Sept. 19, 2018

How Do I Sell My Timeshare?

It always seems like a wonderful idea at the start , prepaid resort-style hotel rooms/condominiums in exotic locations,  and you're always vacation ready. Then, reality sets in...the fees, the timing, the point systems, the HOA restrictions and then eventually you're asking yourself, "How do I get out of this timeshare obligation?"    

What are the benefits of owning a timeshare? 

If you want the assurance of having a vacation every year and feel that you need a little push to keep that commitment, timeshares are a great idea. In my case, when my kids were younger, we would always stay at a timeshare resort because we knew we would be getting great accommodations with all the amenities a young family needs - separate bedrooms, full kitchens, nice pool areas etc. However, we never owned a timeshare because we didn't want the commitment of paying a maintenance fee each year; instead, we would book them online with either VRBO or Expedia.

What do you actually own when you buy a timeshare? 

In most cases, you own a deeded real estate asset, which means it's part of your estate - in perpetuity, forever. 

What options are there for selling your timeshare? 

Unfortunately, unless you own a fixed week at a high-end brand on the beach in Maui, there aren't any options to resell. There is a multitude of listing companies that will tell you they can sell your timeshare for thousands of dollars and that they have buyers waiting in the wings...however, the reality is very different. They'll charge you a "listing fee" of a thousand bucks or so, stick it up on the web, and...that's about the extent of it. Your timeshare will sit online with a hefty price tag forever. To see this in action, go to eBay and search for timeshares for'll have everything from a Marriott to an unbranded resort all going for a buck or a penny.

Why are timeshares difficult to sell? 

There's no real value. As soon as you leave the timeshare presentation, their value drops to zero. The main reason for this is simple. Why do you need a timeshare these days? With so many options on the market - from traditional OTA's to AirBnB - all offering the exact same thing but without the commitment of ever-increasing maintenance fees or the risk of special assessment fees, the value proposition of timeshare fades pretty quickly. It's a non-sought after good; most timeshare owners didn't wake up one morning thinking they wanted to buy a timeshare...quite the opposite. I would guess that 90% of timeshare owners were determined to say "no" to the salesperson the day they attended their sales presentation...but ended up buying anyway. Timeshare needs a really good salesperson selling the product to get people to buy because once the prospect leaves the presentation, they'll never stop and think, "Shucks, I really wish we'd bought that timeshare!"

Why do you end up paying to sell your timeshare? 

Well, that's the thing. If you're paying to sell, you're most likely paying a listing company (see above). If you're paying to exit your timeshare, you're using the services of an expert company specializing in getting that deeded real estate out of your name, forever. And in almost every case, it costs money to get out of a timeshare deed as there are usually only three options available:
  1. Give it away for free...but you're going to have to pay a title company to handle the transfer
  2. Hire an attorney to try and force the timeshare developer to take the week back (but why would they without a really good fight? The developer is counting on your maintenance fee's, forever)
  3. Hire a company that specializes in getting you out of your contract and deed

How long does it generally take to sell a timeshare? 

I'm going to change "sell," to, "exit," because as we now know, timeshare doesn't sell :) However, it takes between 9 and 18 months to exit your timeshare...which shows how aggressively the timeshares are fighting to keep people from getting out of their ownership.

What information/documentation do I need to prepare to sell my timeshare? 

You need your original purchase documents and the deed.

Contact Us! 

If you are in a position to exit your timeshare obligation we would be happy to connect you with the right people for your needs. Contact The Tonic Group at Urban Nest Realty by signing up above and requesting more information or contact Suebrett Tonic at (702) 400-3881 directly.  


April 9, 2018

5 Mind Blowing Strategies To Get Your Offer Accepted In A Multiple Offer Negotiation

There's no denying that the real estate market is HOT! And if you're in the market to buy you've likely encountered multiple offer negotiations when your agent submits an offer on your behalf. There's really nothing more disappointing than losing out on a house that you've fallen in love with and wanted to call home.

The goods news is that there are a few strategies that you can employ the next time you make an offer that just may tip things in your favor with a Seller. 

Make Your Best Offer At The Beginning 

It goes without saying that every Buyer wants to pay the least amount for a home and every Seller wants to make the most equity when they sell a home. As a Buyer who may be competing against multiple offers, you want the Seller to know that you're serious about buying by making the best offer you can. If you can pay your own closing costs, don't ask for them to be paid by the Seller in your offer "just to see" if they will. If you can pay the list price don't offer $5000 under "just to see" if they'll accept it rather than counter you. In fact, sometimes you may want to offer higher than the list price by a few thousand just to strengthen your offer. By making your offer as strong as possible from the beginning you are showing your commitment as a Buyer and often times that will cut out the competition.  

***Listen To Suebrett Tonic On The Vegas Real Estate Show Discussing Multiple Offer Negotiations***

Offer To Pay The Seller's Closing Costs

This strategy goes straight to the Seller who is concerned with their bottom line. By offering to pay a Seller's closing costs you would essentially be paying things such as state transfer tax, escrow fees and title insurance - depending on where you're buying there may be other costs - but these are basic. You would want to get specific in your offer on which items you would cover, but if it comes down to two offers that have the same purchase price and you are offering to pay these closings costs for the Seller you could win out in the negotiations with only an extra couple thousand dollars more out of pocket on your end because it would net the Seller more at closing.

Allow Time After Closing For The Seller To Vacate

If paying more isn't in the budget, then offering non-monetary incentives can often help your cause against other offers. Basically, your agent would put a clause in the offer allowing the Seller to remain in the home for a set amount of time after closing of escrow to vacate. Why is this effective? This would allow the Seller to collect their funds from the sale and possibly better schedule moving into a new home they are also closing on. Moving is expensive and hectic, sometimes giving the Seller a little breathing room for free helps them without costing you anything except time.

Write The Seller A "Love" Letter

I know. I know. This sounds really silly, but hear me out. Think about the times you've received a handwritten note that you weren't expecting and the effect it had on you...warm and fuzzy, right? Well, the same can work with a Seller. Often times you will never meet the Seller and you're just a name on an offer to them. Help personalize the situation by handwriting a note to include with your offer. A couple words on why you love the home, the things you will enjoy doing in or around the home, and a couple shameless compliments on decor or upgrades may help the Seller see you as someone who will carry on the happiness they experienced in their home. Some Sellers want their home to be enjoyed by someone like them. This little touch doesn't cost you anything but time, and it may make the Seller slightly more excited to negotiate with you over another offer...or outright choose your offer over another Buyer. 

*Click Here To Download A Sample Seller Love Letter*

Consider Waiving A Home Inspection In Your Offer

This puts you as the Buyer at a bit of a risk so it's not my favorite tactic, but it can work when you're competing against a Buyer who has essentially made the same offer as you and you can't sweeten your offer using any of the other strategies above. There are certain contingencies in the offer for inspections that you could drastically shorten or waive all together. For the inspection part, you could shorten the due diligence period to a few days and get the home inspector out ASAP for the inspection. Your other option would be to waive it all together. If you were to waive it you would basically be buying the home in as-is condition. If you chose to have a home inspection after waiving the inspection clause, any defects would be your responsibility as the Buyer to repair after closing.

As with any real estate transaction you want to make sure your negotiations are successful. These are just a few of the tactics you could employ to compete in a tight market. Hopefully, one of these tactics or a combination will help you become a new homeowner that much faster! Happy home buying! 


Whether you're local to Las Vegas or located elsewhere, The Tonic Group with Urban Nest Realty can assist you in finding the perfect home or find you the perfect agent to help represent you. Let our key relationships in the Las Vegas market help you get your offer accepted and get you into a home faster! 

Contact us now to assist you! 



Posted in Buying A Home
April 2, 2018

Should I Homestead My Home?

Just closed on your new home and your mailbox is filling up with formal looking requests to homestead your new home? You're not alone! These notices often raise concern with new homeowners that they may need to file something...and quick! However, your concerns about needing to file using one of these businesses to file for you are unwarranted. Filing a Declaration of Homestead yourself is a simple procedure and definitely worth the effort to protect your new home. 

Read on to find out some basic information about filing a Declaration of Homestead in Nevada, and why you need to file one. If you are reading this article and your property is located outside of Nevada, please consult with your local county assessor's office for information specific to your area. 

What is a Declaration of Homestead in Nevada? 

In Nevada under NRS 115 you have the ability to protect the equity in your principal residence from general creditor claims by filing a Declaration of Homestead. This filing can protect your equity up to $550,000 from general creditor claims such as bankruptcy, charge card debts, unpaid medical bills, accidents, and business or personal loans. 

Keep in mind that it is not impossible for a seizure or forced sale to happen if your equity is above $550,000 and creditors could still file judgment claims against any real property you may own. A declaration of homestead also does not protect you from mortgage deeds of trust, IRS liens, child or alimony support payments, tax payments, or mechanics liens. 

How Do I File A Declaration of Homestead?

In Nevada, you can easily file a Declaration of Homestead on your property. The declaration is filed with the County Recorder. The procedure for filing for your specific property location can generally be found on the county assessor home page. 

If your property is in Clark County you can file your Declaration of Homestead using the following procedure: 


  1. Gather your property parcel number and legal description of your property. This may be in your closing documents or you can search the real property records by clicking here
  2. Complete a Declaration of Homestead in black ink and be sure the text does not extend beyond the margin line. 
  3. The form must be signed & notarized in front of a Notary Public. 
  4. The completed form is to be taken to the County Recorder for filing. 
  5. The cost to file the form is $40.00 - for current and specific information about what forms & the current fees to file you will want to confirm with the county by clicking here


By completing these simple steps, you are one step closer to protecting the investment you've made in your new home, and without the added fees charged by an outside company to complete the process for you. 

*The information contained in this article is general in nature and is not to be considered legal guidance. Please consult an attorney for additional information about protecting your property using homestead law in the State of Nevada.*

Are you or someone you know thinking of buying, selling or investing in Las Vegas/Henderson real estate? The Tonic Group with Urban Nest Realty would be honored to assist with this important transaction. Our talented team of expert real estate agents will educate along the way of your sale and help you get the best deal and the most equity from your property in today's market. Contact 702.400.3881 for more information and to begin the process. 






Posted in Buying A Home
Feb. 22, 2018

Tips For Choosing A House Cleaning Company

Choosing a cleaning company for regular service or for a move-in/move-out can be an overwhelming task. It is one of the most common referrals for a service provider asked by Buyers & Sellers as they prepare for their move and as they settle into their new home. 

As you set upon choosing a company for your cleaning needs, consider the following tips to help you make your decision: 

Interview Multiple Companies 

As you narrow down your choices, consider the online reviews, personal references and company references...and be sure to check them all. Also, check that the company is licensed, bonded and insured. The cleaning crew will be in your personal space and have access to the interior of your home. With a little research ahead of time you can build that all important trust factor for cleaning your home.   

Determine Payment Ahead of Service 

Avoiding any miscommunication about the amount to be paid is best handled before the service is scheduled and completed. Is there a different charge depending on the type of residence you have? Is the charge different for a condo vs. a house? Will they clean anything on the outside and is there a different charge for it? What is consistently cleaned and what is periodically cleaned? In addition to making sure what is charged, be sure to confirm the ways they accept payment so you are prepared ahead of time. 

You may also want to consider if you will tip the cleaning crew directly in cash. In general a 10%-20% tip would be a good ballpark range. If you have a regular cleaning crew you may opt for a gift or large tip during the holidays, but this is a personal preference. 

Confirm Who Will Supply The Cleaning Products 

This may vary from company to company, and if you have a concern about green cleaning products and chemicals in your home you will want to make sure this is addressed. This may be of specific concern if you have any allergies to certain cleaning products. In addition, you will want to make sure that they have access to a vacuum, brooms or mops if you are to provide the cleaning items or if they will bring their own. 

Choose Which Areas Will Be Cleaned Regularly & Periodically 

On the first visit you should do a thorough walk-thru of your home with the cleaning crew to confirm items that they will be cleaning and what is of specific concern to you. Also plan to do a walk-thru after the first visit is completed to make sure you want to schedule the company, again. Don't be afraid to voice your concerns if something isn't at the level you expect. 

One Time Move Out/In Cleaning vs. Regular Monthly Service

Realize that a one time cleaning will likely be a bit different in cost. Always be sure to specify if the property is vacant and what appliances are still present and needing to be cleaned. For example, if the refrigerator has been removed that is one less item that would need a time consuming deep clean and your personal items and furniture won't be there in need of dusting. Also, be sure that your utilities are still active so that the cleaning crew has access to power and water.

Suebrett Tonic with Urban Nest Realty is a highly experienced real estate agent servicing the Las Vegas & Henderson markets. Whether you're looking to buy, sell or invest in real estate she is prepared to offer you a wonderful real estate transaction experience. We hope you will consider us when you are thinking about buying or selling in Las Vegas. If you are located elsewhere, contact us anyway...and let us put our vast network of real estate agents across the country and internationally work for you! 



Jan. 20, 2018

How The Government Shutdown Affects Local Real Estate

Wondering how the government shutdown may affect local real estate? You're not alone. Anytime business as usual is disrupted you always wonder what unforeseen consequence may affect you directly. Without question government employees will be affected and we start hearing words like furlough being passed around - furlough is basically a fancy word for leave of absence. 

Wondering which government employees may find themselves forced to take a leave of absence come Monday morning?

Likely any employees at non-essential government funded operations will be part of the furlough. Such places as national parks, monuments, passport processing departments, and the National Zoo to name a few. However, public safety essentials shouldn't be affected. You'll still get your mail, you still need to pay your taxes, and the VA Hospital will still be open for patients. 

So, what does the government shutdown mean if you're in the middle of a real estate transaction? 

This really depends on what kind of mortgage financing is being used and how far along you are in the process. There are some key moving parts within a mortgage financing transaction that could be delayed due to the shutdown; as the employees within various departments may be furloughed until the shutdown is over. 

If you rely on social security benefits as part of your income, those benefits will need to be verified and that verification may be delayed due to the shutdown as the Social Security Administration will have many furloughed employees. Furlough of employees may affect the same type of verification with tax returns, as well, as the Internal Revenue Service will be affected. Yes...many delays.  

If the government shutdown isn't remedied quickly you will most certainly see delays due to furloughed employees if you are getting an FHA Loan or VA Loan. As HUD oversees the Fair Housing Administration and the Department of Veterans Affairs these government agencies are estimated to have some 8,500 employees that will be furloughed. So, it's easy to see how these delays will come about.

In October 2013 the government was shutdown for a couple of weeks. The real estate market, as far as values and demand, was minimally affected by that particular shutdown and rebounded quickly. There's no reason to believe this current shutdown will be any different. Delays are to be expected and should be planned for accordingly with your real estate agent, but shouldn't prevent the buying or selling of real estate in our local market. 

If you are looking for a seasoned real estate group to handle the sale of your property, or to assist you in purchasing a home, please consider The John & Tonic Group with Keller Williams Realty Southwest as your local Las Vegas & Henderson resource. With over 25 years of full time real estate experience you will find the professional representation needed to maximize your equity and get you the home you are looking for in this competitive market.   

Dec. 28, 2017

Your Zestimate & Why It's Probably Wrong

By: Suebrett Tonic 

Not putting faith in an online automated value seems pretty obvious, but the influx of "zestimates" being utilized by consumers as a value for a property has become truly alarming. What's worse, is that you can get more accurate information by spending a few minutes chatting with your local real estate professional...for FREE

Your zestimate is most likely thousands of dollars!

Did you know that statistically your zestimate is likely off by approximately $14,000 one way or another? Plus, this amount varies greatly from market to market. If you're thinking of trying your hand at selling your home yourself - For Sale By Owner or FSBO - and relying on an automated value this is costing your bottomline by a lot!  

When spitting out your home's potential value, Zillow didn't actually visit your property or take into consideration the following factors:

  • Square Footage 
  • Upgrades To Your Home 
  • Location Within Your Neighborhood 
  • Distressed Sales 
  • Views 
  • Market Conditions 

When it comes to finding out the value of your home taking the time to consult with a local real estate expert serves you the consumer in the best way possible - with an educated evaluation of how your home will perform on the open market. When a seasoned real estate agent takes the time to see your home and prepare market data you can get a true value and better evaluate your options. 

Truthfully, our site also offers an automated value, too. If you're simply wondering what a basic value of your home may be, feel free to use our automated value system by clicking here. You will have the opportunity to let us know if you would like to have a more detailed analysis when requesting your automatic home value, as well. We can contact you to set-up a time to see your property and discuss your options. This is simply a good place to get the conversation started.

Here's a few other things to think about when you're planning on selling your here

The John & Tonic Group with Keller Williams Realty Southwest serves the Las Vegas, Henderson and North Las Vegas areas. They consistently sell their listings for 104.9% of the market value often raising the bar above passing recent sales! If you are considering selling your home and want to know what your home may be worth, contact (702) 400-3881 to set a time for one of our experts to view your home and prepare a detailed market analysis of what your home could sell for in today's competitive market. 



Posted in Selling A Home
Dec. 7, 2017

A Just Listed Story: 10949 Santorini Dr., Las Vegas, NV 89141

By: Suebrett Tonic

Built in 2002 this newly renovated Southern Highlands home features 2,152 square feet of incredible living space with a rare attached casita with separate entrance. Situated over 2 stories this home features a formal living room and over-sized separate family room. The kitchen has updated white cabinets, granite counters, kitchen island and matching black appliances which are all included with the purchase. 

In addition, the home has new flooring, new paint, and new window coverings with a tasteful neutral color scheme throughout. These new updates are everything a new homeowner would want. Plus, this home is fully landscaped with lush green grass, concrete curbing, a covered patio, and low maintenance desert landscaping accents. The exterior also features rock fascia with a deep set driveway & two car garage giving the entire home an incredible curb appeal. 

The Southern Highlands Master Planned Community is one of the most desired communities in Las Vegas...

With tree lined streets, walking paths, community parks, dog parks, and community events it is well located within a reasonable distance from freeways, shopping and world-famous Las Vegas casinos in the South West corridor of the valley. 

Located mainly in the 89141 zip code, it is zoned for Frias Elementary School, Tarkanian Middle School and Desert Oasis High School. 


Please visit us at our upcoming open house catered exclusively by Brio Tuscan Grille at Tivoli Village!

Click here for more information about the upcoming open house...

See below for scheduled open house dates and times:

  • Friday, December 8, 2017 10:00 am - 3:00 pm 
  • Saturday, December 9, 2017 10:00 am - 3:00 pm 
  • Sunday, December 10, 2017 10:00 am - 3:00 pm  

The John & Tonic Group with Keller Williams Realty Southwest is a talented group of Realtors with over 20 years of real estate experience in the Las Vegas & Henderson markets. Whether you are looking to buy a home, sell a home, invest in real estate  or simply search the entire MLS; The John & Tonic Group can assist you! 

If you are in the market to sell your home, you can check your home's value using our home value calculator below! 


Nov. 30, 2017

A Just Sold Story: 742 Thousand Oaks Dr.

By: Suebrett Tonic

Located in Rancho Las Palmas - a highly desirable neighborhood in Silverado Ranch - this Las Vegas home has recently sold under the remarkable negotiation skills of listing agent John Gianniosis for a record breaking $226,000

It hit the market on October 17, 2017 and to the delight of the Seller it had multiple offers on it and went into escrow within 6 days of being on the MLS!

Amazingly 742 Thousand Oaks Dr. sold for $230 per square foot!   

In the graph below, you can see how the median price per square foot has risen by an incredible 24.5% since 2016.

Clearly this is an incredible time to sell your home in Rancho Las Palmas!  

The John & Tonic Group has done it, again! A very happy Seller and a Buyer with an amazing new home! 

The John & Tonic Group with Keller Williams Realty Southwest is a talented team of full-time Realtors with over 20 years of experience in the Las Vegas & Henderson market. Whether you are buying a home, selling a home, or want to search the entire Multiple Listing Service in real time our team of experts is prepared to help you!  


If you are in the market to sell your home, you can check your home's value using our home value calculator below! 






Posted in Selling A Home
Nov. 13, 2017

Can You Buy A Home Under $100K In Las Vegas?

By: Suebrett Tonic 

Lately I've been getting several requests from potential home buyers and investors looking for a good deal in Las Vegas...ideally for single-family homes under $100,000. Sounds like a long shot, right? Believe it or not there are homes available to buy in Las Vegas for $100,000 or less...and not just condos or townhomes! 

Now these may not be your forever home - and they may need rehab to become a little more cozy if you intend to live in the home - but by putting a little "sweat equity" now you could turn a savvy buy today into some serious equity in the future. 

Over the years, several clients regret that they didn't buy when the market tanked in 2010. Short sales and foreclosures that were purchased then have become excellent equity machines for investors these days.

Can you still get a good deal on real estate in Las Vegas? The answer is...YES! 

Search Homes In Las Vegas For Under $100,000

These entry level or investment homes are a great start to becoming a homeowner in Las Vegas. There are still many advantages to buying a home. When I counsel new buyers or clients who are currently renting we often discuss what those advantages are as it pertains to their unique situation. 

Here is the shortlist of some of the reasons you may want to consider buying a home rather than renting:

Benefits of Buying A Home 

  • Tax Advantages 
  • Building Future Equity 
  • Predictable & Stable Monthly Housing Costs 
  • Greater Privacy 
  • Mortgage Payment Likely Less Than Monthly Rent In Las Vegas 

Even if you are working on repairing your credit or perhaps unsure where to begin with investing there is a path to home ownership for everyone! 

Have you considered buying a home?

Are you thinking about investing in Las Vegas real estate? 

For additional information about becoming a homeowner, contact Suebrett Tonic with The John & Tonic Group at Keller Williams Realty Southwest at (702) 400-3881 to further explore entry level homes or investing in homes under $100,000 in Las Vegas

Use the search below to FIND ANY AVAILABLE HOME in Las Vegas in real time...updated every 5 minutes directly from the Multiple Listing Service! 


Posted in Buying A Home
Nov. 9, 2017

Selling Your Home During The Holiday Season


By: Suebrett Tonic

It's that time of year, again...pumpkins, skeletons, and vampires are being replaced with pilgrims and Christmas trees. I'm always surprised when I hear there is hesitancy to sell a home during this time of year as this is possibly one of the BEST times of year to sell your property. Wondering how that's possible? Read on...

Top 5 Reasons Selling During The Holidays Is A Savvy Idea:  


  1. Supply & Demand - Many Sellers take their homes off the market during this time which means you end up having less competition from other homes for sale. Less homes to choose from means more demand for your property. This demand tends to create competition which could potentially raise the selling price of your home and help it sell faster. 
  2. Curb Appeal - Decorated for the holidays your home and the surrounding neighborhood will show at its absolute best. This allows potential buyers to envision celebrating their next holiday season in your home. Simple staging techniques can help you make your home cozy and warm for every showing. Check out our 15 Point Marketing Plan for additional information about what The John & Tonic Group does to market properties to sell. 
  3. Serious Buyers - Buyers who are out looking at homes during this time of year are serious about buying. There are plenty of distractions during this time of year so if looking for a new home is a top priority you can bet there is an reason for the urgency. 
  4. Financial Considerations - Historically interest rates tend to drop from November to January. They will fluctuate and rise eventually, but not usually during this time of year. Buyers will take advantage of this incentive. Plus, there are plenty of down payment assistance programs you can also take advantage of to assist with the expenses of buying. 
  5. Timing Is Everything - With time off for the holiday season many buyers would like to secure a property before the end of the year to take advantage of potential tax benefits, school vacations for transitioning to a new school/home, and for vacation time off for moving and settling in. 

Keep in mind that if your property sells during the holiday season that your agent can possibly negotiate a contingency in your contract allowing extra time for you to vacate AFTER the holidays if it fits your situation. There are several reasons why selling during the holiday season may be the most wonderful time of year to sell. 

If you're considering selling or buying your home during the holiday season, let one of our professional team members assist you with this important transaction. The John & Tonic Group with Keller Williams Realty Southwest is a team of full-time Realtors with over 20 years of experience in the Las Vegas market. Whether you are buying a home, selling a home, or want to search the MLS in real time our team of experts is prepared to help you. 

Posted in Selling A Home