“We’ve all heard it: ‘I love the home… but those HOA fees!’ Well, what if I told you we took a beautiful Lake Las Vegas condo with three HOAs, a slow market, and a ton of hesitation—and turned it into a done deal with happy buyers and sellers? In this video, I’m showing you exactly how we repositioned this listing to stand out—even with high monthly fees—and got it SOLD with a strategy that made everyone smile! Would a high HOA fee stop you from buying a place you love? Or could a creative bonus change your mind?”
This condo was in Strada Principale, one of the luxury buildings in Lake Las Vegas. It was beautiful—upgraded finishes, resort-style living, and such a peaceful setting. But as we started getting closer to listing, the seller got nervous. The market was feeling a little slower, and they were worried about sitting on it too long. These sellers wanted to close quickly as they had plans to travel out of the country and needed to be closed within less than a month! So, we talked it through, and decided to price right at $398,000 to get ahead of the market shift.
Even at that price point, buyers were hesitant. And it wasn’t because of the unit itself—it showed beautifully and was priced well. But the big hesitation came down to the HOA fees. And I totally understood their concerns.
There are three different HOA fees with this property. First, there’s the Lake Las Vegas master association, which covers the overall amenities like the trails, the lake, and the beautiful landscaping throughout the entire area. Then there’s the gated community HOA, because Strada Principale sits within a gated section of the master plan. Finally there’s the building HOA, which covers things like the elevator, utilities, cable and maintenance inside the building. So, all three add up to over $800 a month and while each has its purpose, when buyers see that monthly cost, it can be a sticking point.
We had several showings and the feedback from the agents was that the buyers were still looking and they thought the HOA fees were too high.
I remember one couple who loved the condo. They told me it was exactly what they were looking for, lock-and-leave, low-maintenance, quiet, and close to the golf course. But after running the numbers, they just couldn’t get past the fees. They said, “Leslie, it’s not that we don’t love it—we do—it’s just the monthly costs are higher than we expected.” I worked with them on options but they kept looking.
That’s a common theme I’ve seen in Lake Las Vegas. It’s a gorgeous area with a lot to offer, but buyers really need to understand how those HOA layers work together. It’s something I always go over carefully when I’m working with clients out there.
I call all the agents after showings and ask for feedback. Some of the feedback we were hearing on this home was:
• “It’s beautiful, but the monthly costs scared the buyers”
• “Wait, how How HOA payments?”
This is something I hear a lot with condos and master-planned communities in Lake Las Vegas. So, we needed a plan that shifted the focus.” I have conversations with my clients weekly regarding the activity and feedback we receive for their home. My rule of thumb is that we should be getting around 1 to 2 showings a week if priced right. If we are not getting showings at all then it isn’t about how the home shows. It could be price or just the market in general. If we are getting showings, but no offers (as was the case with this property) Then the feedback is very important. Then I discuss the feedback with my clients and options for us to overcome the objections. We were only on the market for a week and did have 3 showings which was great but the Sellers really wanted to be sold quickly!
Here is what we came up with:
Make the Condo Irresistible
We offered the condo FULLY FURNISHED turn-key luxury the Sellers were planning to travel outside of the country and did not want to keep the furniture anyway so this worked perfectly for them!
Include 1 YEAR of HOA FEES, paid upfront by the seller. I had discussed this option with them when we met as I knew from previous listings the HOA fees would be an issue. They were a little hesitant to do so initially but agreed to do so know.
Once we completed these changes, I started my marketing over. I reached out to agents who had previously showed the home and discussed the new incentives we were offering.
I reframed our marketing listing the high fees as convenience & luxury perks:
o Lock-and-leave lifestyle
o Community events
o Lake, trails, fitness center, pool access
BONUS: The Sellers also Included a Sports Club Membership to sweeten the lifestyle experience. The Lake Las Vegas Sports Club Membership is $25,000 initiation fee. The Sellers were already members and could transfer the membership to the buyer. We highlighted that this was included.
Realtor Insight: “We turned the ‘con’ into a ‘plus’ by painting a picture of what life would feel like living there… zero setup, no fees for a year, and full access to the good stuff.” If you watch one of my previous videos about Lake Las Vegas, you will see there are a lot of benefits to living in Lake Las Vegas! You really are buying the lifestyle that Lake Las Vegas provides, the resort style living and feeling like you are on vacation@!
HOW WE MARKETED THE VALUE
We focused our marketing on the Lifestyle experience of living in Lake Las Vegas. We have a lot of community professional photos of the Lake and walking trails so we use those in our marketing. We discussed the
o Savings upfront
o Stress-free move-in
• Highlighted the cost-offset:
o Over $7,000 in HOA savings for year one
o Move-in ready, no furniture shopping needed
o Fantastic way to meet neighbors and friends with the sports club membership
Realtor Tip: “The key is showing buyers how they win—not just with numbers, but with ease.”
THE RESULTS: What Happened Next
• Offer came in shortly after bonus incentives were clearly marketed
• Buyer felt more comfortable with the year HOA fees paid upfront
• Sale closed quickly with no negotiation drama — sellers were thrilled. It was exactly what they wanted!
“The right buyer isn’t always just looking for the lowest price, they’re looking for value they can feel.”
LESSONS FOR SELLERS & BUYERS
One thing I’ve learned after 29 years in real estate is—you don’t always have to drop the price to get a property sold. Sometimes, it’s about adding value in a way that really connects with buyers. There has been numerous times where I helped my sellers make adjustments after we received feedback. I had one where it was a 2-bedroom condo and we kept getting feedback that the secondary bedroom was very small. The sellers had painted that room a dark blue to match the ocean theme for their baby’s room. We had it painted white and moved items out of the room. Sure enough, next showing we got an offer.
Once I had a client that had amazing art work in the home. We kept getting feedback asking about the artwork. I realized this might actually be a distraction for buyers as they are not connecting to the home. The seller removed some of the personal property and we got an offer shortly after.
You can offer to include furniture, or a buy down of the interest rates. Or make adjustments depending on feedback.
High HOA fees aren’t necessarily a deal-breaker, especially if you take the time to explain what those fees actually cover. In Lake Las Vegas, for example, those fees often include access to amazing amenities—resort-style pools, fitness centers, security, beautifully maintained grounds, and more. When buyers understand that, it shifts the conversation. Suddenly, it’s not just about a monthly payment—it’s about a lifestyle.
I also find that when a home is truly turn-key—when everything is updated, clean, and ready to move in—that stress-free feeling can mean more to a buyer than saving $10,000 on the list price. People are busy. They don’t want to take on a project. They want to unpack their boxes and start living.
So, for buyers, my advice is: look at the whole package, not just the number. Ask questions. Dig into what you’re really getting. Sometimes, those extras—the peace of mind, the amenities, the maintenance-free lifestyle—are worth far more than a small price cut.
And for sellers, don’t be afraid to lead with those benefits. Sometimes, it’s not about lowering the price—it’s about reframing the value or even making changes to how the home shows. Be reactive to the feedback you receive on the property and think outside the box and how you can overcome those objections!
In this case, that condo went from being overlooked… to irresistible. Every property has its perfect buyer—you just need the right strategy to bring them through the door.
