[olecapt]

Originally Posted by Rebel_Fan

Ran indo this very interesting map of the "V" development. I live just south-west of the entrance of this development and have walked/driven by the entrance to this place multiple times and NEVER seen a single car driving in or out of this place. I find that extremely strange considering the numerous "SOLD-OUT" banners on this map. Does anyone know the scoop on V @ Lake Las Vegas?

Very hard hit condo development. Selling for 25% or so of the original price. Now around $150,000. Suspect a lot of the original was investment and that few lived there. Very high HOA - $650+

[SportyandMisty]

Originally Posted by hard888

... Curious about the talk of a grocery store however. Was there any particular chains mentioned? The closest one I use is Albertsons on Boulder, and well, frankly, I wouldn't mind a newer nicer place to shop. ...

That's the reason Mrs. SportyandMisty nixed LLV altogether. Her comment was that it's like driving to the projects to shop.

[Rebel_Fan]

Originally Posted by SportyandMisty

That's the reason Mrs. SportyandMisty nixed LLV altogether. Her comment was that it's like driving to the projects to shop.

The dichotomy is definitely noticeable

[LLVResident]

@ Rebel and Ole. That is probably a very old map of V. At one time back in 2009, they were all sold. Many of the V condos that went into foreclosure were never lived in. The banks forclosed on the builder who built them. The main reason that the price was driven down so much is that there is currently no bank financing. All cash sales only. That was the same issue that caused the prices in the Viera and Luna Condo/hotels to drop. No financing there either at the moment. However, once financing returns, you'll see those prices going back up.

Apparently, there is some ratio requirement regarding the # of foreclosures within an HOA and once it got to a certain point, no more loans available. A realtor told me that there is some process/procedure to get financing back and FNMA is delayed.

The HOAs for V are about $625 a month, plus the LLV Master Assoc fees of $100'ish a month. However, much of this pays for the FABULOUS pool and club house, which is probably the most amazing pool, gym and views I've seen. I heard the HOA is good shape as the bank paid all of the back HOA when they sold. The prices are creeping back to the 200's now.

I just checked MLS, there are currently 4 active listings in V. Most of them simply re-sales.

As far as the grocery store, that is still a go and in the process of finalizing. One of the issues is the build-out and who will pay. I don't think the landlord is in a position to put up that amount of $$ and the new grocery operator may not be able to. With that said, the store will open. However, currently, the layout is awkward. So, the build out to change the layout will occur at a later date, while the store is open.

A grocery store in LLV will certainly be a welcomed business. I have stressed to all involved that the store must stock regular grocery store items and be competitively priced. I can't say who the operator is, but they do own several stores in the area. (It's not Fresh/easy or Trader Joes) So, they will have buying power. They will have meats, cheeses, breads, some fish. All fish, you can special order it for the next day. They may also have local grocery delivery and will also be able help supply the village restaurants. Again, as the closest store is Boulder Highway, this operator has the opportunity for a gold mine. However, they have to make it convenient and competetivly priced or people will drive elsewhere.

There is lots of press on the casino. I hear there will be fireworks at 9pm on 5/26 when it officially opens and also spot lights shining in the air. It's getting very exciting!!!!!

[Rebel_Fan]

I might bite for some home-delivered groceries

[eccodomani]

Another positive article in today's paper about the rebound at LLV.

After a tough 2010, Lake Las Vegas begins to show a rebound - View - ReviewJournal.com

[LLVResident]

@EccoDomani. Thanks!! Yes, I read it.. I thought the same thing.. it was actually well written and its nice to see the media's focus on the fact that it's opening and not that it had been closed.

[Rebel_Fan]

Originally Posted by LLVResident

@EccoDomani. Thanks!! Yes, I read it.. I thought the same thing.. it was actually well written and its nice to see the media's focus on the fact that it's opening and not that it had been closed.

Seems like the SUN is obsessed with referring to the Casino Montelago as "shuttered", even though it is going to be opening very soon.

On another note-

I moved into my house in LLV in May of '10 and have seen steady improvement in activity in and around LLV to this point.

Would anyone like to share their impressions of the community during the "boom" times. I never had an opportunity to see the two public golf courses in action. How many cars/ foot traffic was there?

With the eventual build out of the remaining phases of the LLV master-plan, do you think that vehicle traffic might become a little much?

Looking at the Master-plan map the other night I realized that there might be a LARGE amount of cars passing by my backyard once the large north shore projects start back up again, especially the retail island which was planned out there.

How many Homes have been built and how many are remaining in the original master plan?

If the builders plan to build smaller/cheaper homes due to the recessed market, it would increase the planned total residents of our community.

[LLVResident]

@ Rebel, I agree that the media still has to "jab" with negative quotes such as shuttered etc. However, at least 2/3 of the article is now about what is new about the casino instead of what happened when it closed.


I visited LLV my first time back in 2006 or 2007, the Starbucks was still there as was Zinc before it caught fire, which is now Bernard's. The place seemed pretty busy at that time, but I didn't pay attention to the golf courses. I just knew they were all green,beautiful and gorgeous!! I was also there in November. Even in 2009 when I bought, Reflection Bay was still open, busy and only 1 store was vacant, the perfume place.

To answer your questions about traffic, remember the Galleria Parkway will be completed within the next 18 to 24 months, which will take some of the traffic from LLV Parkway.

Phase 3 is going to to be years away. That has been mothballed and I think LLV has even rezoned all of that area as vacant land to reduce property taxes. The golf course #4 may end up being a city park. I would only be concerned about traffic on the north shore area and as a resident would petition if the city tries to rezone phase 3 to higher density subdivisions. I think LLV has done a great job spacing neighbhoods apart. But, one of the plans discussed for phase 3 is to have more moderate homes, closer together. I hope that doesn't happen and the larger homes/lots remain.

I also thought I read about another access road to enter LLV from another area for the phase 3 areas as well. That would pull additional traffic from LLV Parkway.

As far as a tenant update, 3 of the new tenants coming to LLV are not able to get opened by Memorial Day weekend, but looking at closer to 4th of July holiday, about 5 weeks out. The new coffee shop, any day now. You'll be seeing Las Cafe's Coffee Houses opening up all over Las Vegas in the future.

Memorial Day should be huge for LLV as far as traffic and exposure for LLV. I haven't seen it yet, but understand that all of the landscaping around the casino has been updated and looks fantastic!

Hats off to Interprid Gaming for getting this casino re-opened so quickly. The place was gutted and they did all of the changes in just a few months. I didn't think they'd be able to do it, when I saw what had to be done in mid-March. I look forward to having my slots back in Lake Las Vegas.

[jpk]

Originally Posted by LLVResident

To answer your questions about traffic, remember the Galleria Parkway will be completed within the next 18 to 24 months, which will take some of the traffic from LLV Parkway.

Is Galleria Parkway different than W Galleria Drive? If not, it doesn't look like Galleria is going to get extended to LLV the way it's currently been designed. A new section of W Galleria was finally opened up this year and instead of going straight through to Calico Ridge, it wraps around Tuscany and goes parallel to Olsen Dr before ending near the wetlands. Doesn't make sense why Olsen Dr would service that area and Galleria wouldn't intersect it and go through to Calico and ultimately Lake Las Vegas, but that is what got built.

On top of that, Galleria still needs to actually be connected up to the real W Galleria on the other side of Boulder Hwy to actually be useful for getting anywhere beyond the various neighborhoods.