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
Nov. 9, 2017

Las Vegas Real Estate Market Report - October 2017

By: Suebrett Tonic

Included here is the Las Vegas Real Estate Market Report for October 2017. The Greater Las Vegas Association of Realtors (GLVAR) reports statistics from across the valley in comparison to the previous month, previous year and gives opinions in regards to how the market may continue to appreciate or depreciate depending on various local factors. 

As expected, home prices slid downward slightly in comparison to September 2017 with a median price of $263,000 across the valley for single family homes. Historically this temporary dip is expected at this time of the year as we approach the holiday season and the end of the year. However, there is still steady demand for both buying a home and selling a home throughout October, November and December. 

Wondering About Selling Your Home During The Holiday Season? 

All of the most important factors to housing strength in Las Vegas are remaining strong with job growth, population increases, commercial & new industry growth with demand remaining high while inventory remains painfully low. The absorption rate - or amount of time it would take to sell the current available inventory - is less than 2 months. This puts us in a very strong Seller's market.

Key Housing Statistics As Of The End of October 2017         

  • Median Price of Single Family Homes In Las Vegas October 2017 - $263,000
  • Median Price of Condos/Townhomes in Las Vegas October 2017 - $140,000
  • Active/Available Single Family Homes October 2017 - 4,795
  • Active/Available Condo/Townhomes October 2017 - 770
  • Total Sold Single Family Homes, Condo, Townhomes October 2017 - 3,633 

Additional market statistics on a national level can be considered by viewing the following video from Keller Williams International...

The John & Tonic Group with Keller Williams Realty Southwest is full-time real estate team with over 20 years of experience in the Las Vegas market. For additional information about buying your home, selling your home, or to search the MLS in real time The John & Tonic Group would be happy to meet with you and create a plan specific to your individual needs. 


Nov. 9, 2017

Credit Repair And A Future Home Loan

 Many, many people are renting instead of buying simply because their credit isn’t quite good enough to buy a home.  The benefits of owning a home are obvious, not to mention the pride that comes with being a homeowner.   So it’s not that they don’t want to buy a house – they do – it’s simply that they feel like it’s a far off dream that can’t be realized anytime soon because of a few dings on their credit.


But what if it was a possibility?  And, sooner rather than later? 

Most people just don’t know the rules to the Credit Game, and if you don’t know the rules, how will you ever win?  We aren’t taught the rules in school and there is no playbook you’re given as an adult to make sure you develop bullet-proof credit.  We’re put out on the field to play with no training and no knowledge, and then punished when we don’t do something right. 

The Rules

Credit scoring is not an exact science.  It’s an arbitrary score, spit out by the bureaus based on a secret algorithm.  It is like the Terminator.  It doesn’t care about you as a person or what your situation is/was, your goals in life or whether you think it’s fair.  It holds complete rule over your life in the United States – everything these days is influenced by your credit score – getting a car loan, getting lower interest rates, getting that job you applied for or a promotion, the rates you pay for all types of insurance…  and of course, buying that home for you and your family. 


How Do You Play To Win? 

It’s simple. You have to educate yourself. Credit cards, for example…did you know that the bureaus like you to have 3-5 open credit cards on your profile?  And, that your usage of these cards will account for approximately 35% of your total credit score?  Or, that if you are carrying a balance of more than 25% of your limit, it will begin to negatively affect your score? 

It seems counter-intuitive. One would think that the less available credit you have, the better you would score. But that’s not the case. 

Of course, paying your bills on time (no payments made 30 days past the due dates) is absolutely critical, along with keeping your balances in check.  A variety of different trade lines helps as well…  they like to see a real estate mortgage to have truly optimal score.  “Pulls” on your credit can also have a negative effect, as can newly established lines of credit.  These are both temporary, but good to keep in mind.   Four years or more good payment history on credit cards and other trade lines is optimal.   

Getting Negative Marks Off Your Credit Report

Many people, when they decide to start building credit, find out that you can dispute negative items on your credit report.  Thinking they have found the magic bullet, they send a letter to the credit bureaus claiming it wasn’t their debt, just to have the item verified.  Now what? 

There are over 200 rules, laws and regulations governing how items are placed on your credit report,  to correctly and effectively dispute negative marks on your credit, you need to know these laws and how to dispute those items according to the Federal guidelines.  Doing it incorrectly can cause the bureaus to assume that the disputes are frivolous and disregard further disputes, reducing your chances of getting those negative items removed. 

Of course, they will have to fall off by law in 7 years (10 years for Bankruptcy) but who wants to wait that long?

 The game plan to excellent credit involves 2 distinct aspects.  First, getting the negative marks removed.  Get a consultation from a professional and see if you would be a candidate. 

Second, have a specific plan in place to correctly build your credit, based on what the Credit Bureaus computers want to see.  Here at Anthony the Credit Expert, part of your initial enrollment includes a lifetime membership with us, which entitles you to a Free Credit Report Review and Coaching Session every 6 months for life. 

We are your coach and here to help you win the Credit Game. For a Free 15 min consultation,click here


Nov. 8, 2017

How The Market Inventory Affects Buying A Home

John Gianniosis with The John & Tonic Group at Keller Williams Realty Southwest discusses the current market inventory and how it affects your ability to purchase a home. Contact John Gianniosis at (702) 513-3322 to further discuss buying your Las Vegas home or visit to find your next home in real time from the MLS.

Posted in Buying A Home
May 10, 2017

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

Casual Business Meeting

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.  

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. 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 John & Tonic Group can assist you in finding the perfect home or find you the perfect agent to help represent you.

Contact us now to assist you! 



Posted in Buying A Home
Feb. 6, 2017

Seller's Road Map To Success

Posted in Selling A Home