Posts in category: Appraisals
Posted by New Home Resource on March 28, 2016 in
Oh what a thrill! You sold your home! Now there are Big Plans to follow through, decisions to make, people to notify, boxes to pack, addresses to change……..oh, wait just a minute. What was that the appraiser told your Realtor®? Your home didn’t appraise for the full sales price?
Okay. Now that you’ve had a chance to sit down and get over the initial shock of that news, let’s take a look at how to deal with it – and more importantly, some ways you can avoid it happening in the first place.
#1 – Heeding Advice.
You’re probably not going to like this part, but think back . . . when it was time to set the sales price for your home, did you insist on a figure that your Realtor® felt was too high? We’re not trying to say we told you so – but rather, provide some helpful advice for those who are planning to sell a home soon.
Your real estate professional knows the market, has pulled the comparable sales, and is aware of other homes that are currently listed. In other words, they’re providing their recommendation for a listing price based on facts – the same information that the appraiser will use to set the value. Most of the time, a homeowner is basing their opinion of the value of their home on how much they paid for it, how much work and money they’ve put into it, how much money they “want or need to get out of it”, and many other reasons that can’t really be calculated. The takeaway: Trust your real estate professional’s opinion on this matter. After all, you hired them specifically because of their skills. This is one of them.
#2: Frustration. (aka, “But the buyer is willing to PAY that price – so that makes it WORTH that amount!”)
If only. On one hand, it makes perfect sense, doesn’t it? We’ve all heard the term: “The Buyer sets the market.” But when it comes to real estate, that’s not necessarily the case. Homes, after all, are not Cabbage Patch Dolls. There are many more factors involved in real estate transactions that have to be taken into account – not the least of which is the amount of the mortgage loan. Lenders have a fiduciary responsibility to secure their real property loans, and that means we head straight back to (you guessed it) – the actual value of a home based on the market and comparable sales. The takeaway: The market sets the sales price when it comes to real estate.
#3: A Hot (or Cold) Market
Your market may be very active. In a rising market, low valuations are fairly common because appraisals are based upon sales that closed when prices were lower – and the reverse is true in a declining market. In other words: Sometimes appraisals can’t keep up with how quickly homes are selling in a hot market, so you’re bound to see lower-than-expected values placed on homes.
#4: Can You Do Anything to Avoid This Problem?
There are some steps you can take after the fact – but first we’d like to address a few things that you should do before the appraisal (and your Realtor® can help you with these).
• Get your paperwork in order.
o Before the appraisal takes place, gather all the information you have about your home and send it to your Realtor®.
o List all the major improvements you’ve made – along with details about the age and condition of the major systems – roof, HVAC, appliances, plumbing, etc.
o Provide the original permits for any do-it-yourself projects you did for the home.
o The takeaway: Hand every bit of helpful information you can to the appraiser ahead of time to ensure they have all the facts in their possession from the start.
• Prepare your home for company. Okay – that might sound a bit over-the-top, but we’ve said it before and we’ll keep on saying it: Your home never gets a second chance to make a good first impression.
o Think about it like this: A good appraiser isn’t going to devalue your home because it’s messy – but you know what? They’re human, too! A clean, tidy, dust-free environment is one extra way you can impress them with the (even if it’s subconscious) message that “this home has been taken care of and is in great shape.”
o The takeaway: It. Can’t. Hurt. Can we say this again? It. Can’t. Hurt.
#5: Is There Anything You Can Do After The Appraisal To Fix It?
After the appraisal has come back too low, discuss all the possibilities with your Realtor®. These can include (but aren’t necessarily limited to) the following – because every transaction has different details (and possibilities):
• Appeal the appraisal (referred to as a “Rebuttal of Value”). This is when the homeowner, the loan officer, and often the real estate agent work together to find better comparable market data to justify a higher valuation. Everyone gets to work looking for anything that helps the claim for higher valuation. It’s possible that perhaps the appraiser overlooked some comps that support your purchase value. The takeaway: It’s a hard fight – and if there is any way to avoid having to make it (like the steps listed above before the appraisal occurs) – do it.
• Order a second appraisal. But it will cost you. You’re not only paying for the first appraisal (in your closing costs), but you’ll pony up for any additional appraisals as well. They can range between a few hundred dollars and $1,000 depending on the area. If you find evidence supporting a different valuation and the original appraiser won’t consider it, this may be your next best option. The takeaway: It can be worth it – especially if the difference in valuation is considerable. Spending $1,000 to gain $10,000 is a good investment – but have your ducks in a row to ensure your chances.
• Negotiate. Sometimes, all it takes is a little bit of budging on both sides. If you’re lucky, that solves the problem. Your Realtor® may be able to arrange splitting the difference between both parties, or it may be necessary to renegotiate the agreement completely. The takeaway: Cooperation is key – and if there were negotiation issues where you gained up-front, consider revisiting those as persuading factors now.
• Let them walk away. It can hurt – but there are times that no meeting of the minds is possible. The takeaway: Again, make sure you’ve explored all the options with your Realtor®, and let their instincts guide you on this decision. It’s not personal, it’s business. One thing to keep in mind is that appraisals remain valid for 6+ months on certain loan types, so if you should get a new buyer using the same type of financing… you got it – – the previous appraisal amount prevails. This in itself should be a compelling factor to negotiate the deal you’ve got.
Just keep in mind; most appraisal companies offer a step-by-step procedure to follow if anyone involved in the deal thinks the valuation is off base. But this is one situation where following the Boy Scout motto to “Be Prepared” can help you head off a lot of frustration and disappointment after the fact.
New Home Resource helps current and future homeowners with all of their Las Vegas real estate needs. Whether your preference is for a newly built home from a local builder, or a resale property in just the right location, a New Home Resource Realtor® is here to find the perfect property for you. Please contact a New Home Resource Realtor® today at 702-365-1000 or at www.newhomeresource.com. Broker Joanna Piette, and agents Denise Moreno Thrasher, Jessica O’Brien, Evelyn ‘Beng’ Kern, Lance Partin and Kathy Paterniti are all here to help!
Posted by New Home Resource on July 27, 2015 in
Whether you’re new to homeownership, or in the process of hunting for your 10th residence – the one thing that most of us have in common is the need for a mortgage lender. (Any recent lottery winners out there? If so, you have our permission to skip this article.) And thank goodness for mortgage loans, because without them, it would take an awfully long time to scrape together the pile of cash needed to buy a home.
One thing that many buyers don’t realize, though, is that much like any other products we buy – the cost of a mortgage loan can vary widely from one lender to another. In fact, mortgage lenders themselves fall into different categories – such as banks, mortgage bankers, and mortgage brokers. For those not in the industry, the assumption is usually that all three of those are pretty much the same. But as real estate professionals who have worked with scores of different lenders, we can assure you, the loans they offer – and the costs they charge to obtain those loans – can be very, very different.
Since the economic downturn and housing market crisis, new regulations have gone into effect (Dodd-Frank) that were designed to assist and protect consumers seeking mortgage loans. One of the benefits to buyers coming soon is the implementation of new loan disclosure requirements (they go into effect nationwide on October 3, 2015).
One other benefit is that many of these laws placed restrictions on the fees that mortgage brokers, specifically, can collect from buyers for a home loan – and that is one of the reasons that all homebuyers should shop around. (Note: Some real estate professionals will guide clients to one particular lender, but there can be reasons for this that may not be financially beneficial to the borrower. They are known as “Market Service Agreements, and New Home Resource does not engage in this practice. Click here to learn more on this subject.)
One local mortgage broker who has taken a consumer-friendly approach with its home loans for Las Vegas valley homebuyers is Premier Mortgage Lending. Taking its cue from the Consumer Financial Protection Bureau’s (CFPB) new “Know Before You Owe” program, Premier Mortgage even created a complementary website, KnowBeforeYouOweNevada.com to help consumers be aware of their rights and options – and to offer plain-language explanations to your home loan questions.
Embracing the concept of ‘mortgage loan transparency,’ Premier Mortgage is one of the few Las Vegas lenders that offers a true “No Fee” home loan – meaning: No Loan Origination, Underwriting Fee, or Documentation Fees, which can literally save a borrower thousands of dollars out of pocket. That can mean the difference between getting the house you want – and the home you love. Or even in your ability to hear the words “Your loan was approved!” – rather than “We’re sorry to tell you . . .”
Shopping around for the right home loan is starting to sound like a pretty good idea now, right? We suggest contacting numerous lenders, gathering their Loan Estimates together, and then comparing them line-by-line. The CFPB has some tips here on how to do that, too.
In your search for the right mortgage lender, it’s helpful to have a good grasp of the terminology, too. Knowledge is power – so we’re going to leave you with a list of 15 lending terms that every homebuyer should be familiar with:
1. Adjustable Rate Mortgage (ARM). A type of loan where the interest rate changes periodically, up or down. Rates change generally according to movement in the financial market.
2. Annual Percentage Rate. The yearly cost of finance charges (interest, loan fees, service charges, mortgage insurance or other items).
3. Appraisal. An opinion of the fair market value of a land parcel and any improvements at a given point in time. This evaluation generally determines what the property would sell for in the current marketplace.
4. Cap. The limit to the amount an interest rate or monthly payment can increase for an ARM; may apply to either each adjustment or over the life of the loan, or both.
5. Closing. The final step in the purchase process when, through a licensed escrow holder (a neutral third party) the payment of the purchase price to the seller is completed, the Buyer’s note and loan agreement are delivered to the lender, and the deed to the buyer and any mortgage (trust deed) are delivered to the county recorder’s office for recordation.
6. Conventional Loan. A mortgage-secured loan that is not insured or guaranteed by a government agency such as FHA or VA.
7. Credit rating. A numerical score formulated by a credit bureau to assist a lender and seller in determining if a potential home buyer is a good credit risk. Your credit score can make a big difference in your costs and interest rate – so take good care of it.
8. Earnest Money. Money the buyer gives the seller to motivate the seller to enter into a purchase agreement with the buyer. These funds are later applied to the purchase price of the home, but are also funds at risk in the event the buyer breaches the purchase contract.
9. Fixed Rate Mortgage. A loan with an interest rate that remains the same for the entire repayment term.
10. Government Loan. FHA: This type of mortgage is backed by the Federal Housing Administration (FHA). VA: This type of mortgage is backed by the Department of Veteran Affairs. The maximum loan amount for these types of loans varies by county.
11. Mortgage Lender. This term includes banks, mortgage bankers, and mortgage brokers. Banks and mortgage bankers are typically ‘direct lenders’ who offer loan programs and services from a single bank. Mortgage brokers have the ability to shop your loan (using a single loan application) with numerous banks and lenders simultaneously to find you the lowest interest rate and/or the best loan program.
12. Equity. The difference between what a home is valued and what is owed on it.
13. PITI. Principal, interest, taxes and insurance; a quick way to reference your combined monthly house payment.
14. Principal. The amount of a loan, not including interest or other charges.
15. Private Mortgage Insurance (PMI). A type of insurance that is usually required by a lender if your down payment or equity is less than 20 percent of the loan value. PMI insures the lender against loss if you were to default on your mortgage.
New Home Resource helps current and future homeowners with all of their Las Vegas real estate needs. Whether your preference is for a newly-built home from a local builder, or a resale property in just the right location, a New Home Resource Realtor® is here to find the perfect property for you. Please contact a New Home Resource Realtor® today at 702-365-1000 or at www.newhomeresource.com. Broker Joanna Piette, and agents Denise Moreno Thrasher, Jessica O’Brien, Evelyn ‘Beng’ Kern, Lance Partin and Kathy Paterniti are all here to help!
Posted by New Home Resource on March 16, 2015 in
Casinos are big part of life here in Las Vegas, but not all of their glitz and glamor are just for the adults. The Fountains of Bellagio are not only free, but a fun and accessible spectacle for all ages to appreciate and enjoy. Plus, parents don’t have to worry about a splash zone. Conveniently located in the same area is Bellagio’s Conservatory and Botanical Gardens where the kids can enjoy beauty and education as well.
Looking for something far, far away from the Strip? Bonnie Springs offers entertainment and a brief respite from the Las Vegas vibrancy. Bonnie Springs offers something for the whole family. As a non-profit organization, this familial adventure can be a whole day event that can be scheduled for a Saturday away from home.
Our New Home Resource Realtors® want to make the transition from one home to another is as painless as possible so you can focus on the new adventures ahead. Check into our blog next week to find more stuff you and the rest of your household can do in the valley.
If you and your family are ready for a new adventure as well as a new home or wanting to sell your current home in exchange for an adventure elsewhere, please contact a New Home Resource Realtor® today at 702-365-1000 or at www.newhomeresource.com. Broker Joanna Piette, and agents Denise Moreno Thrasher, Jessica O’Brien, Evelyn ‘Beng’ Kern, Lance Partin and Kathy Paterniti are all here to help!
Posted by New Home Resource on February 18, 2015 in
To overstate the obvious, purchasing a new home is a big deal. No one should rush into a deal without thoroughly thinking it through first. For most people, a house will be the biggest asset they have. That being said, many potential homeowners have a nasty habit of waiting too long to make a decision. This caution could have the unintended consequence of letting a once-in-a-lifetime opportunity slip vanish. Consider the following tips to avoid getting “decision fatigue” when you’re trying to decide whether or not to buy a home.
Understand the consequences: Why is waiting such a bad decision? Simply put, it’s a buyer’s market out there. Say, you’ve found the home of your dreams but you hesitate to pull the trigger on the deal. Perhaps you want to get the price down just a little more. Well, chances are that there’s someone out there willing to make that deal right away.
Leave emotion out of the process: Sure this is easier said than done, but you can’t let stress consume you when you’re considering a new home. Take a deep breath and talk with your significant other about the options. Ask friends or family for their opinions, but be careful not get overwhelmed with everyone’s point of view. The decision comes down to you.
Stick to the plan: Hopefully you did some preparation before beginning your search for a new home. This could include a specific price range, location, property size, etc. If the house in question falls within your parameters, then make the deal. Having a wonderful new home will be much better than wondering about what could have been.
Posted by New Home Resource on February 6, 2014 in
Thinking of selling your home? Have you thought about making any improvements before you sell? Be careful what projects you complete and what projects you leave unfinished! Most buyers are attracted to a certain neighborhood because of the location and pricing of the homes. Making your home seem updated won’t necessarily set it apart from the other fairly new homes. If you are thinking about selling your home here are a few “quick fixes” that could help you.
Hardwood: If you have wood under your carpets get rid of the carpet and refinish the floors. Hardwood flooring is in high demand!
Carpeting: If you don’t want to strip your carpet, think about replacing it with a tan color. Neutral colors are much more inviting in a resale.
Ceramic Tiles: Over the years, grout between tiles can become very dirty, giving your floor a ‘checkerboard’ look. Believe it or not, this is a big turn-off to buyers. Professionally steam cleaning or even acid washing your tile floor can take it back to a new look. Be sure to replace any unsightly broken or cracked tiles.
Kitchens & Bathrooms –
Cabinets: If your cabinets are damaged or worn, you should consider refinishing them. The newest kitchen rehab projects are including the painting of cabinetry, and at very reasonable prices! If your cabinets are very worn, you can even embrace the rustic look by painting in a way that embraces the wear and tear, giving the room new personality. Replace the hardware with knobs and pulls that are more updated or relevant.
Sinks: Make sure the sink is not stained and the faucets don’t leak. These are turnoffs that buyers won’t overlook and it is usually an easy fix.
Roofing & Exterior –
Roof: If the roof is torn or leaking, repair it. This takes a day or two but is not extremely expensive and is worth it. Be sure to save any receipts, for the new owner, from professional companies making repairs.
Landscaping: The first impression is always the most important so the outside of the house and the landscape should be clean and welcoming. Curb appeal is number 1!
Buyers want a home that is clean, convenient and ready to be occupied. The newer and cleaner your home looks, the more appealing it is to your buyer.
Posted by New Home Resource on November 25, 2013 in
The economy has been on the road to recovery and this past April, United States home resales rose to the highest they have been in three and a half years. The National Association of Realtors® said that existing home sales increased nationally by 0.6 percent equating to an annual rate of 4.97 million units. This is the highest level that has been reported since November of 2009.
It appears that sellers are entering back into the market and are attracted by the rising prices. This is a strong indicator of the economy’s upheaval and it is predicted that it will only continue to get better and to grow. Even with the rising prices in housing, more sellers have been entering the market and lifting the inventory of unsold homes by nearly 11.9%.
Although these increases are signs of a healthier economy, the National Association of Realtors® says the national statistics still fall short of what is considered to be a “healthy balance” in the market. In April, it reached a 5.2 months’ supply. To be considered a healthy balance in supply and demand, the housing market needs to be at 6.0 months’ supply. A monetary policy put in place by the Federal Reserve is helping the housing market back up to its healthy state.
Our agents are here to assist you in making your home buying or selling a seamless and easy process. With the housing markets on the rise, having an agent you can trust and rely on will be more important. That’s where we come in: to get you there first!
If you’re looking for a new home or wanting to sell your current one, contact a NEW HOME RESOURCE professional Realtor® today at 702-365-1000. Broker Joanna Piette, Denise Moreno Thrasher, Evelyn “Beng” Kern, Jessica O’Brien, Lance Partin and Kathy Paterniti are at your service!
Posted by New Home Resource on November 14, 2013 in
Are Dated Appraisals Holding Back the Recovery?
By Andrew King
Some of the most beaten down real estate markets are finally experiencing that long-awaited bounce back from the crash. Cash offers are yielding more sales. Pent-up demand is driving prices higher. But something’s missing.
Brokers in the faster markets, such as Nevada, California and Florida—where the soaring prices almost defied gravity leading up to the crash five years ago—are finding it hard to move all these homes, even though there are plenty of willing buyers. While the homes are available, the mortgages are not. More specifically, they say, the appraisals are not.
While a would-be buyer could be more than qualified to pay back a $1 million loan for an Arizona McMansion, in many cases, the banks can’t sell them that mortgage—even if the loan officer wants to—because the appraiser won’t sign off on that $1 million valuation.
“It happens a lot in an escalating market,” says Gino Blefari, president and CEO of a brokerage in the red-hot San Francisco Bay area. “You have to go back to the appraiser and say, ‘look, there were 27 offers on the property. Now that we’re having more sales, we’re better.’”
It’s becoming a heated issue across the country as low appraisals continue to squash real estate deals that already have the blessing of would-be buyers, sellers and banks.
At the heart of all the tension are the comparable properties, or “comps,” that appraisers use to base their valuation. The system is designed to keep everything fair and square for the buyer and seller while limiting the banks’ risk. However, conservative appraisals based on the most recent sales—deals made prior to the bounce—can inadvertently stall an otherwise healthy recovery.
To get around these appraisals, more and more buyers are using cash for the purchase and paying more than what they could have gotten with a mortgage. The practice has caught on so drastically—with cash deals accounting for 40 percent of all sales—that the latest national data shows a major reversal in the price of cash deals as they relate to mortgages.
This influx of cash deals, however, doesn’t always make it into an appraiser’s comp pool, skewing market realities and becoming a point of controversy.
“Cash investors are very aggressive,” says Mark Stark, CEO of a real estate group that has seen a huge increase in all-cash deals in Arizona and Nevada. While all-cash deals have usually comprised 7-10 percent of his business, he says that over the last 18 months, they have grown to 21.5 percent. A lot of this, he says, is due to institutional investors who have come into the market to take advantage of the low prices.
Speculation, bidding wars and rising home prices are generally seen as signs of a healthy economy, but Stark thinks that too many borrowers are being left out of the market due to overly conservative appraisals. The problem, he says, is that many appraisers are not taking these cash deals into account when they determine the value of a property—even though they are perfectly valid comps.
Appraisers will often throw out unrealistically low sale prices, such as those that result from a foreclosure or an arm’s-length transaction, when conducting an appraisal. They also throw out prices that are unrealistically high. But many real estate agents don’t think this should include cash deals from institutional investors.
John Brenan, director of appraisal issues at The Appraisal Foundation, a private nonprofit recognized by the government as the source for appraisal standards and recommendations, says that while the appraisal industry is regulated, there are still a lot of gray areas when it comes to comps.
He says that high comps should be thrown out only if they don’t truly reflect fair market value. An institutional investor should not be disqualified as a comp just because they’re a fund or someone who is looking to lease or flip the property. Brenan says an unusually high cash sale would get thrown out if someone paid significantly higher than what others recently paid for surrounding properties without a good reason.
“If someone paid an extra $50,000 on a property because it’s the exact color they wanted,” says Brenan, “that would not be a realistic example of the market and shouldn’t be counted as a comparable property in the appraisal.”
On the other hand, appraisers shouldn’t be using foreclosures or REO properties as comps either, Brenan says. Still, a block full of short sales can’t just be ignored when gauging the marketplace. “That (bad) sale in and of itself does not make a market, but it does play a role,” explains Brenan.
Brenan adds that appraisers should be looking at the most recent data available, but that might not necessarily include current events. Part of the tension has to do with the fact that appraisals represent a fixed point in time—what a house is worth on a particular day. It doesn’t always leave room for the greater economic trend.
“The appraiser is working off historical data,” Blefari says. “If it’s a cash deal, they should use it as a comp.”
Blefari emphasizes that the market has so much pent-up demand right now that it will drive prices higher through the end of the year and beyond. He says the recovery is completely genuine and appraisals need to reflect that.
Andrew King is an award-winning journalist with 15 years of experience with the Gannett newspaper company, appearing in The Journal News (Westchester, N.Y.), Asbury Park Press and USA Today. He also contributes to The Real Deal, TheLadders.com and TechPageOne.com.
Posted by New Home Resource on October 19, 2012 in
The lack of resale housing available in Las Vegas has caused all out-frenzy to buy, perpetuating a steady increase in pricing over the past year.
The GLVAR (Greater Las Vegas Association of Realtors) reported earlier this month that the median price of single-family homes is up almost 14% since September 2011, and some sources that believe prices have increased as much as 20% from one year ago! GLVAR reports that condominium prices are up 24% from this time last year.
Almost half of the Las Vegas market is comprised of short sales; foreclosure activity has slowed to barely a crawl since the inception of AB284, whose effects are still be greatly felt throughout the state. This tight supply of homes is responsible for pushing up pricing from all types of home-sellers, who are taking advantage of the lack of inventory.
This increase in pricing is being felt in the appraisal arena (see my blog from 9-25-12) because comparable sales can’t keep up with the fast-rising pace of the newly listed properties. Even new construction homes are suffering with low appraisals.
Some reports are showing sales volume is actually down from a year ago. One must wonder if this surge in pricing isn’t keeping many buyers out of the arena.
When this will end is anyone’s guess. For home sellers, NOW is a great time to sell your home for top dollar!! For buyers, you need a professional agent who knows how to work well within this unique market. Contact Denise Moreno, Heather Brockhurst or Joanna Piette with New Home Resource today at 702-365-1000!
Posted by New Home Resource on September 25, 2012 in
What is going on with today’s home values??!! Whether you’re a buyer or seller in today’s market, it’s probable you’ll encounter appraisal issues!
Low inventory, likely due to AB284, has caused an all-out bidding frenzy for the few homes on the market today. Prices are regularly being bid higher by anxious buyers, and prices set by sellers are often thousands of dollars above the recent comparable sales. And when multiple bids drive a house price thousands of dollars above the listed price, appraisers are still coming in with values below the agreed-upon price.
Considering most comparable sales in the Las Vegas market are of ‘distressed’ properties that have been neglected and/or not maintained, in need of repairs, carpet, paint and landscape, we can see how a property in ‘good’ condition would appraise for less – strictly because the comps are lower. And unfortunately, appraisers are not giving credit for the improvements and better condition of the non-distressed properties.
Appraiser reluctance to report local appreciation is becoming a significant obstacle. Many appraisers are reluctant to make justified upward adjustments for superior property condition or upgrades, because they fear criticism that they are potentially overvaluing the property. Many Realtors® and loan officers feel that appraisers will go with a lower valuation so as not to upset overly-cautious reviewers at the appraisal management companies.
As Realtors®, we are increasingly seeing buyers who want a home that is move-in ready, and as their agents, we must prepare them to consider paying the difference between the appraised value and the agreed-upon purchase price. The bottom-line is simple: Buy a distressed property and immediately put $20,000+ into it, or, pay $10,000-$20,000 in appraisal difference to get the beautiful home that is move-in ready.
Lenders who finance the property use the ‘lower’ figure as the base for lending. So, if the appraisal comes in $10,000 less than the agreed-upon price, that $10,000 is money you’d pay in addition to your regular down payment and closing costs. In days past, sellers usually came down on their price to keep the deal together – – but today that is not the case. Sellers are regularly standing their ground on the agreed-upon price because they know ‘someone’ will pay it.
Until our inventory issues are worked-out, we don’t see a quick end in sight to these issues. If you’re a buyer in today’s market, prepare to pay a little extra $$ above appraisal to get a great house. You need professional help: Call a New Home Resource Realtor® today! You can reach Joanna Piette, Denise Moreno, or Heather Brockhurst today at 702-365-1000 !! Don’t waste another minute!