Seller's Resource Page for Selling Your Reno
or Sparks Nevada Home or Real Estate
By Krch Realty - REALTORS® in Reno Nevada
Below you will find everything from informative home selling tips to definitions and explanations on real estate.
Why I should list my home with Kyle Krch
The lead Based Paint Disclosure
After the Required Forms are Signed
What is the Procedure for Negotiating
Should I accept the Buyers Offer .. or Counter
10 Ways to make your House More Saleable
12 Tips for Hiring a Remodeling Contractor
20 Low-Cost Ways to Spruce Up Your Home
7 Steps to Prepare for an Open House
10 Ways to Make Your Home Irresistible at an Open House
7 Terms to Watch for in a Purchase Contract
Understanding Capital Gains in Real Estate
6 Items to have on Hand For the New Owners
Why Should I List with Kyle Krch?
Any real estate agent can represent your interests when selling Reno homes; it is a matter of signing the required documents and uploading the listing onto the Reno MLS system. Most agents will present you with a traditional listing presentation that includes the CMA’s (how much your home is worth), their biography and may offer a 1 line ad in the Reno Gazette Journal advertising your home. Kyle will not give you the industry standard listing presentation that is usually dominated by cookie cutter information about the market and the agent profile. Kyle will present you with a full and detailed marketing plan, spelling out how his $135,000.00 yearly marketing budget will bring you the markets highest selling prices in record time. One of the most important steps in selecting a Realtor ®, beside the marketing proposal is finding an agent you can trust and depend on to “Do it right by the Client”. Kyle subscribes to a self-imposed strict code of ethics. These ethics are derived from the “Ranger Creed”, a creed that men from the 75th Ranger Regiment have lost their lives keeping. Kyle guarantees that no other Realtor® will keep your goals and dreams at a higher priority.
Ranger Creed
Recognizing that I volunteered as a Ranger, fully knowing the hazards of my chosen profession, I will always endeavor to uphold the prestige, honor and high esprit de corps of my Ranger Regiment.
Acknowledging the fact that a Ranger is a more elite soldier who arrives at the cutting edge of battle by land, sea or air, I accept the fact that as a Ranger my country expects me to move further, faster and fight harder than any other soldier.
Never shall I fail my comrades. I will always keep myself mentally alert, physically strong and morally straight; I will shoulder more than my share of the task whatever it may be, one hundred percent and then some.
Gallantly will I show the world that I am a specially selected and well-trained soldier. My courtesy to superior officers, neatness of dress and care of equipment shall set the example for others to follow.
Energetically will I meet the enemies of my country. I shall defeat them on the field of battle for I am better trained and will fight with all my might. Surrender is not a Ranger word. I will never leave a fallen comrade to fall into the hands of the enemy, and under no circumstances will I ever embarrass my country.
Readily will I display the intestinal fortitude required to fight on to the Ranger objective and complete the mission, though I be the lone survivor.
Does Moving Up Make Sense?
Answer these questions to help you decide whether moving up makes sense.
- How much equity do you have in your home? Look at your annual mortgage statement or call your lender to find out. Usually, you don’t build up much equity in the first few years of paying a mortgage, but if you’ve owned your home for a number of years, you may have significant unrealized gains.
- Has your income increased enough to cover the extra mortgage costs and the costs of moving?
- Does your neighborhood still meet your needs? For example, if you’ve had children, the quality of the schools may be more of a concern now than when you first purchased.
- Can you add on or remodel? If you have a large yard, there might be room to expand your home. If not, your options may be limited. Also, do you want to undertake the headaches of remodeling?
- How is the home market? If it’s good, you may get top dollar for your home.
- How are interest rates? A low rate not only helps you buy more home, but also makes it easier to find a buyer.
Selling Process “Listing"
Avoid using a Reno Realtor that is unfamiliar with the area your property is located in. For example: Maybe you have a friend that is in the business, but he lives 150 miles for your home and is a member of a different real estate board. There is a good chance that he/she might not be familiar with the Reno Real Estate, Sparks Real Estate, or Fernley Real Estate markets and advertising that works best here. Also, if someone would like to set up an appointment to see your home, the distance between your home and the listing agent might make the process difficult.
Make sure that your Reno real estate agent is a member of the local Reno MLS, Sparks MLS or Fernley MLS (Multiple Listing Service). This will give your property much greater exposure in the market place. This system provides a means of networking with other local Reno Real Estate, Sparks Real Estate and Fernley Real Estate companies. What this means is, when you list with a real estate company that is a member of the MLS, all agents within the local and participating MLS Boards are able to access your Reno homes, Sparks Homes and Fernley Homes information and can potentially show your property.
Does your Reno Realtor offer VIRTUAL TOURS? Virtual tours are an excellent tool that your Reno Realtor can use to showcase your property. Potential buyers can preview your property without having to make an appointment with a Reno Realtor first. This saves you valuable time, plus it exposes your property to more educated and interested buyers!
Once you've decided on a Reno Real Estate company, you will meet with an agent who will then do a CMA (Comparative Market Analysis) on your home or property. The agent will research other similar properties in the area that have sold or are currently up for sale. This may include homes of similar size, age, condition, land size that have sold within the past 6 months.
Deciding what price to list your property at in the beginning is VERY important. Overpricing can work against you in the end.
After you decide on a fair price for your property, it's time to go through the paperwork required to list your property.
The Listing Agreement
The listing agreement usually consists of two pages. This may vary depending on the Reno Real Estate company.
In the contract you and the Reno Real Estate company will agree in writing, the listing price, the length of the contract, what items might be included with the sale, commission percentage or flat fee and any other conditions that may be agreed upon.
The Sellers Disclosure
The sellers disclosure is a form that has to be provided to every buyer before completing the purchase of any Reno homes, Sparks Homes, or Fernley Homes. The law in the Reno Real Estate Market is that the seller must provide this information.
When filling out a sellers disclosure, it must be filled out by the owner to the best of their knowledge, without the aid of the Reno Real Estate agent. There will be questions on the form asking what items work or don't work (if included in the sale), well and septic information, insulation, roof age, if there are any easements or encroachments, farms in the area, etc.
The Lead Based Paint Disclosure
The lead based paint disclosure is another form that is required by the Reno Real Estate, Sparks Real Estate and Fernley Real Estate Markets to be filled out and provided to the buyers prior to purchasing a home.
Homes built prior to 1978 could possibly contain lead based paints. The form simply asked the seller if they have any knowledge of any lead based paint being present in the home.
The Agency Disclosure
The agency disclosure is another required form in the Reno Real Estate, Fernley Real Estate and Sparks Real Estate markets. This form simply clarifies which party the real estate agent/company is representing in the sale of a property.
After the Required Forms are Signed
Once all of the necessary documents are signed and completed, the first step is placing a "For Sale" sign on the property. This is very important! Some people might opt not to have a sign placed on their property because they'd rather not have the neighbors know that it's up for sale. If your are truly serious about selling your Reno homes, Sparks homes or Fernley Homes, you will want to have a sign visible. You may miss out on a potential buyer simply because they never knew your property was for sale because they didn't check with a Reno Real Estate agent first.
After a sign is placed on the property, the Reno Realtor will get your property information submitted into the Reno MLS, Sparks MLS or Fernley MLS. This will give all other participating real estate companies access to your property's information.
What Is The Procedure For Negotiating?
If you're new to real estate, the negotiating process may seem arcane. However, it's actually well thought out and when handled correctly, is effective and protects both buyer and seller.
Negotiation begins when the buyer makes a written offer. An earnest money deposit should accompany the offer, demonstrating that the buyer is serious.
If the offer is for less than your asking price, you have three choices:
- You can accept the offer exactly as proposed. If you do, you've just sold your home!
- Or, you can reject the offer outright, in which case your home is still for sale.
- Or, you can reject the offer and counter with an offer of your own, called the "counteroffer."
It's important to understand that, contrary to what most sellers would like to do, you cannot both accept and counter an offer.
What Is a Counter Offer?
A Counteroffer is your offer back to the buyer. Usually, but not always, it's for a compromise price somewhere in between what you were originally asking and what the buyer originally offered. Or, it could be for the buyer's price, but terms different than what the buyer offered.
When you reject the buyer's original offer and make a Counteroffer, it's very important to understand that you may be tossing away a potential deal. The buyer is under no obligation to accept your Counteroffer. Rather, he or she can simply walk away with the deposit and no regrets or penalties. You should not counter a buyer's offer unless you are prepared to lose the deal.
Your Counteroffer is open to the same possibilities from the buyer's side as the buyer's original offer was open to you. The buyer can accept, reject or counter your counter. The same rules apply. The buyer cannot both accept and counter your Counteroffer. This protects you from having a buyer accept what you've offered and then, for example, add a clause lowering the price. The buyer's new Counteroffer is a brand new offer to you.
This countering can go back and forth many times until either agreement is reached, or no agreement is possible and both parties simply back away from the deal.
At any time, you can withdraw a Counteroffer, providing you haven't been informed that the buyer has signed it. The same rule holds true for the buyer - he or she can withdraw any offer made prior to communication of your acceptance.
Although the process may seem confusing, actually it works quite well, particularly when it is well-oiled by the competent back-and-forth help of real estate professionals.
What Happens to the Deposit?
Until there is complete agreement, the deposit belongs to the buyer. The moment both buyer and seller agree on price and terms, however, the deposit belongs to you, the seller. In actual practice, however, buyers are loath to give sellers the deposit. The reason is that if for some reason (not the fault of the buyer) the deal is not completed, it could be difficult getting the deposit back from the seller. A recalcitrant seller might simply refuse to give it back, or worse, spend it and not have it to give back!
For this reason, most buyers wisely insist that the deposit be held by a neutral third party until the sale is consummated, usually in escrow or an agent's fiduciary account
Should I Accept The Buyer's Offer...Or Counter?
Before making this important decision, you should consult with your agent and, perhaps, with your attorney. The wrong move could cost you money... or lose the deal.
Ask yourself these questions:
- How desperate are you to sell? If you must sell, then you simply may not be willing to risk a counteroffer.
- How bad is the offer? Many times buyers will "low-ball" or come in at a very low price. You don't know for sure, but they may very well be expecting you to counter higher. Not doing so might mean you're agreeing to sell for too little.
- How strong is the market? If you lose this buyer and this deal, is the market sufficiently strong that another buyer/deal will likely soon come along?
- Can you live with the terms? The buyers may have inserted a contingency that makes the sale improbable. For example, they may be insisting that your sale be contingent upon them selling their existing house. If their old house doesn't sell, they aren't committed to buying your house. In a strong market with lots of buyers, you might want to counter by removing this contingency or by giving a short time limit for them to sell their old home.
An agent can be very helpful in explaining your options to you as well as framing the various counteroffers you might want to make.
What Happens During Closing?
There are many things that must be accomplished before the escrow can be closed. They include the following:
- All purchase contingencies must be removed. This usually includes having the buyers approve a disclosure statement you provide, approve an inspection report they order (and pay for) as well as having them remove any other contingency they have holding up the sale.
- Property title must be cleared. That means you may need to remove any liens or encumbrances (such as judgments that may have arisen from a failure to pay a debt) or other items that "cloud" or restrict your title.
- There must be inspection clearance. Required in most sales involving a mortgage, this means you will need to order an inspection, do any required repairs or treatment and get the written clearance to escrow.
- Any prearranged work must be finished. This includes such things as repairing a roof or repainting a portion of the home. All work agreed upon between you and the buyer must be completed.
- All ends must be tied. Any other task required to close escrow must be accomplished.
It's important to have someone in charge, tracking all of the things that need to be done and seeing they are accomplished in a timely fashion. You can do this, or your real estate agent can do it for you. The escrow officer cannot normally be relied upon to do all of this work.
If no one keeps track, something critical may not get done in a timely fashion and the deal could fall through.
What If There Is A Problem?
It's rare that closing an escrow will have no problems at all. You can almost always count on at least a few things cropping up. What's important is that you learn about the problem as soon as possible and then take appropriate steps to correct it.
For example, some repair work that you need to do involves removing moldy flooring in a bathroom. You have the work started immediately. Later it's discovered that the damage is more extensive than originally thought and it will take longer than anticipated to complete. Because you started early, you still have time to finish it and close escrow by the agreed upon date. If you had waited, things might not have turned out as well. Moving quickly is the key to successful closings.
Additionally, you will want to carefully track the buyer's attempts to get financing. If the buyer cannot get a needed mortgage, the deal probably cannot be completed. You want to learn about a buyer's difficulty in getting financing early on, so you can take steps to get your home back on the market as quickly as possible. Selling to a buyer who has been "pre-approved" by an institutional lender helps to avoid this problem.
Understanding Agency
It’s important to understand what legal responsibilities your Reno Real Estate, Fernley Real Estate or Sparks Real Estate salesperson has to you and to other parties in the transactions. Ask your salesperson to explain what type of agency relationship you have with him or her and with the brokerage company.
Seller's representative (also known as a listing agent or seller's agent). A seller's agent is hired by and represents the seller. All fiduciary duties are owed to the seller. The agency relationship usually is created by a listing contract.
Subagent. A subagent owes the same fiduciary duties to the agent's principal as the agent does. Sub-agency usually arises when a cooperating sales associate from another brokerage, who is not representing the buyer as a buyer’s representative or operating in a non-agency relationship, shows property to a buyer. In such a case, the subagent works with the buyer as a customer but owes fiduciary duties to the listing broker and the seller. Although a subagent cannot assist the buyer in any way that would be detrimental to the seller, a buyer-customer can expect to be treated honestly by the subagent. It is important that subagents fully explain their duties to buyers.
Buyer's representative (also known as a buyer’s agent). A real estate licensee who is hired by prospective buyers to represent them in a real estate transaction. The buyer's rep works in the buyer's best interest throughout the transaction and owes fiduciary duties to the buyer. The buyer can pay the licensee directly through a negotiated fee, or the buyer's rep may be paid by the seller or by a commission split with the listing broker.
Disclosed dual agent. Dual agency is a relationship in which the brokerage firm represents both the buyer and the seller in the same real estate transaction. Dual agency relationships do not carry with them all of the traditional fiduciary duties to the clients. Instead, dual agents owe limited fiduciary duties. Because of the potential for conflicts of interest in a dual-agency relationship, it's vital that all parties give their informed consent. In many states, this consent must be in writing. Disclosed dual agency, in which both the buyer and the seller are told that the agent is representing both of them, is legal in most states.
Designated agent (also called, among other things, appointed agency). This is a brokerage practice that allows the managing broker to designate which licensees in the brokerage will act as an agent of the seller and which will act as an agent of the buyer. Designated agency avoids the problem of creating a dual-agency relationship for licensees at the brokerage. The designated agents give their clients full representation, with all of the attendant fiduciary duties. The broker still has the responsibility of supervising both groups of licensees.
Non agency relationship (called, among other things, a transaction broker or facilitator). Some states permit a real estate licensee to have a type of non agency relationship with a consumer. These relationships vary considerably from state to state, both as to the duties owed to the consumer and the name used to describe them. Very generally, the duties owed to the consumer in a non agency relationship are less than the complete, traditional fiduciary duties of an agency relationship.
10 Ways to Make Your Home Saleable
- Get rid of clutter. Throw out or file stacks of newspapers and magazines. Pack away most of your small decorative items. Store out-of-season clothing to make closets seem roomier. Clean out the garage.
- Wash your windows and screens to let more light into the interior.
- Keep everything extra clean. Wash fingerprints from light switch plates. Mop and wax floors. Clean the stove and refrigerator. A clean house makes a better first impression and convinces buyers that the home has been well cared for.
- Get rid of smells. Clean carpeting and drapes to eliminate cooking odors, smoke, and pet smells. Open the windows.
- Put higher wattage bulbs in light sockets to make rooms seem brighter, especially basements and other dark rooms. Replace any burnt-out bulbs.
- Make minor repairs that can create a bad impression. Small problems such as sticky doors, torn screens, cracked caulking, or a dripping faucet may seem trivial, but they'll give buyers the impression that the house isn't well maintained.
- Tidy your yard. Cut the grass, rake the leaves, trim the bushes, and edge the walks. Put a pot or two of bright flowers near the entryway.
- Patch holes in your driveway and reapply sealant, if applicable.
- Clean your gutters.
- Polish your front doorknob and door numbers.
12 Tips for Hiring a Remodeling Contractor
- Get at least three written estimates.
- Get references and call to check on the work. If possible, go by and visit earlier jobs.
- Check with the local Chamber of Commerce or Better Business Bureau for complaints.
- Be sure that the contract states exactly what is to be done and how change orders will be handled.
- Make as small a down payment as possible so you won’t lose a lot if the contractor fails to complete the job.
- Be sure that the contractor has the necessary permits, licenses, and insurance.
- Be sure that the contract states when the work will be completed and what recourse you have if it isn’t. Also remember that in many instances you can cancel a contract within three business days of signing it.
- Ask if the contractor’s workers will do the entire job or whether subcontractors will do parts.
- Get the contractor to indemnify you if work does not meet local building codes or regulations.
- Be sure that the contract specifies the contractor will clean up after the job and be responsible for any damage.
- Guarantee that materials used meet your specifications.
- Don’t make the final payment until you’re satisfied with the work.
20 Low-Cost Ways to Spruce Up Your Home
Make your home more appealing for yourself and for potential buyers with these quick and easy tips:
- Trim bushes so they don't block windows and cut down on light.
- Buy a new doormat.
- Put a pot of bright flowers (or a small evergreen in winter) on your porch.
- Put new doorknobs on your front door.
- Put a fresh coating on your driveway.
- Edge the grass around walks and trees.
- Keep your garden tools out of site.
- Be sure kids put away their toys.
- Buy a new mailbox.
- Upgrade your outside lighting.
- Use warm, incandescent light bulbs for a homey feel.
- Polish or replace your house numbers.
- Clean your gutters.
- Put out potpourri or burn scented candles.
- Buy new pillows for the sofa.
- Buy a flowering plant and put in a window you pass by frequently.
- Make a centerpiece for your table with fruit or artificial flowers.
- Replace heavy curtains with sheer ones that let in more light.
- Buy new towels.
- Put a seasonal wreath on your door.
7 Steps to Prepare for an Open House:
- Hire a cleaning service. A spotlessly clean home is essential; dirt will turn off a prospect faster than anything.
- Mow your lawn, and be sure toys and yard equipment are put away.
- Serve cookies, coffee, and soft drinks. It creates a welcoming touch. But be sure the kitchen has been cleaned up; use disposable cups so the sink doesn't fill up.
- Lock up your valuables, jewelry, and money. Although the real estate salesperson will be on site during the open house, it's impossible to watch everyone all the time.
- Turn on all the lights. Even in the daytime, incandescent lights add sparkle.
- Send your pets to a neighbor or take them outside. If that's not possible, crate them or confine them to one room (a basement or bath), and let the salesperson know where to find them.
- Leave. It's awkward for prospective buyers to look in your closets and express their opinions of your home with you there.
10 Ways to Make Your Home Irresistible at an Open House
- Put fresh or silk flowers in principal rooms for a touch of color.
- Add a new shower curtain, fresh towels, and new guest soaps to every bath.
- Set out potpourri or fresh baked goods for a homey smell.
- Set the table with pretty dishes and candles.
- Buy a fresh doormat with a clever saying.
- Take one or two major pieces of furniture out of every room to create a sense of spaciousness.
- Put away kitchen appliances and personal bathroom items to give the illusion of more counter space.
- Lay a fire in the fireplace. Or put a basket of flowers there if it's not in use.
- Depersonalize the rooms by putting away family photos, mementos, and distinctive artwork.
- Turn on the sprinklers for 30 minutes to make the lawn sparkle.
5 Ways to Speed Up Your Sale
- Price it right. Set a price at the lower end of your property’s realistic price range.
- Get your house market-ready for at least two weeks before you begin showing it.
- Be flexible about showings. It’s often disruptive to have a house ready to show on the spur of the moment, but the more often someone can see your home, the sooner you’ll find a seller.
- Be ready for the offers. Decide in advance what price and terms you’ll find acceptable.
- Don’t refuse to drop the price. If your home has been on the market for more than 30 days without an offer, be prepared to lower your asking price.
7 Terms to Watch for in a Purchase Contract
- The closing date. See if the date the buyer wants to take title is reasonable for you.
- Date of possession. See if the date the buyer wants to move in is reasonable for you.
- The earnest money. Look for the largest earnest-money deposit possible; since it is forfeited if the buyer backs out, a large deposit is usually a good indication of a sincere buyer.
- Fixtures and personal property. Check the list of items that the buyer expects to remain with the property and be sure it’s acceptable.
- Repairs. Determine what the requested repairs will cost and whether you’re willing to do the work or would rather lower the price by that amount.
- Contingencies. See what other factors the buyer wants met before the contract is final—inspections, selling a home, obtaining a mortgage, review of the contract by an attorney. Set time limits on contingencies so that they won’t drag on and keep your sale from becoming final.
- The contract expiration date. See how long you have to make a decision on the offer.
What You'll Net at Closing
To find out how much money you'll net from your house, add up your closing costs and subtract them from the sale price of the house.
| Closing Costs for Sellers | _____________ |
| Mortgage payoff and outstanding interest. | _____________ |
| Pro rations for real estate taxes. | _____________ |
| Pro rations for utility bills, condo dues, and other items paid in arrears. | _____________ |
| Closing fees charged by closing specialist. | _____________ |
| Title policy fees. | _____________ |
| Home inspections. | _____________ |
| Attorney's fees. | _____________ |
| Survey charge. | _____________ |
| Transfer tax or other government registration fees. | _____________ |
| Brokerage commission. | _____________ |
| Total | _____________ |
Understanding Capital Gains in Real Estate
When you sell a stock, you owe taxes on your gain—the difference between what you paid for the stock and what you sold it for. The same is true with selling a home (or a second home), but there are some special considerations.
- How to Calculate Gain
-
In real estate, capital gains are based not on what you paid for the home, but on its adjusted cost basis. To calculate this:
- Take the purchase price of the home: This is the sale price, not the amount of money you actually contributed at closing.
-
Add Adjustments:
- Cost of the purchase—including transfer fees, attorney fees, inspections, but not points you paid on your mortgage.
- Cost of sale—including inspections, attorney's fee, real estate commission, and money you spent to fix up your home just prior to sale.
- Cost of improvements—including room additions, deck, etc. Note here that improvements do not include repairing or replacing something already there, such as putting on a new roof or buying a new furnace.
- The total of this is the adjusted cost basis of your home.
- Subtract this adjusted cost basis from the amount you sell your home for. This is your capital gain.
- A Special Real Estate Exemption for Capital Gains
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Since 1997, up to $250,000 in capital gains ($500,000 for a married couple) on the sale of a home is exempt from taxation if you meet the following criteria
You have lived in the home as your principal residence for two out of the last five years.
You have not sold or exchanged another home during the two years preceding the sale.
Also note that as of 2003, you may also qualify for this exemption if you meet what the IRS calls "unforeseen circumstances" such as job loss, divorce, or family medical emergency.
Moving Tips for Sellers
- Give your forwarding address to the post office, usually two to four weeks ahead of the move.
- Notify your credit card companies, magazine subscriptions, and bank of the change of address.
- Develop a list of friends, relatives, and business colleagues who need to be notified of the move.
- Arrange to have utilities disconnected at your old home and connected at your new one.
- Cancel the newspaper.
- Check insurance coverage for moved items. Usually movers only cover what they pack.
- Clean out appliances and prepare them for moving, if applicable.
- Note the weight of the goods you’ll have moved, since long-distance moves are usually billed according to weight. Watch for movers that use excessive padding to add weight.
- Check with your condo or co-op about restrictions on using the elevator or particular exits.
- Have a “first open” box with the things you’ll need most—toilet paper, soap, trash bags, scissors, hammer, screwdriver, pencils and paper, cups and plates, water, snacks, and toothpaste.
- Plus, if you’re moving out of town:
-
- Get copies of medical and dental records and prescriptions for your family and your pets.
- Get copies of children’s school records for transfer.
- Ask friends for introductions to anyone they know in your new neighborhood.
- Consider special car needs for pets when traveling.
- Let a friend or relative know your route.
- Carry traveler’s checks or an ATM card for ready cash until you can open a bank account.
- Empty your safety deposit box.
- Put plants in boxes with holes for air circulation if you’re moving in cold weather.
6 Items to Have on Hand for the New Owners
- Owner’s manuals for items left in the house.
- Warranties for any items left in the house.
- A list of local service providers—the best dry cleaner, yard service, etc.
- Garage door opener.
- Extra sets of house keys.
- Code to burglar alarm and phone number of monitoring service if not discontinued.
All information in deemed reliable but not guaranteed.
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If you have any specific questions about our Reno and Sparks Nevada Homes and Real Estate, call us at 775-359-0909, or click here to Contact Us.
337 Pyramid Way
Sparks, Nevada 89431
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Telephone:
info@krchrealty.com
www.krchrealty.com
REALTORS® Specializing in Reno & Sparks Nevada Homes & Real Estate