants have not served us well, regardless of party affiliation. It is most definatly time for an OVERHAUL. I like your ideas.
Cyrus992: Yes I did see your plan and your ideas are very good. The only thing I would change is the part about things "standing out". I would do just the opposite. Blending into the natural environment with as much southwestern flora and architcture as possible is my version of elegance. I grew up in Scottsdale and have always been impressed by the beauty and serenity of low key southwestern design and landscaping. Not only do you save water you do not create a stark sore thumb on the landscape.The natural beauty of the desert is hard to beat.
The Ritz/Casino/Golf courses and Lake screams Steve Wynn! And, already up to his standards. He can surely buy these properties for a fraction of the $600 million he was going to spend in Philly. I agree with denver21, I bet Wynn pulled out of Philly to concentrate on Lake Las Vegas!
Viva Lake Las Vegas.. Mr. Wynn! :)
Chriscross: Thanks. Very kind. Yes I am considering. Many are encouraging me about it. Not this cycle but the next.
Steve Wynn can turn this place around. Steve.....are you interested?
Bradgore,
Thank you.. so much...and yes.... We do need the natural landscape to blend in...!!!
When I meant "standing out," I was referring the idea that the visitors and residents see the beauty of the Mediterranean style architecture........
ALL YOU PEOPLE... DONT FEAR.... ME AND HOPEFULLY STEVE WYNN WILL COME AND RESCUE THE PLACE.... WITH...
BIGGER AND CRAZIER IDEAS!!! See the first comment!!
Hey... how about I will give Wynn Resorts a call??
AngryVoter,
Thanks for your support...and yes you do have a point.... But hey.... ITS NEVER A BAD IDEA TO GIVE SECOND CHANCES!!!
Guess what you all!!! I JUST CALLED WYNN RESORTS AND LEFT A 1 MINUTE MESSAGE!!!
I told them the opportunities availible and how desperate the situation is....
HOPEFULLY WYNN WILL GET MY MESSAGE!! OH YEAH!!
Sounds like cheerleading to me.
If you check the Wynn website, there is an email address for investor relations and public relations. I already emailed them a few days ago.
I believe a grass-roots effort to get Steve Wynn at Lake Las Vegas has just begun.
Sisolak called the situation a "quagmire" but said "it's beginning to be untangled."
Yeah, Mr. Sisolak, and I've got a bridge in Brooklyn I'd like to sell you....
Hey dont forget you all.... Wynn Resorts may reject the LLV proposal....!!
Try calling....
Las Vegas Sands..
MGM MIRAGE...
And others... just in case....
WE COULD USE THEIR HELP TOO!!
I have visions of great big water slides, kiddy pools with squirting guns and a lazy river with "me" in an inner tube.
Quagmire is defined as: A perilous, mixed up and troubled situation.
If you read the LLV summary in the Chapter 11 bankruptcy plan, on how LLV got to this point, (the quagmire)and how the Chapter 11 exit from bankruptcy plan will untangle all of the mix ups,(quagmires) what Sisolak says makes sense.
Much of these quagmires are directly related to Carmel Land and Cattle,(from Texas if that means anything to you) the owner of the golf courses. They have to do with the water pump house, to supply water to and allow building permits for LLV phase 2. The pumphouse, which was to be conveyed to the city, was accidentally built on the Falls Courses. Carmel won't give it back. Now a new one has to be built.
There are also issues with where Carmel wants the golf course irrigation water to come from. It's supposed to come from the lake, they want raw water from the city. This is also why some of the ponds were empty. (this is separate from the pump house quagmire)
The exit from Bankruptcy plan will untangle all of these messes originally created by the developers. Bankruptcy exit date 6/21/10. Here is the bankruptcy website. See for yourself. www.kccllc.net/llv
Wynn Resort and Golf-Lake Las Vegas. I like the sound of it!
you bought the hype, now you own the hype, the same hype you sold to some other poor suckers your whole lives, what goes around comes around
hey is it cheap enough now for me and my family to move there. Can we bring our own beer and picnic on some of the closed courses.?? Are any of those empty Hotels ready for tagging ?? let me know Bullouvier.
Check out the breaking news in the RJ, about LLV. Good News!
Steve Wynn is too smart to get involved in this losing enterprise. LLV will be history in a year or two..
A water-park would be perfect for bringing the locals out as well as vacationers from all over the world. Dads can play golf while the rest of the family enjoys the water-park. Anyone who has lived here the last 21 years like me remembers Wet n Wild and how packed this place always was. Call this place Wynn-SplashLinks and sell waterpark-golf packages for the weekend getaways and Corporate team building Ra Ra sessions. Las Vegas always re-invents itself and it has gotten away from the family style vacations. The nightclubs and $500 bottles of vodka days are gone for awhile why not give this a try? And as for pools these days, all the resorts have gone topless or risque', not exactly for the kiddos. Obama will probably approve of this and even bring his family for the opening, it could be a payback for his insane comments he made. I am a Casino Supervisor and I sense a change in attitudes in the visitors these days. Vegas is becoming stale and repetitous. C'mon Steve, you are the Master of creative thinking and this could be a hit!! It would not compete with Wynn or Encore because he doesn't want kids there anyways!! Now he creates a whole new brand for his Wynn product and cross sells all of his resorts!!
Harrahs would be good too, they have an enormous and diversified customer base with their Total Rewards program and could definately make this work. The infrastructure is already there guys, add the park and this place will come alive and be the jewel it was always intended to be!! There is ways of making it blend in with the serene tranquility this place offers its residents. Time-shares would thrive in this enviroment as well. The original plan did not work so try this alternative and save this beautiful place...
Why not enact a tax to build a staduim/arena there. I'm sure a NBA franchise would be a welcome sight at Lake Las Vegas.
If you do a search for the best waterparks in the world you can see what these parks have. 2 of the best parks are in China and Malaysia so there is a new marketing tool to bring families from Asia back to Las Vegas once again. Macau does not have this attraction!! C'mon Steve this could be your final gift to the world and Las Vegans. The job oppurtunities would create a new boom and fill up all these vacant homes and Commercial buildings. I am putting my suit on right now!!!
The one in Malaysia would be the kind of park that would work well there. Check it out!! It would have to be something that blows away the competition, thats Vegas baby!!!
Denver 21,
Wonderful points made,
LAKE LAS VEGAS COULD USE FAMILY FREINDLY ENVIRONMENT!! OH YEAH!!
But not too much... lets preserve desert landscape and mediterranean beauty...!!!!
WE ALSO WANT MORE MATURE GUESTS AS WELL!!!
Besides.... this can be an alternative.. once the hotels like MGM Grand, TI, NY NY, etc... dumped their family influences!!
Dont forget these:
1. BUILD AN EXCITING PLAZA FOR OUTDOOR EVENTS. LLV can come to life culturally and socially..
2. MAKE THE PLACE MORE THAN JUST RESORTS... Create mixed-use, retail, condos, and offices... The place NEEDS MORE to survive....
3.MAKE SURE THE LAYOUT WORKS.... The flow of traffic works, buildings and sites stand out, and parking lots and empty streets dont become the center of the attention...
@denver21: Hope to see you at the park one day! I always packed up my SUV with loved ones and spent all day at "Wet and Wild". We had a couple of company functions there too. It would rake in big bucks and bring lots of people from everywhere. We were bummed when they closed on the strip.
How about Bullfighting out there. With 30 % fo the population has Mexican roots this could be a huge boon to lake las vegas!
Cyruss992, I understand your concern for preserving the beauty and architecture, but look where this has gotten this place. Steve Wynn can create an atmosphere to compliment the area. I truly believe that the theme park at the MGM, and all the themed resorts that were built in the early 90's helped the boom of the late 90's and early to mid 2000's because the kids that came here at that time were pre-teen to teens and they had a blast and it was probably the vacation they remembered the most growing up. Now these kides were 21 to 30 in the late 90's early 2000's and they came here with friends or their families just because they wanted to experience it in a different way and they remembered how good of a time they had. I remember coming here and staying at Circus Circus in 85 or 86 and having a blast playing all those video games up on the midway. When I was old enough to gamble I came here frequently just because I remember having the great time when I was a kid. We have to start a new cycle for the future and there is nothing here for the famliy folks. Circus circus adventuredome was in the last cycle and is not producing enough return visits. The baby boomers got caught in the recession and are hoarding their money and being frugal. We have to start a new cycle for future visitors and near future visitors. Kind of like killing 2 birds with one stone. Do I make any sense here?? Anyways, I think Steve Wynn is a creative genuis and I think his Las Venice vision would have done better than the Freemont Street Experience.
Denver 21:
How can could this fail??? This place was unique....!!!! A DESERT VILLAGE ESCAPE TOWN, QUIET AND WELCOMING!!
PROBLEM- little advertising!! Besides... I hardly... knew about this place when it opened... Wynn will do the right trick!!
DONT WORRY.... THIS PLACE WILL HAVE TO GO THROUGH "ME" IF IT WANTS TO FAIL!! CYRUS WILL COME TO THE RESUCE!!
Woobert, thanks for the heads-up on the RJ article. The RJ confirms that LLV is exiting bankruptcy with 24 million dollars in hand.
This is great news and the media is finally reporting it.
For everyone commenting on the family-friendliness of Lake Las Vegas. The area is already extraordinarily family-friendly with:
1) FREE concerts on the lakeside lawn every Fri - Sun during Spring, Summer, and Fall.
2) FREE movies on the lakeside lawn every Thu during late Spring, Summer, and early Fall.
3) Catch-and-release fishing on the lake 7 days a week.
4) Motorized & non-motorized boat rentals 7 days a week - including paddle boats, kayaks, and gondolas.
5) The infamous floating ice rink every Winter.
6) S'mores every weekend on the lakefront veranda at Loews.
7) TONS of FREE or nearly free events throughout the year targeted directly at families like the Great Easter Egg Hunt & Meet the Easter Bunny, a huge Christmas Tree with Lighting Ceremony & Meet Santa, Pet Parades, Chili Cookoffs to benefit local children's charities with performances from local school kids, multiple fireworks events, an annual Dragon Boat Fundraiser (teenager-friendly) to benefit uninsured/underinsured breast cancer patients.
8) Special events (older-kid friendly) like performances from the Nevada Ballet Theatre, Shakespearean plays, the Las Vegas Philharmonic, not to mention the HUGE headliners who have performed there in the past (Andrea Bocelli, Seal, Vanessa Williams, Natalie Cole, Kenny G, and more).
9) The community is extremely pedestrian-, stroller- bicycle-friendly (older kids), and features bike rentals and a public sand volleyball court.
10) Every Resort hosts its own amazing pool/spa area with PUBLIC access. MonteLago Village has 3 pools and spas, the current Ritz-Carlton has an amazing pool area with a private beach and luxe cabanas similar to big Strip resorts, and the Loews has an incredible pool area with separate (but adjacent) kid-focused & adult-focused pools, tons of private cabanas, and its own private swimming beach.
11) The Loews has a corporate-wide program called Loews Loves Kids that provides for a deliberate and comprehensive portfolio of amenities, facilities, and programs specifically targeted at families. They have video game libraries, special kids menus (including healthy options), Fisher-Price welcome kits, supervised mini-camp activity & recreation programs, onsite sport courts, and a kid-focused pool with multiple slides and "kid-banas."
Drive by the Loews any weekend all summer, and take a look at the parking lot in the very early morning. You'll see some of the most gorgeous watercraft (hitched to some equally-impressive - and not inexpensive - trucks & SUVs) to hit Lake Mead all summer...and lots of 'em! I don't think they belong to the elitist jetsetter retirees that many seem to think have a stronghold on the Lake Las Vegas market.
Angry Voter. . .why would you call LLV a unachievable dream? It isn't a dream. . .it is a complete reality. It has had problems financially, but so has EVERYTHING on the strip and everywhere else in the world. LLV WILL survive and it WILL pull through this! I am a frequent LLV visitor and know they are working hard to make it happen.
I agree that this would be a total win for Wynn. Just a PR idea here. . ."visit our Luxurious Property on the strip for 3 nights clubbing, drinking and gambling, then spend the next 3 nights out at the lake relaxing, sobering up and getting spa treatments. Oh, and you can play golf at both places". It is like two vacations in one.
What about a Universal Studios Hogwarts-West?
BlondeinGV,
Okay... yes...most of us knew that LLV was family friendly..... but you taken account...
MY IDEAS ABOVE!!! THE 3 STEP PLAN ^^^^ !!!?????
About fixing the layout, adding a necessary plaza, and making MORE THAN JUST A RESORT TOWN!!?
BlondeinGV doesn't sound like a real estate agent to me, she just sounds like someone who, instead of having to be negative and try to sound like an authority on every effing thing, is passionate and well informed about LLV and she is nothing but 100% right. I am in FULL support of LLV because it is beautiful and relaxing and something different than anything else here. I love a lot of the diverse things that LV has to offer, but I am not mad or bitter because of the existence of LLV or anything else. I'm happy I have the opportunity to enjoy it. I am happy there is a place that I can sit lake front and eat and enjoy the weather, I am happy that I can go out with friends on a weekend and enjoy free music. . .I am happy that I can sit at a restaurant patio without being surrounded by drunk people and loud music and traffic 3 feet in front of me. I think it is an amazing place. I don't have a house there nor could afford a house there, but I can still go there. . .I still enjoy the place. It is just a beautiful area and that is why I love it.
I live in a golf course community,most people here can afford to live wherever they want.What attracted and keeps them here is the golf course. I always thought there were not enough people there in LLV to support three courses,but the community is beautifull and We always take a ride out there to relax.I'm just curious,how much is the monthly maintenance fee?
UthinkReally & BlondeinGV, great posts!!!!! Thank you for pointing out the obvious.
Dipstick, have you not read any of the posts here? As reported in the RJ and a mention of it in this article, LLV IS exiting bankruptcy on June 21/22. I placed the link to the court docs and the schedule in my above post. This is not my opinion, but in black and white- bold print. The exiting bankruptcy is the "turning the corner". All of the tangled messes created by the developer are being untangled through the bankruptcy. Again, not my opinion, but in the 670 page chapter 11 plan. The link is above to the court documents.
Bundy5, what monthly maintenance fee are you asking about? Maybe I can answer your question.
LLV is a visually stunning residential neighborhood with a great village for all to enjoy. Last weekend's Easter Egg hunt had thousands of people there throughout the day. This goes to show that people are still going and enjoying the village and the best is yet to come!
Lucy: "Time to kick the football again Charlie Brown, don't worry I won't pull it away at the last minute."
I have to agree that LLV is coming back. As in way way back.
Sold 03/17/2010: $42,000
30 Strada Di Villaggio # 242, Henderson, NV 89011
This is Section 8 territory. Boom box music, lowered cars, 1978 Mercury Montegos. Yep, it's coming back - big time.
Bouvier,what you pay in community fees,upkeep,garbage,security you do have something like that dont you?
Ha, Dipstick -
As I've said before, your screen name says it all. I will give you credit, though. You're not nearly as vile and morally bankrupt as my little friend, Artie.
If me posting a bunch of recreational activities available in LLV in response to various posts about the family friendliness of the area causes you to think I'm a real estate agent, then I have a bridge to sell you (my commission would be HUGE!). I was simply pointing out the myriad of activities that are available to the public in LLV on a regular basis since there is a pervasive misconception that the area is a modern Pompeii.
But, hey, I should never say never. Maybe I'll get into that business someday. I have a good friend in commercial, and it certainly doesn't seem boring.
I keep my personal business private. All you need to know is that I am well educated, highly intelligent, and am a professional whose position & firm are connected to Lake Las Vegas.
@Ted -
Section 8, huh? What Section 8 apartments are owned by people willing to pay $500/mo HOAs? Even at $42K, the new owner has cash. Stop trying to be so dramatic.
Happy days are here again , LOL ok ok , the Russians are coming, the Russians are coming,no no, weeeeere off to see the Wizzard the wonderful Wizzard of Oz. And they all lived happily ever after
Ted,
Viera #242 is a small odd pie-shaped shaped one room studio condo with 1 window and no balcony. I personally looked at this unit when I was looking to buy. The only condos selling under 60k in LLV are the small 1 room studios, most with only a kitchenette...(microwave and small fridge only) Those are truly hotel rooms and are great for a short-term hotel type visit. But, would not be a good long-term rental or full-time condo due to their size and no kitchens. I'm not sure why they even created a few of these studios. Who would buy them? Luna, the property across the bridge also has a few of these studios for similar prices. So, when people say you can get a condo for $42k, there is more to the story and reasons why.
Those few particular units are not a good investment, which is why they are priced 20k lower than a standard non lake view 700 sq foot 1 bedroom with full kitchen, separate bedroom etc. 2 Bedroom condos are about $120k. This is not just my opinion, go to zillow.com or realtor.com and check recent sales. Better yet, go to the Clark County Tax assessor website and check prices there. The small studios are the ones with square footage of 400 to 500 sq feet. A few other similar studios also recently sold around that price, but they had bad view and just above the parking a garage entrance. Location also dictate prices.
My HOA dues are around $600.00 per month. But, that includes electricity, water, cable, high speed internet, all maint, garbage,etc. When you back out what most pay for just the power, cable/internet, that would put the actual HOA's at around $300.00 per month.
I doubt section 8 would pay for those HOA's let alone let more than 1 person live in a one room studio hotel apt that has to be purchased in cash. I'm sure there are parts of Las Vegas where you can buy a 3 bedroom for $42k.
Let me know if you have any more questions. I have a ton of factual knowledge I can convey to you.
"Based on what should we be optimistic, to make us feel the glass is half full and not half empty?" asked Debera Hendricks, a six-year resident of Lake Las Vegas.
Gee, Deb, I don't think ANY city or elected official OWES you anything! Things are tough everyplace and I don't think you signed on one of those dotted lines that says, "no matter what - things will always be perfect for you."
At least from the sounds of it you still HAVE a home! Be greatful for that and stop complaining.
"hoping for change" hhhmmmmm--this sounds familiar??? now where did I hear that before??? NO CHANCE this is "recovering" anytime soon--think in terms of decades, not months. Ten years from now this will be recovering.
When I purchased my home last year in llv, I had figured the recovery wouldn't come for 5-7 years.
If you look at the strip, it will be 4-6 years before that eye sore on the north end will be completed if not more. There will probably be other properties on the strip to fall and rise again in the next 2 years. This balance of power will all shake out over the next 5-6 years.
This is no surprise. When I purchased in llv, the Falls was closed and Reflection was closing. I am confident that those courses will be reopened. It will be cheaper for someone to purchase those than to build others. I am not a realtor, but an average midwestern businessman. The prices came down to my level and I bought. In one of the previous comments someone mentioned how cheap a condo sold for. What does it matter. It does not change the beauty or the quietness of the area. This area has a lot to offer to someone who wants to be away from the hustle of the strip. If more of these condos and homes come down in price, they will sell. That is the first step on more revenue from homeowners which will add stability. That should lead to more visitors to the village which should lead to stronger businesses. The combination of golf course and village business should make the area strong. Lets face it, all areas of Las Vegas have the same problems. It also has lead to a lot more crime in heavily populated areas. To me that was a factor in purchasing out here in llv. Don't oversell llv because it might lead to more than you bargain for. I would like to see the Casino reopen with an owner that is people freindly. Many of the casino's have become cold and almost to modernized. I have brought out lots of friends and many of them still like to go to the old casinos. We built our business by giving the customer what they wanted rather than dictating what they should purchase. No matter how much money you have, we have found that everyone wants a deal and the casinos have kind of lost that art of dealmaking. My point is that if and when the llv casino reopens, it needs people to win early on to get attention and to draw more people to the area. That combination with golf will start the momentum in the right direction. If anyone should disagree, please explain.
Midwest,just curious,is the whole complex built out? Was it all developed by the same company?Are they still on site or have the homeowners taken possesion? Are the single family homeowners in the same association or tied in any way to the condo owners?Are the commercial properties tied in any way to the residential areas? A lot of questions,I know. My only advice to you guys is try to organize,use the expertise of the residents in different areas,find out any laws in NV pertaining to developments of this kind that may help you now or in the future.My development is going thru a transition process from builder to residents in the near future.If something like this is going to happen there,you really need to do your homework or you could be left holding the bag.Network with other developments in the state also,a lot of knowledge out there. I dont know if anything like this pertains to you guys,but if it does ,good luck.
I love Lake Las Vegas and have purchased two properties there in the past 12 months. Honestly, I can genuinely appreciate the fact that it didn't build out to 9000 homes (and probably won't for awhile). I drove out to my townhouse at "V" last week and stayed for 4 days...when I used the swimming pool on Saturday, I had it all to myself for an hour. I guess some folks would prefer the lake be teeming with people, but I'm enjoying things as they are. As things "improve", I'm sure the area will be busier and more bustling, and that'll be nice too from the standpoint of property values and my neighbors' general stress levels, but I'm guessing that I will always look back to this time with some fond memories of solitude and serenity.
And to those who suggest that LLV is or will somehow become a failed project or ghost town...I just don't see it. The demand for the lower priced properties has been very strong over the past 6 months...and when a place sells, all past-due HOA fees are paid. So, these HOAs are probably going to remain reasonably well funded once the banks finish cycling through their inventories and the new owners are in place. Sure, services may have to be reduced a bit from where we thought they'd be with 9000 housing units...but we'll adjust and eventually, in 10-20 years we'll look up and have 5000+ units built out and we can add back some of the things we thought we'd see. The best thing about LLV is that the majority of the key infrastructure is in place...those golf courses are well designed, the hotels are high-end, the village is great, and the Lake is the most amazing part of it all.
Regardless of bankruptcies and other roadblocks, we have the right stuff in place for when the demand picks back up.
"Recovery" is on its way....WOW that just bought them a bit more time with the residents....I wonder if they bought it, doubt it!! The bottom is still falling out people....wake up
Shadow inventory to take three years to sell off:
"According to the S&P report, homes are falling into serious delinquency faster than REO transactions are closing.
...Overall, it is our opinion that recent positive housing reports should not be construed as a sign that the distress in the residential housing market is abating, but rather should be attributed to the temporarily limited supply of homes on the market," according to the report."
http://www.housingwire.com/2010/02/16/sh...
caveat emptor, people. smooth talking visionaries (lol) like cyrus got us into this mess.
@ Ted.
Everything is separate in LLV. The Master Assoc covers the lake and all of the landscaping along the roads.
The retail/restaurants buildings in the village are owned by Pacific Capital. The Viera and Luna Condos are owned by individual owners and each have their own HOA. The Ritz/Casino is currently owned by Deutsche bank. The Loews has a separate owner. All condo association and homeowner's associations are completely independent of each other. The Falls/Reflection Courses are no longer owned by LLV, but still have some financial ties that will be cut through the bankruptcy.
SFBaybear, I totally agree with you on all points of your comment. I too like it when it's quiet around our Viera Pool and will miss it when that changes in the future. The infrastructure is there. Things will change after June 21, when LLV emerges from Bankruptcy. I plan on being in the Irish Pub and the Cigar bar to celebrate that night!
Is the cigar bar and irish pub open to the public? Will be out there end of month.Dont let the builder saddle you with any long term debt obligations such as operating expenses incured while there were very few homeowners closed and the monthly fees didnt cover operating costs.Challenge this stuff in court,just because the builders lawyers put in the offering statement doesnt mean its legal.My community saved millions by doing this.
The entire village and marina are open to the public.
Thanks,used to grab a drink at the casino bar and sit out on the terrace,dont remember those 2 places,but will check them out.
Frommidwest you make some excellent points. I agree that the key to the survival of many businesses will be to give the customer what they want and not dictating what they should buy.
Thanks bouvier. You are correct. I think we are
well positioned and the people that think this is going up in smoke are smoking something. I will try to be at the Irish pub also. My only hope is that the people with the businesses in the village come out ok. We property owners will be ok. I don't like to see anyone suffer and that goes for the whole vegas valley. I will help the whole valley by bringing out guests and hopefully everyone else will as well.
All casinos and businesses must make things more attactive to the visitors or things will never get a lot better. Deals for the people.
These negative people do not bother me at all. Hope they come out stronger as well.
This llv deal is a small part of the overall picture. Smart business people getting in the game now need to take advantage of the lower prices and bank deals to charge lower prices which will attract more business and profit. Same with home buyers. Good luck and work at it.
art, why is llv different from any other area in the valley? Does an area such as Sun City have the same type fees and obligations? The property
values in Sun City are down also. I know of one person that can't sell their house in Sun City. I have also noticed a lot of bank owned and foreclosures there as well. Does the fact that llv has its own village change the dynamics? I'm just trying to understand the difference and why llv is singled out.
Hat's off to BOUVIER!!! I can always rely on your truthfulness, positiveness and professionalism. We purchased in LLV 1 1/2 ago. We fell in love with the tranquility and beauty. It met our criteria and we could not be happier. Although we are not permanent residents...we found ourselves here a good portion of the year. How very sad that there are people out there who get enjoyment out of "wishing and hoping" that their neighboring community fails, as well as their residents. It is unfortunate that they must resort to rudeness and ignorance in not understanding the facts. If this is where they seek pleasure and enjoyment, I feel for them. Today's society does not need the crudeness that they are exhibiting. Perhaps one should think before writing that it is not humorous and can sometimes be outright hurtful...especially to people who have come into hard times. Keep on being the best advocate for Lake Las Vegas...this absolutely beautiful place I call home away from home!! (by the way Bouvier...I had the pleasure of meeting you back in the village one day.) You were most personable...I'm the one who got excited to have met the "REAL BOUVIER!!) Anyway, hope to see you again on our next trip.
I think LLV is singled out compared to Sun City or Anthem is because of its terrible location, at the end of nowhere. One funny thing is that Lake Mead Parkway is being expanded to 3 lanes both ways due to stimulus money. Maybe this will help the place down the road, but LLV has no nearby supermarkets, that nearby pretty little shopping center is without a tenant, and Carmines restaurant is long gone.
That sign for a Smith's supermarket that has never been built close by is disappointing, too. Do LLV residents really like going to Boulder Highway for food and WalMart fashions with all the low lifes lurking around at night? When we see some retail stores and a supermarket opening near LLV, I think that will be the precursor of better times. Plus if the Casino reopens and the adjacent hotel, even if it is a re-branded hotel comes to life, then I feel LLV's future will improve substantially.
Hope it happens.
Honestly, I love the pessimism...and I embrace it. I notice a few of my LLV brethren on these message boards fighting the good fight when these articles have come out the past couple years, jousting with the doubters who think the community is in a death-spiral.
And frankly, with the casino & the Ritz closing, their position appears strong and the doubt has hit a frenzied pitch.
But this reminds me of the stock market in March 2009...The Dow was in the 6000s and many talking heads were saying it may drop as low as the 4000s (some were saying even lower). Many blue chip stocks were at all-time lows... But guess what? The weak hands let go, the strong hands picked up the "broken" stocks, and we've gone on an amazing run since.
I'm a fundamental buyer. I bought my first house in LLV from a bank last year. My criteria was "if the land was free and I was a contractor, could I BUILD this house from scratch using the materials they used for less than I was paying?"...and the answer was no...so I purchased. Same criteria went for my 2nd place.
I think the doubters should probably be reevaluating their position right about now and start thinking about how they can profit from the frenzy of doubt...think about it, you can be part of the winning team on the way down, as well as on the way back up...
You don't really gain if you doubt and doubt and doubt until things have recovered. I look at the Ritz/Casino closings as our Lehman Brothers collapse...and coming out of bankruptcy will be akin to the "bailout".
You see, Clark County & the City of Henderson will never abandon this project. They have too much sunk into it, and the only way they make out will be to help make it successful. There are 3 beautiful golf courses & 2 beautiful hotels there...there are almost 2000 housing units paying substantial property tax revenues...getting this project successful not only creates jobs and sales/gaming tax revenues for them, it will increase property values which mean higher property taxes as well.
Maybe I'm wrong...if so, I'll lose some pretty serious money...but I think the risk of missing the recovery is much greater than the risk of another leg or two down. And I've voted with my wallet, in true Nevada fashion.
My belief is that the Case-Shiller index will show a leveling-off in 2010 that will be the base that we build on going forward.
Things are looking up (24 million to play with) but, if you open up the golf courses... You just prolong the problem. LLV needs to bring in the middle class folks as if they were equals. In the beginning , you have to admit; If you did not meet LLV standards... "Get Lost"! I can tell you so many stories of LLV antics over the years. This one story ... My friend Bill and his wife came in from NY, and the only rental car available was pretty bad one. They took it ... Went to LLV and the agent told them ; right off the bat that they didn't have enough money to buy in here! My buddy Bill says,... "Oh", You don't think I have enough money to buy here? He and his wife went to Green Valley and paid cash! Shame on the salesman!
Most posters here do not possess any knowledge or facts. They chime in with their own non-factual opinions to fulfill their own personal agendas.
LLVresident, I remember meeting you as well. I hope the group photo I took turned out well. :) Look forward to seeing you again. You guys were great!!
Bundy, it is your opinion it is a terrible location. But, for others, it's MECCA!!!! The location away from the rigors of society is the entire point of LLV. Within the next year or two, there will be a new road to LLV called the Galleria Parkway. The new road will begin near the village and will cut several miles and several minutes in travel time to connect at the Galleria exit at N 515. I will simply call this the Costo Expressway. Again, this is not my opinion. This is a fact. Check with the City of Henderson, the bankruptcy exit plan and best of all Yahoo or Google maps. The road is viewable, about 1/2 completed.
The 24 million to play with has nothing to do with the golf courses. They will be totally under independent ownership from LLV. The current and new owners are totally responsible for them. Before the bankruptcy and foreclosure, they were under the ownership of LLV. This is not my opinion. This is a fact in black and white print.
Art, as usual, I don't even bother to read your posts. They are the same cut/paste stuff you put in all of your posts.
SFBaybear, great post! and good point Frommidwest. For all intents and purposes, the LLV Village (in my interpretation) is designed to be the strip mall so to speak for LLV, with entertainment as an added attraction. Once more homes are built,more people will come.
The emerging from bankruptcy is the turning of the corner for Lake Las Vegas. That should be the theme of our emerging from bankruptcy party. "Turning the Corner" Celebration. Themed parties are always fun!
A good name is half the game. The Re-Encore Water Golf Casino Resort and Playground. We have something for everyone to have the best time of their life.
DOes the other article in the Sun today have any bearing on the positive comments posted by BOuvier and the others?
PS This area will never become Section 8 - the reason being a lack of grocery stores that have SHOPPING CARTS!!
Today's article in the LVSUN is NOT adverse to Lake Las Vegas. If you recall, LLV filed a lawsuit against Credit Suisse for predatory lending.
As part of the exit from bankruptcy plan, LLV has dropped the suit against Credit Suisse. The lawsuit will now be filed against the Dallas Billionaires. This is handled on a 33% contigency basis. Which means, if they don't collect, the atty doesn't get paid.
This lawsuit is nothing new. It's been part of the LLV exit plan. It's attractive to the creditors still owed $$$ as they at least have the possibility of getting something through the lawsuit against the Dallas boys. Otherwise, the creditors would get nothing.
So, all of this information is within the LVSun article. The way it's worded just looks negative. But, if you re-read it, you will see this is all against the Dallas Boys and positive for the creditors. Plus, you have the negative posters who haven't read the entire article or the exit from bankruptcy plan barfing out their non-factual opinions.
Nothing has changed. LLV still has the debt eliminated and comes out with 24 million in hand. The lawsuit filed against the Dallas Billionaries is handled on a contingency fee basis. If they don't collect, the atty doesn't get paid, the creditors don't get paid and LLV is not on the hook for it.
LLV is still turning the corning in June when it exits bankruptcy. There is still a reason to celebrate. Here is the link if you want to read all about it.. What I said is fact, not opinion,its right here in black and white.. happy reading! http://www.kccllc.net/llv
Just a reminder for you all that Ms. Boutin, is a resident of Henderson and a huge supporter of the Henderson Fire Fighters. They were a big supporter of hers during her campaign for city council. More than likely she didn't attend due to the conflict Mr. Sisolak is having with the CC fire fighters. She can not be seen at these meetings showing support of her boyfriend in this issue. I am glad Mr. Sisolak is bringing some of these issues out in the open. If CC is having these issues it would be hard to believe other communities wouldn't be dealing with them also. Some people would prefer to bury their heads in the desert sand instead of looking for a way to resolve these issues. Kudos to Mr. Sisolak. Please don't dissappoint us.
I have said it before and I will say it again. Lake Las Vegas is like the Las Vegas monorail. Both stories are old news. Stop publishing new stories, tear them both down, and get on with it.
Lake Las Vegas has exited bankruptcy, with no debt and nearly $30 million in hand to re-invest into the community.
The plan is solid and will allow Lake Las Vegas to move forward and prosper.