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NEWS FLASH - August 28, 2010 - I am going on a backpacking trip on September 1 and will have no access to cell phone or e-mail until approximately September 9. I am planning to hike a 50 mile loop in the northeast corner of Yosemite. The trip will take me over four high mountain passes and past several lakes.
During my absence Tim Lampe at Lakeshore Realty will be able to assist you. Please call (775)-831-7000 and ask for Tim if you need help during my absence. Please do not send me emails or leave voice mails for me from 9/1 to 9/9 as I will have absolutely no way to reply to you.
Daily Incline Village Real Estate Blog Update - Aug. 28 - 31, 2010
I wish that I had some exciting news for you on the last Incline Village real estate update before I depart for the wilderness. But unfortunately the last couple of days don’t bring much to write home about. While there were about a dozen price changes and one new listing, the only noteworthy action involves the three properties closing escrow under $600,000.
The bank owned condo at 928 Wendy Ln sold for an even $250,000 making it probably the cheapest property in town with a two car garage. #241 McCloud a 2BR, 2BA on the Incline Way side went as a short sale for $365,000. And the high elevation home at 684 Saddlehorn with a pretty decent Lakeview and a very long uphill driveway closed at 565K. I hope they threw in the snowblower…
On the MLS tour today there were 2 big hits, my new listing at #153 McCloud and Pam's new listing at 1-72 Forest Pines. If you've been shopping in the under 500K range, check out both of these walk to the beach properties. The 3BR condo in Forest Pines has been elegantly remodeled with a larger than normal kitchen, hardwood floors and lots of other upgrades.
While I am away please direct all communication to Tim Lampe at Lakeshore Realty, I will not have access to cell phone, voice mail or e-mail until after I return from Yosemite. You can reach Tim at 775-831-7000.
Daily Incline Village Real Estate Blog Update - Aug. 25 - 27, 2010
The high level of sales activity on the Incline Village real estate scene continues with nine properties going into escrow during just the past three days. We also had three properties closing escrow, three new listings and 10 price alterations on the Incline Village MLS as we approach the end of August.
New Listings Price Changes In Escrow Closed Escrow
Continuing to show a lot of strength is the lakefront part of our market. The property offered at $11.5 million at 945 Lakeshore got an acceptable offer yesterday. That’s the 2nd Lakefront property in Incline Village just this week. Other properties going under contract range from a couple of little condos on Southwood priced at $139,000 up to the beautiful new construction at 549 Ponderosa priced just under $3.5 million. Only one of these nine properties was a short sale, all the rest are just waiting their transactions.
Buyers need to understand that we have very few distressed properties in Incline Village when compared with the rest of the country and it will likely always be that way on a proportional basis. Our market consists of primarily discretionary purchases by an affluent people buying their second, third and 10 homes. Every now and then we will have someone in trouble, but on average it’s less than one property a week out of nearly 8000 properties in Incline Village and Crystal Bay. We also have a finite supply that can never be increased in our community since we are surrounded by the lake on the south side and US Forest Service land on the other 3 sides.
During this flurry of activity I have been working on a few new listings, including two remodeled end unit condos in different complexes that have a lot of appeal. If you have been looking for a sunny 3BR place with an easy living floor plan in the $500,000 to $750,000 price range, please contact me for the inside scoop. Neither one of these properties will hit the Incline Village real estate MLS for at least a couple of weeks.
First up among the new listings today is the piece of raw land for sale at 40 Somers Loop. The Incline Village MLS information says that it’s a level lot but picture number seven is looking down on the telephone pole to give you that nice lake view. So my question is, where the heck did they shoot this picture from, a weather balloon? Or are they trying to approximate the view from the future third floor? Which makes me wonder, how short are the phone poles in Crystal Bay?
For a place that exudes Tahoe charm and a wonderful mountain feel, you may wish to check out the home at 354 Wassou Rd in Crystal Bay. Priced at $600,000, this is a remodeled three bedroom, two bath, panoramic Lakeview cabin.
I wish that I could get excited about at least one of the 10 price changes, but I really can't. So, enjoy your weekend, I'm going off to another listing appointment on Saturday morning for a lake view home that will be priced somewhere under two million dollars. Call me if you're interested.
Daily Incline Village Real Estate Blog Update - Aug. 23 - 24, 2010
While the rest of the country might be in shock from a decline in home sales, the Incline Village real estate market continues to move along at a solid pace. We have a finite amount of only about 8000 properties between Incline Village and Crystal Bay. So, while buyers in the rest of the country can just move one town over and look for a suitable property, we are surrounded by national forest land on three sides and Lake Tahoe on the fourth. There is virtually no raw land on which to build a new property in our community and the people who own those parcels have no reason to give them away.
New Listings Price Changes In Escrow Closed Escrow
With six properties going into escrow during the past two days and none of them being distressed, it’s a testament to the desirability of Incline Village real estate. The properties getting accepted offers range from the cute little cabin on the creek in Brookside with two bedrooms and 1000 square feet of living space at $325,000 all the way up to a nice lake front condo offered for just under $1.2 million.
The only new listing that really stirs any interest is my latest offering at #48 McCloud. The seller has done extensive remodeling since this property was on the market one year ago and they have dramatically reduced the asking price for this rare two story, two bedroom condo.
This place has some special features like a large mud room, oversized pantry, private deck and the entire top floor is the master suite. You will also find granite counters, beautiful ceramic tile floors, new appliances, and gorgeous new marble vanity tops in both bathrooms. Now offered at $559,000, this 1328 square foot condo is about 25% larger than your standard two bedroom, two bath McCloud.
Out of the dozen price reductions there are a few worth taking a closer look at. It’s not every day that you find a home for sale in Incline Village with an incredible panoramic Lakeview getting a $300,000 price adjustment. But that is exactly the case for the house at 905 Tyner. When I had the listing I suggested that they price the property at $3.5 million and if anyone offered them three million dollars or higher to take the money and run. Unfortunately, they insisted on pricing the property closer to four million dollars and I am unfortunately not the beneficiary of this latest greatest price reduction. Stunning interior remodel, arguably one of the finest views of Lake Tahoe you will ever see and State of Nevada conservation land next door guarantees permanent privacy.
Jerry’s Castle at 929 Jupiter is now down under $2.2 million. This is nearly 50% off the original asking price for a gorgeous home with beautiful architecture. The proximity to Hwy 431 is now mitigated by the substantial price reductions. The lovely mountain style home with a pretty darn good view at 568 Valley Dr got a little bit more knocked off the asking price and is now a sliver under $1.1 million. Ignore the dark green wall in the great room and instead focus on the beautiful remodeling, nice floor plan and very private master suite which occupies the entire top floor.
Daily Incline Village Real Estate Blog Update - Aug. 20 - 22, 2010
It was another busy summer weekend for this Incline Village real estate agent after doing a nice hike up at Mt. Rose on Friday. The wildflowers are hanging on and the waterfall is still flowing along nicely!
New Listings Price Changes In Escrow Closed Escrow
The Incline Village real estate market brings us four new listings, nine price changes, three properties going into escrow and two properties closing escrow during the past three days. Closing escrow are two completely different condos. #25 Bitterbrush is a lake view property looking for some updating selling at 480K.
#88 Third Creek is a three bedroom, three bath, end unit in a location that was rejected by over 30 different buyers when I had the listing back in the winter. Next to the entrance driveway, across the street from the church and day care center, the previous couple of sales were units that backed up to the creek. Too bad that the seller did not accept the one offer that I presented to him in February, because it was for a lot more than the $585,000 he finally got when the property sold a couple of days ago. Oh well, c'est la vie...
Getting accepted offers are the cute little condo at #21 Woodminster priced at $310,000, the two bedroom condo at #15 Fairway Pines offered at $424,000 and the luxurious condo at #24 The Pointe offered at $1.8 million. The latter property was touted in this column when it came on the market and only two days later here we have an accepted offer.
The only price reduction that stirs my pulse a little bit is the $70,000 adjustment to the downside for the cute little fixer upper at 1064 Mill Creek. This three bedroom home is now priced at only $529,000 which is about $300K below lot value in 2007. Potential to remodel or tear down and rebuild, nice large mostly level lot in a neighborhood going through continuous gentrification
There are two new listings for those of you shopping in the $1.1 million to $3.6 million price range. Low elevation property hunters in Incline Village will want to take a look at 262 Deer Ct. This is a beautiful free-standing condo with the three bedrooms, 3.5 baths and 2752 square feet of living space. The asking price of $1,125,000 reflects the fine interior and good location in the complex.
If you have three times as much money to spend and are looking for a big honking home, and 536 Fairview maybe just the ticket. With over 5700 square feet in which to roam, this four bedroom, five bath Lake view property with a four car attached garage is offered at $3.5 million. The name of this property is Tall Timbers and it’s very appropriate once you look at the pictures.
I am planning to leave on a backpacking trip and about 10 days. During my absence Tim Lampe can help you with whatever you may need. If you are interested in writing an offer on the property, please contact me no later than Friday, August 27 so we will have time to get negotiations completed prior to my departure next week.
Daily Incline Village Real Estate Blog Update - Aug. 16 - 19, 2010
I did a long hike on Mt. Rose Wednesday and have been spending lots of time working on a couple of deals in escrow and a new panoramic lake view listing. Those of you shopping in the $3 to $4 mil. range will want to contact me before this unique property hits the market.
This is a true one of a kind panoramic lake view home in an incredibly private setting surrounded by Forest Service land. And it's got pretty easy access, not one of those super high elevation places which can take forever to get to. Contact me at 775-831-7000 or send me an e-mail (use the link above) if you'd like the inside track on this very special lake view home in Incline Village.
New Listings Price Changes In Escrow Closed Escrow
After a few weeks of relatively moderate sales activity, the Incline Village real estate market brings us a veritable frenzy in the past few days. With eight properties going into escrow, 22 price changes, two properties closing escrow and several new listings I could be writing a dissertation. However, I’ve got two new listings on the Incline Village MLS tour next week and just got another listing agreement signed today, so time is of the essence.
But before we dive into the action, I'm still waiting for an apology from that agent at Coldwell Banker who nearly hit me head-on at the intersection of Village Blvd and Hwy 28 on Monday. Or maybe where she grew up jumping the green light to make a left turn in crowded traffic is ok... At least she didn't run over the 2 kids on bikes who were trying to cross the street, that would have been really messy. Wish I had a video of the situation...
All of the properties going into escrow were priced under $900,000. They include a couple of my favorites at low elevation such as the freestanding condo in Sierra Bouquet- #915 Southwood and the oversized three bedroom condo at #71 Raquet Club (great long term rental where the cash flow numbers actually work). Congrats to Run DMK at Chase International (also known as the Gang of Three) for putting two properties into escrow – 520 Sugarpine at 569K and 678 – 14th Green at $879,500.
Regular readers of this Incline Village real estate commentary will remember that I got a bit excited when 876 Lake Country fell out of escrow and came back on the market. It’s rare that buyers get a second chance at a property of this quality, price and location under $1.1 million. Well, my broker had a buyer who moved quickly to snap up what is arguably one of the nicest freestanding condos in our community in this price range. The final sale price of just under $1,050,000 for the best location in the development should make everyone happy.
Also changing hands to a new owner is a lakefront house in Crystal Bay at only $1.9 million. While the house is probably a tear down the property does have a pier and that is worth the price of admission.
Anyone shopping for a panoramic Lakeview condo that can afford the $1.8 million price tag will want to take a look at our best new listing. #24 The Pointe is an oversized three bedroom condo (it was originally four bedrooms but a wall was removed) at 3509 sq. ft. with super high end finishes throughout. I wish the listing agent had put up a virtual tour or taken more pictures, but this is one place I have to preview next Tuesday. While the asking price might look a little bit scary to some people, this is a top floor corner end unit in the most desirable condo building in all of Incline Village.
The other new listing on the Incline Village real estate scene that is worthy of your time and attention is the house at 706 Golfer’s Pass Rd. This four bedroom, 3.5 bath, 2600 plus square foot home backs up to the Mtn. Golf Course. It looks like a little bit of updating has been done but the asking price of a smidgen under $700,000 puts this on the radar screen for anyone seeking their own four walls.
Out of 22 price changes there are only three that catch my attention enough to make me want to keep typing this late at night. Incline Village Lakeview lovers seeking a livable fixer upper will want to check out the latest price alteration at 578 Valley. This property makes a great vacation rental as it has four bedrooms, four full baths, a game room, large deck, even larger kitchen and spacious living areas. The new asking price of only $825,000 makes this the best value in a Lakeview home under 900K, as long as you don’t mind having to deal with stairs occasionally.
Also getting a nod is the $50,000 adjustment at #6 Village Highlands. At $849,000 this is one of the best values in a low elevation condo just one block from the beach. Three master suites, open beam cathedral ceilings, a warm mountain feel and its large common area makes this property quite desirable. Throw in the attached two car garage and this condo is awaiting your updating.
Wrapping up the action on the Incline Village real estate market tonight is the nearly 100K redeployment at 455 Jill Ct. Now priced a tad under $1.3 million, this partially remodeled 3300 plus square foot home offers you a superb view of Lake Tahoe. The lot might be relatively tiny, but it’s situated on a cul de sac with a short level driveway. The Sellers have come down over ½ million dollars from their original asking price and I would be hard pressed to show you a better lake view home in this price range.
Daily Incline Village Real Estate Blog Update - Aug. 12 - 15, 2010
We have a bit of catching up to do on the Incline Village real estate market update. This agent has been continuing to move along at full summertime mode showing property, working on a new Lakeview listing and setting up my latest listing in McCloud. (More on that tomorrow).
New Listings Price Changes In Escrow Closed Escrow
There is a slew of new listings, 26 price changes, four properties going into escrow and two properties closing escrow since the last blog entry. All of the properties going into escrow on the Incline Village MLS during the past few days ranged in price from $89,000 up to $459,000. Bargain hunters were out in full force last week with only one property going into escrow over one million dollars.
Lakefront condos shoppers will want to take a look at #114 Crystal Shores Villas. This is a rare Lakeview condo that comes with both a bouy and a slip for your boat. Featuring two bedrooms two baths, and 1168 square feet in a great location, this end unit condo is one of the better lake front values I have seen in a long time at $950,000. And don’t forget #116 just 2 doors down if you’d rather have a fully remodeled condo in the same complex at just under $1.1 mil.
If you have been waiting for a low elevation remodeled single-family home on a nicely landscaped lot then maybe the house at 727 Lynda Ct is worth your perusal. Priced at $675,000 you’ll find three bedrooms and two baths inside 1322 sq feet.. The nice large lot of over ½ acre and the two car garage makes this one worth a look.
The remodeled three bedroom, 3.5 bath, Lakeview home at 571 Dale Drive is back on the market at the new lower price of only $1,295,000. Great floor plan, really nice view, Street-to-Street lot, put this one on your short list if you have been waiting for a good lake view property.
McCloud condos dominate the Incline Village real estate price changes today. The 2BR, 2BA, lower unit at #85 got a 30K haircut and is now the lowest priced 2BR at 415K. Long time owner, not a distressed property, original condition and well maintained. #45 which is a 3BR, 3BA, 1789 sq. ft. condo got a 100K slashing down to 599K. This is the least expensive 3BR we’ve seen in the complex in many years.
If you've been waiting for an especially good location in a 2BR lower McCloud, then you'll love my new listing coming on the Incline Village MLS this week. #153 is absolutely the best location of any lower McCloud to come on the market this year. Original owner, great condition, woodsy setting, quiet and private. Pictures and virtual tour coming soon.
Losing $1 mil. of excess weight is the lakefront estate at 951 Lakeshore Drive. 4 Bedrooms, pier, sandy beach and a new asking price of $10,900,000 makes this one worth a look.
Daily Incline Village Real Estate Blog Update - Aug. 9 - 11, 2010
Out of all the new listings on the Incline Village real estate market the past three days there are only two condos under $650,000 worthy of my keyboard time. The first is #40 McCloud which is my new listing and a dandy one at that. If you didn’t already click on the link above to check out the virtual tour you are missing out on the most beautifully remodeled three bedroom, three bath condo in the complex. And at only $649K it’s also the lowest priced 3BR in the complex!
Also worth your consideration if you’re seeking a good value in the lower price range is the free-standing condo at #3 Mt. Rose Chalet. This three bedroom, two bath, cabin in the woods is in one of the more pleasant locations in the development. Priced at only $310,000 this very livable charmer is awaiting your own personal touches.
Lots of bang for your buck at 94 Bitterbrush. Originally just under $1.1 mil., now down to 695K and it's not a short sale. Rare 4BR floor plan, great lakeviews, nicely furnished, over 2200 sq. ft. and one of the better BB floor plans. The latest 100K slashing puts this one in play.
In the near future we are going to examine the concept of short sale pricing and are buyers being fraudulently induced to negotiate or contact a listing agent for more information when the price advertised is a fantasy number and bears no relation to the amount of money owed. There are serious legal and ethical issues that need to be addressed here...
If a new car were advertised for $5000 and you drove down to Reno to buy it, but the dealer tells you, sorry the lender needs to approve the sale price and it might be $10,000 or $15,000, not the $5,000 advertised would you not feel like you were fraudulently induced to negotiate? The same principle applies to real estate especially when the disparity between the asking price and the amount owed is greater than 10%. But then I guess some Incline Village real estate agents will do anything to get a click on their listing.
Statistical Shock - I was reviewing the Incline Village real estate sales numbers from January 1, 2005 thru today and if the info I was staring at is correct, about 1/2 of the agents at the local Coldwell Banker franchise have been averaging less than 1 sale per year.
Now as an inqusitive journalist I have 2 questions: If you're an agent why would you go through the trouble to pay dues, continuing education, etc. if you're doing less than one sale a year? And if you're a broker, why would you want the extra overhead and liability associated with all those agents averaging less than 1 sale a year? I've always been a quality over quantity guy myself. But, historically the Incline Village real estate market has had more agents than transaction sides and that's what makes it the most competitive market in America.
Daily Incline Village Real Estate Blog Update - Aug. 8, 2010
It was quite a busy weekend for this Incline Village real estate agent as I was showing property, working on a new listing, and tidying up some things for a couple of deals in escrow. Besides the usual business adventures, I attended the first event for the Incline Tahoe Foundation where I'm a member of the Board of Directors. This is a newly formed non-profit organization with the goal of enhancing and improving the recreational facilities in Incline Village and Crystal Bay. Since IVGID can't raise private money under Nevada law, a group of us formed this foundation to seek grants and private funding to develop new projects focused on recreation and wellness that will benefit the entire community.
Some of the ideas on the drawing board include making massive improvements to the "Par Course" including renaming it the "Fitness Trail", expanding the Rec Center, adding programs for everyone from kids to seniors, more tennis facilities, the list goes on and on. If you're interested in contributing ideas, time, money or energy to the Incline Tahoe Foundation, please contact me. We'll have a new web site with lots of info coming soon.
The only action on the Incline Village real estate MLS today probably took place on Friday but got keyed into the system today. 864 Donna Dr sold for an even 500K. 3BR, 2BA, 1200+ sq. ft home on a bit over 4/10ths of an acre lot and next to a creek. Nice location, great value, a testament to the listing agent who shares the same philosophy as me; "price 'em right and sell 'em fast".
Daily Incline Village Real Estate Blog Update - Aug. 5 - 7, 2010
People from all over America come to Lake Tahoe, especially in the summertime for their vacations. And this year they are in luck as we’ve had arguably the absolute best weather anywhere in the country for virtually the entire summer. The California Coast has been bathing in a cool fog, monsoon thunderstorms have popped up regularly in the southwest and the rest of the country has been sweltering in the heat and humidity. (Hey, at least you’re not fighting the floods in Pakistan). So, I say come to the north shore of Lake Tahoe and get the heck out of wherever you normally live, whether or not you’re interested in buying a piece of Incline Village real estate.
New Listings Price Changes In Escrow
The first two weeks of August are nearly as busy as the 4th of July holiday week. While the Incline Village real estate market goes through ups and downs during the year, you can pretty much guarantee a solid chunk of activity during the first half of August. The last three days have brought 10 new listings, five price changes and three properties going into escrow on the Incline Village MLS. Since most of the new listings are repeats there’s not a lot to get excited about.
My broker was commenting just yesterday that the main reason there are not a lot of good deals currently on the market is because myself and a couple of other agents in the office have already sold most of great properties. So, that means you just have to find a place you like and write whatever offer you want in hopes you can strike a deal that’s mutually agreeable with the seller. Sometimes it takes two or three offers over a period of a few months with the same seller (as I have already done twice this year) before you can pull a deal together. Remember Don’s Incline Village real estate buyer philosophy, “Ignore the asking price and write the offer at whatever price you want to start the negotiating process.”
Budget priced shoppers looking for a nicely remodeled condo under $360,000 have three new choices from which to select. Based on the asking prices of these properties I would say the Sellers are being pretty realistic and looking to get offers not insults. I’ve got to dash out and shoot photos for a new listing, so rather than bore you with commentary
Click here to see the detailed MLS info
The one price reduction that catches my eye and is now much more appropriately priced is the lovely lakeview home at 721 Cristina. After the recent $300,000 price adjustment down to $1,895,000, the new asking price is about $1.1 million under the original asking price. This remodeled mountain style home features four bedrooms, 3.5 baths and 3459 square feet of living space. Nice level driveway and a sunny setting make this one worth a look.
News Flash - August 5, 2010 - The Ten Commandments of Lake Tahoe
I have been reading some articles in our local newspaper up here in Incline Village and it appears that one of the new staff writers has little understanding of the evolution that has taken place at Lake Tahoe since the TRPA arrived on the scene. Unfortunately, this writer seems to be in the pocket of some local developers and some carpetbaggers from the Sacramento area, or he’s just a naïve youngster all starry eyed that he’s going to interview some big shots and spews their philosophy as though it’s news when it is really just a PR piece.
I’ve been enjoying all types of recreation at Lake Tahoe since 1978. The idea that some developer from Sacramento is going to create a new marketing plan that is really just a twist on antiquated ideas is nothing more than a smokescreen for their desire to overbuild in sensitive areas. Let’s be realistic, until a serious effort is made to level every single one of the trashy motels at South Lake Tahoe, turn 90% of that developed land back into nature and replace those rooms with a handful of high-rises right next to the Nevada border, lake clarity will continue to decline and everything else just obfuscates the matter. The folks at the TRPA can talk all they want, but doing BMPs at your little cabin has virtually zero impact compared to those gigantic parking lots, driveways and huge sprawling paved areas along the Highway 50 corner. Not to mention the visual blight from that crap (and I’m being polite).
With all of that in mind, I got the inspiration while driving home this evening that we need every member of the TRPA Board of Governors and every staff member at the TRPA to take a pledge to support my newly written 10 commandments of Lake Tahoe. Feel free to republish the 10 commandments as long as you give me proper copyright credit. And while you’re at it, put a link to my web site…
The Ten Commandments of Lake Tahoe
There is only one Lake Tahoe and it shall remain pristine.
The Lake does not owe anyone a living.
Keep The Lake clean and pure and it will reward you.
Help native plants and animals flourish.
Honor The Lake and its wilderness.
Thou shalt not allow invasive species into the Lake Tahoe Basin.
Thou shalt not pollute The Lake or degrade its waters.
Thou shalt not create an urban environment.
Thou shalt not start wildfires.
Thou shalt not succumb to the greed of developers.
Copyright Don Kanare – August 2010 – All Rights Reserved
Daily Incline Village Real Estate Blog Update - Aug. 2 - 4, 2010
The Incline Village MLS brings us a plethora of activity to start the week and this real estate agent has been keeping busy with more new listings, a nice price change for the lakeview home at 673 Alpine View and nurturing along a few escrows. If you got the Super Deal Alert via e-mail from me today then you know about the great 3BR, 2BA low elevation condo that just came on the market at a price not seen since 1998. And if you didn't get the e-mail blast, then you may want to be on my Super Deal Alert list so you don't miss out in the future.
New Listings Price Changes In Escrow Closed Escrow
Condo shoppers will also want to check out my new listings which are the lowest priced properties for a similar floor plan in their respective complexes. #86 McCloud is a sweet two bedroom, two bath upper unit just two blocks from the beach and priced at only $445,000. Great location, well maintained interior, and a woodsy setting for your enjoyment.
Those of you looking for a fabulous bargain and one level living with underground parking will want to check out #260 Ski Way Ridge. Condos in this complex were selling in the high 300 thousands, while this nicely refurbished unit is offered at only $195,000 and it’s nicely furnished. Just a 1/2 mile down the hill from the Diamond Peak Ski Area.
The other new listing worth a closer look is the cabin style three bedroom, two bath, 1272 square foot home at 973 Apollo. Priced at only $525,000 this place exudes a Tahoe feel from top to bottom. Very nice setting next to a creek, the only thing missing is a garage which you are not likley to find at this price anyway for a house that is habitable in Incline Village.
Out of the dozen plus price changes in the past three days, only three properties in the one million dollar to three million dollar price range are worthy of electrons and your time. Kicking things off on the Incline Village real estate price change maneuver during this first week of August is the $50,000 redeployment for my listing at 673 alpine view. Now priced at only $1,150,000, this five bedroom, four bath, 2900 plus square foot home on ½ acre Street-to-Street lot features a nice lake view and a year-round creek bordering the property.
The remodeled two bedroom, two bath, 1708 square foot condo at #51 Crystal Shores East got a nice $100,000 alteration down to $1,650,000. These properties rarely come on the market in this lakefront community. And this particular location has one of the best panoramic views of Lake Tahoe that you will find in any Incline Village lake front condo.
Losing over a $300,000 of excess weight is the lovely three bedroom home at 74 shoreline circle. With 4000 square feet of living space to go along with the Lakeview, the new asking price of just under three million dollars makes this remodeled home worth a visit.
The links near the top of today's column will take you to the properties that went into escrow and closed escrow so far this week. With my shoulder still healing slowly I've got to save on the keystrokes.
Daily Incline Village Real Estate Blog Update - July 30 - Aug. 1, 2010
It's been quite a weekend for this Incline Village real estate agent as I was out showing property 4 different times, opening escrow for 58 Royal Pines, negotiating another offer and lining up 2 more new listings for the MLS on Monday. You haven't missed much action on the MLS this weekend, so I hope everyone was out enjoying the beautiful summer weather here at Lake Tahoe.
New Listings Price Changes In Escrow Closed Escrow
Lakefront condo shoppers who don't mind a few stairs will want to check out the only real big price reduction. #18 at Crystal Bay Cove was slashed $261,000 and is now under $1.3 mil.. 3BR, 3BA, 2100 sq. ft., 1 car detached garage and a common pier with buoys makes this one pretty special. Click Here to See the MLS Info
Daily Incline Village Real Estate Blog Update - July 26 - 29, 2010
I apologize to all of the regular readers of this blog for getting a bit behind. But it’s been one heck of a year this week for this Incline Village real estate agent. I put a Lakeview house into escrow, have two other offers in the process of being negotiated, another transaction in escrow, four new listings and three buyers looking at property the next two days. And for the average real estate agent in Incline Village and Crystal Bay that is a year, but I’ve got a mortgage to pay and a house to remodel.
New Listings Price Changes In Escrow Closed Escrow
Getting accepted offers are the little one bedroom condo at #51 Woodstock and the large 2000 square foot, four bedroom, bank owned condo that’s a fixer upper at 928 Wendy Ln # 1. At the opposite end of the spectrum, my clients are attempting to purchase the lakeview home at 839 Jennifer with an asking price just under $1.3 million. Great floor plan, wonderful views of Lake Tahoe, large chunks of open space for privacy and another one of my clients across the street at 840 Jennifer who can keep an eye on the place when it’s vacant.
We also had three properties closing escrow on the Incline Village MLS including a beautifully remodeled lake front condo in the Crystal Tower selling at $2.4 million (congratulations KJ for handling both sides, no wonder you were smiling on the MLS tour on Tuesday). The cute 1200+ sq. ft. high elevation home at 562 Antler went for the reasonable price of $420,000. Let’s just hope they saved enough money for a snow blower unles the seller threw one in with the deal.
Checking out the price reductions, those of you waiting in the wings for a fixer upper with some decent upside potential under $600,000 need wait no longer. Both the property at 520 Sugarpine and the three bedroom house at 230 Pine Cone Road are now in the $570,000 range. These are very livable fixer uppers in good locations and neighborhoods that support multimillion dollar properties.
There are a whole bunch of other price reductions, but unless one of these properties is your particular style, I’m not thrilled as none of them really strike my fancy. This is the time of year when sellers of real estate in summer resort areas evaluate local market conditions and their personal situation. If you are going to do a price reduction from now until the middle of August is the peak time to grab the most attention. If you wait until Halloween, even the ghosts and goblins won’t notice.
With a whole slew of new listings we have to sift past the repeats and to get to the cream of the crop. And with the prices ranging from $295,000 all the way up to $10.6 million there is a lot of sifting to do. Let’s start things off with my new listing at 774 Golfer’s Pass Rd. Arguably the best value and nicest property located on either golf course under one million dollars at the present time. Click here to see the virtual tour for this four bedroom, three bath, 2236 sq. ft. home with beautiful mountain views and a lovely interior.
If you would prefer a lake front condo with a spectacular panoramic Lakeview then check out Lexi’s new listing at #24 Crystal Bay Cove. This is a nearly 3000 square foot property divided up into four bedrooms, four full baths, 2 half baths, incredible lake front access and a view that will knock your socks off. The asking price of $2,650,000 is not for those thinking of collecting unemployment, unlsess your name is Tony Hayward.
Daily Incline Village Real Estate Blog Update - July 23 - 25, 2010
It’s going to be a rather brief update on the Incline Village real estate blog for the past three days as there was not a lot of activity on the MLS to report. In contrast, I wrote another offer and have two more listings that I am working on, so there is no slowdown for this agent.
New Listings Price Changes In Escrow Closed Escrow
Taking a look at the new listings on the Incline Village real estate market we have a cute little chalet at just over $375,000 in upper Tyrolian Village. Also coming on the MLS is a 2300+ square foot home with 3BRs and 4 baths at 771 Randall priced at 699K. You’ll find a peek of the lake, mountain views and a woodsy setting for this nice single family residence.
The real excitement on the new listings scene is the free-standing condo at 779 Freel’s Peak. This property was on the market a little over one year ago priced just under $1.3 million. The new asking price of only $995,000 for this beautifully remodeled property makes it arguably the best value in a freestanding condo anywhere in town under one million dollars. Four bedrooms, 2.5 baths, 2700 plus square feet in which to roam, a very nicely landscaped common area and a beautiful interior makes this one a winner!
Only one price change offers up even a smidgen of interest but it’s a doozy. Getting nearly $200,000 knocked off the asking price is the freestanding unit in the lake front condo development at #9 Crystal Shores East. The new asking price of $899,000 should attract some interest for this two bedroom lake view condo with a one car attached garage.
Wrapping up the action on the Incline Village MLS today we have two properties going into escrow and two properties closing escrow. Check out the links above for more info, I’ve got to get a new listing set up and 565 Lakeshore ready for the real estate agents tour on Tuesday.
Daily Incline Village Real Estate Blog Update - July 20 - 22, 2010
The busy summer pace continues for this Incline Village real estate agent as I’ve been working on setting up a few listings, writing another offer and dealing with a fiasco involving our local newspaper publisher. I sure hope they resolve everything to my satisfaction by 5:00 PM on Monday or the harshest blog post I have ever written will appear next week (and will be syndicated to media outlets all over the country).
Out of the 16 new listings from the Incline Village MLS during the past three days only three are worth your time or mine. All the others are either repeats or snoozers in my opinion.
Kicking things off on the low end (which for Incline Village houses and condos means under 500K) is the two bedroom, 2.5 bath, 1504 SQ foot remodeled condo at #11 L’Ermitage. Offered turnkey furnished and within walking distance of the beach, this nicely decorated property competes head to head with any two bedroom in McCloud.
Lakefront condos shoppers will appreciate the panoramic lake view and interior quality at 2A Crystal Tower. The only high-rise condo complex in Incline Village features a swimming pool, pier, bouy and gym. With two bedrooms, two baths and 1475 square feet of living space the asking price of $1,395,000 is based on the rarity of true lake front properties with panoramic views of Lake Tahoe.
Skipping ahead to the $10.6 million range is the lakefront house at 526 Gonowabie. This three bedroom, five bath, 5200 plus square foot home has several other rooms including a loft, den, dining area, guest quarters, workshop and breakfast room. I guess that makes the cost of $3.5 million per bedroom seem much more reasonable.
Out of the plethora of price changes the only ones where I’m feeling it are #14 at 1000 Lakeshore and 585 Silvertip. The latter is a condo right across the street from the Hyatt hotel and casino in Incline Village. The new asking price of $624,900 for this remodeled three bedroom, 2.5 bath, two story property with a one car detached garage puts this right in the heat of the competition in the complex.
I’ve always loved the setting and the warm mountain feel of the house at 585 Silvertip. But there weren’t any takers at the old asking price of $789,000. Well, with the new asking price of $699,000 anyone with a little vision can turn this cute home into a polished gem. And it also has a two car attached garage along with forest service land adjacent to the property for a very private feeling at this low elevation location.
Rounding out the action on the Incline Village real estate scene we had 4 properties go into escrow and 3 places close escrow in the past 3 days. Time and my sore shoulder don't permit more details, but the links above will take you to the basic MLS info.
Daily Incline Village Real Estate Blog Update - July 17 - 19, 2010
During the busy summer season it’s difficult staying on top of the Incline Village real estate blog, especially when I have three new listings in the past three days. Fortunately, there is no rush to get them all on the market immediately. So, as the virtual tours are shot and the marketing materials completed, each of these properties will make their debut on the Incline Village MLS.
While this Incline Village real estate agent was busy putting #31 Third Creek into escrow today, #88 also got an accepted offer. I guess the price reduction down to $595,000 over the weekend enticed a buyer to write an offer acceptable to the seller. Since I was previously involved as the listing agent for this property and brought a pretty good offer to the seller from one of the folks in my office, I will refrain from any further comment on this transaction until after the close of escrow. But I know one person who’s eyes are rolling…
The virtual tour for my lakefront listing at 565 Lakeshore got over 2000 hits the first week. Click the link above to see what everyone is talking about. I had another showing today and the property will be on the MLS tour on July 27th. Only Incline Village real estate agents can see the property on the tour (unless you are a buyer and your agent accompanies you). All buyers need to prequalify before viewing this property.
In addition to the above activity we had four new listings, three price alterations, one other property going into escrow and two properties closing escrow during the past three days. The steady pace of activity is a good sign especially when you note the fact that the median price for a house in the SF Bay Area is up 16% in the past year. Since the vast majority of buyers in Incline Village come from California, there is usually some type of correlation (although not always direct, there can be a time lag) between the trend of Bay Area housing prices and Lake Tahoe prices.
Getting a nice $50,000 haircut down to 799K is the lovely free standing condo of #28 Country Club Villas. This is the lowest asking price in many many years for a property in this complex. With several properties for sale in this development, now is a great time to strike your best deal for the location and floor plan of your choice.
I wish I had something positive to say about any of the four new listings, but I get more excited watching paint dry (which considering I painted the whole downstairs recently makes this quite relevant). So let me tease you with a little information about one of my upcoming listings. This property has a beautiful mountain view, golf course setting, four bedrooms, spacious deck and a very nice well maintained interior. The asking price will be under one million dollars. If you would like to get ahead of the crowd on this one please contact me at (775)-831-7000 and I'll send you some pictures.
Daily Incline Village Real Estate Blog Update - July 12 - 16, 2010
With a plethora of new listings, price changes and other activity on the Incline Village real estate market this week and my shoulder slowly getting better let’s dive into the action.
While the majority of the new listings are either repeats or extremely uninteresting, there are a handful that are worth some electrons on this Friday night. Coming back on the market at the new lower price of 999K is the lovely free standing condo at 919 Southwood in Sierra Bouquet. Also getting another chance but this time with a new agent is the home with the indoor pool at 806 McCourry. Now offered at only $839,000 this is a nice reduction from the original asking price of nearly $1.3 million back in 2007. And it’s not every day you get to own a house with your own indoor pool where it snows 6 to 8 months a year.
Also capturing my attention on the Incline Village MLS this week is the beautifully remodeled condo at #1 Village Highlands. Offered at only $995,000, this three bedroom, 3.5 bath, 2354 SQ foot condo is located just one block from Incline beach. Getting a $450,000 price reduction down to $5,250,000 and new life with a new listing agent is the lakefront property at 500 Gonowabie. Lovely in the summertime, you might need to rappel down in the winter.
There are not too many places in the world where you're getting a $600,000 price reduction that brings you to a new asking price of $5.9 million for a fixer upper. But that’s exactly the case for the lakefront property at 1665 Pine Cone Cir. Other notable price changes include the $50,000 alteration at 568 Valley. This home belongs to a very nice couple who have done some tastefully elegant remodeling with a wonderful Tahoe flavor. The entire top floor is the master suite and offers one of the finest mountain views in the neighborhood along with some slices of the lake. The new asking price of $1,145,000 will put this on the radar screen for buyers shopping under 1.2 million.
During the past few years anyone who wanted to purchase a piece of Incline Village real estate in a lakefront condo community (forget single family homes) would find themselves paying one million dollars or more. With the $100,000 price reduction, #5 Crystal Shores East is now only 899K. Granted you’re only getting two bedrooms, but at least there is a one car attached garage. Beautiful views, fabulous location, just bring your checkbook.
Closing escrow and getting new owners are two very inexpensive properties by Incline Village real estate standards. The little house at 860 Jeffrey which finally went back to the bank sold for around $372,000. In a nice location with a little bit under ½ acre at 569 Silvertip the tear down built in 1961 went for $450,000. No view, but in a nice woodsy setting and a wonderful neighborhood in which to build a new home
The properties going into escrow this week on the Incline Village MLS include the Lakeview condo at #56 Lakeshore Terrace, the lovely free-standing condo at 876 Lake Country (for the 2nd time), a free standing condo in lower Tyrolian Village priced just under $700,000 and the remodeled three bedroom home at 652 Crystal Peak around 1.1 mil. It’s nice to see some properties in the moderate price range going into escrow instead of the headlines being dominated by either bargain hunters or high-end luxury shoppers.
Daily Incline Village Real Estate Blog Update - July 8 - 11, 2010
The past few days have brought an abundance of sunshine along with seven new listings, 13 price changes, three properties going into escrow and five properties closing escrow on the Incline Village real estate market. I think a lot of the world put their lives on hold to watch the World Cup final on Sunday. After the contest this Incline Village real estate agent did a nice hike to the waterfall near Mt. Rose. The trail is almost completely free of snow and some wildflowers are starting to pop. The waterfall is moving along quite nicely and the views were spectacular!
Leading things off on the new listings scene for the Incline Village MLS is #82 Third Creek. This is my latest offering in the complex and my seller has priced the property right in line with the current competition at $685,000. However, #82 is in the best location of any 3BR end unit for sale in Third Creek. You will find nice hardwood floors, a beautifully maintained interior, some updated appliances, newer ceramic tile floors in all of the bathrooms and a wonderful Park-like setting.
The other two new listings that are worth a look at their current asking prices are the Lakeview home at 455 Jill Ct and the woodsy four bedroom home at 575 Sugarpine. The first property was on the market in the past, but the new asking price of $1,395,000 is a far cry from the original offering number near $1.9 mil. Excellent lake views, nicely remodeled upper level with a beautiful kitchen, updated master bath and a cul-de-sac location makes this one worth a look before the August crowds arrive.
If you have about $800,000 less to spend then the four bedroom, three bath, 1700 plus square foot home on nearly 4/10 acre at 575 Sugarpine might be more style. The neighborhood supports houses up to six million dollars so you don’t have to worry about over improving.
Out of 13 price changes on the Incline Village real estate blog only two really grabbed my attention. I’ve always liked the house at 1081 Mill Creek and I like it even more with the 126K slashing down to $1,195,000. This three bedroom, 2.5 bath home with a family room is really about 3300 square feet when you factor in the additional footage that does not show up in the tax records. Large, level, low elevation lot, perfect for families with kids to play in.
The gorgeous lodge style home at 1138 Lakeshore got a massive $495,000 price reduction and is now only $3.2 million. Spectacular high end finishes await you in this nearly 4900 square foot home that has been divided into five bedrooms and five baths situated on a half acre lot.
If you have under $1 mil to spend on a property in Incline Village here are some good values to consider:
Golf Course Property - 976 Fairway Park Drive - 3BR, 2.5BA, On the 1st Tee - 995K
Lakeview Home - 578 Valley - 4BR, 4BA, 2,824 sq. ft. - Big Views of Lake Tahoe - 899K
Low Elevation Condo - 1000 Lakeshore #6 - Remodeled 3BR, 2.5BA, 1939 sq. ft. - 645K
Daily Incline Village Real Estate Blog Update - July 4 - 7, 2010
It’s been a few wild and crazy days for this Incline Village real estate agent. I can’t divulge all the details surrounding my latest transaction for the condo at #133 Third Creek but all parties are happy the property closed escrow today. The final sale price of $636,000 for this three bedroom, three bath, mostly original condition end unit is a tribute to my buyer’s tenacity, my constant vigilence and some serious negotiating. The last time I saw this many stunts was at the Reno air show...
I hope this nice couple and their children enjoy this fabulous location for decades to come. And I wish the seller I happy retirement in SoCal enjoying those Pacific sunsets...
As happy as I am to complete that transaction, my broker must be ecstatic closing escrow on his second lakefront property of the year. The second property at 585 Lakeshore sold for $8.9 million and the buyer was represented by another Lakeshore Realty agent. Congrats to both of you!
On paper it looks like an enormous amount of activity on the Incline Village real estate market the past three days, but when you strip away the fluff there are only a few tidbits of interest. We’ve got six new listings, 13 price alterations, three properties going into escrow and three properties closing escrow.
Getting accepted offers are the house at 579 Douglas which had a change of agents and massive price reduction down under $500,000, the cute little 1200 plus square foot house at 864 Donna fetching 569K and the 2200 square foot home that’s a short sale on the golf course at 451 CC Drive.
Unless you have $10.5 million to spend for a lakefront property in Crystal Bay, then the only new listing coming your way (and it’s not yet on the MLS) is my new property at #82 Third Creek. The virtual tour should be up and running on Thursday or Friday and you’ll be able to see this very nice three bedroom, three bath end unit that has a park like setting with a wonderful mountain view. There’s a photo near the top of the home page to whet your appetite.
Anyone shopping in Royal Pines will be pleased with all three price changes, for these three and four bedroom units with two car attached garages now under $350,000. But outside of those particular condos I don’t see anything in the price adjustment list that really catches my eye.
A lot of these reduced properties have pretty significant numbers sliced off the old asking prices, so click on the price change link and maybe you’ll spot something that I’m missing. There is such a great variety of properties within the Incline Village Real Estate Market and every individual has their own particular tastes. That’s what makes it so interesting selling real estate here on the north shore of Lake Tahoe.
Daily Incline Village Real Estate Blog Update - June 29 - July 3, 2010
Activity continues at a nice solid pace on the Incline Village real estate market as we have a grand total of nine new listings, 18 price alterations, four properties going into escrow and five properties closing escrow on the MLS during the past few days. My shoulder is slowly getting better, but to avoid unnecessary strain these updates will continue every two or three days for the next couple of weeks.
Just in time off for the arrival of the summer vacation crowds the warm weather has finally shown up in full force. This is what makes summer at Lake Tahoe some special. The gorgeous blue waters of the lake surrounded by green forested mountains with the peaks still covered in snow. Photographers will revel in the splendor of the incredible beauty of the subject matter that awaits them.
All five properties that closed escrow in the past few days range between $279,000 and $649,000. After being on the market for a long time, going through a series of price reductions, and falling out of escrow two years ago, the condo at #198 Bitterbrush finally got closure. This very nice lake view condo with two bedrooms, 2.5 baths and little over 1400 square feet of living space sold at the very reasonable price of $397,500.
I'll be listing a nice 3BR, 3BA end unit in Third Creek soon, contact me at 775-831-7000 if you're interested and want to get ahead of the crowd.
The most attractive of the new listings are the three bedroom home at 772 Geraldine priced at $649,000 and the beautiful piece of new construction at 845 Donna offered for $2,495,000. The latter property will be finished later this month and features over 4600 square feet of living space. You’ll find four bedrooms, 4.5 baths, beautiful high end finishes throughout and a nice woodsy setting within walking distance of the center of town.
If you don’t mind getting in the car to drive down to Starbucks, and maybe $2.5 million is a little more than your budget can handle, then the property on Geraldine could be up your alley. It looks to be in a fairly private setting and you’ve got 2800 square feet of living space giving you pretty good bang for your buck. Throw in the attached two car garage and this one is worth a look.
6 is the lucky number if you are a condo address on the Incline Village real estate price reduction sector. #6 at 1000 Lakeshore and #6 at Village Highlands are the two standout price reductions. Everything else pales in comparison or doesn’t really strike my fancy.
The new asking price of only $645,000 for the beautifully remodeled condo at 1000 Lakeshore puts this in the sweet spot for a three bedroom, 2.5 bath, two story condo with a one car garage.
If you’d like even more living space, then our other condo opportunity which got a $100,000 price reduction is worth a look. Boasting three large master suites, 3.5 baths, 2350 square feet, open beam cathedral ceilings in the living room and a nice low elevation setting, the new asking price of $895,000 will likely bring more showings and maybe an offer soon.
Daily Incline Village Real Estate Blog Update - June 26 - 28, 2010
Looking back at the past week, the Incline Village real estate scene had a nice dose of activity. 13 properties went into escrow on the MLS with six of them being houses and seven condos. The prices range from $98,000 all the way up to a little bit over three million dollars showing a nice spate of activity across the board. With 17 new listings and five of them being repeats, the number of properties going into escrow actually exceeded the net new listings once again. What makes this special is that it took place during a week when we had a lot of new listings, not just a handful like back in early spring.
Incline Village property owners have been returning for the summertime and the vacation crowds are slowly starting to filter in. There has been a noticeable upsurge in traffic and the beaches are getting more crowded. Out of the 8 new listings in the past three days only two really merit a closer look once we get past the repeats.
It looks like the seller of 1138 Lakeshore may consider carrying a first mortgage on the property. This is an elegant five bedroom, five bath, 4800 plus square foot lodge style home that is gorgeous from top to bottom. From the moment you pull into the semicircular driveway it is apparent that this property exudes a Lake Tahoe feel. Priced at $3,695,000, this home was completed in 2000 and looks virtually new.
Contractor types or anyone looking for a development opportunity at low elevation will want to check out the property at 579 Dyer Cir. This house was built in 1972 but the real attraction is the large lot next to a stream. There is no TRPA site assessment, so buyers will want to do their due diligence. Having said that, the asking price of $579,000 makes me want to stop by and check out this three bedroom, two bath home on a .413 acre lot
The other attraction on the Incline Village MLS new listings front is the mountain style home at 692 Marlette. Featuring three bedrooms, two baths, over 2200 square feet of living space and lots of natural light, this home is offered at $699,000.
There are several price changes among the moderate to more expensive properties. Lakeview shoppers will want to check out 573 Tyner Way, 822 Ellen Ct. and 250 North Lake Circle now that all of them have dropped at least six figures. Click to See MLS Info Condo buyers at low elevation may wish to take a close look at #2 Alta Village after the $50,000 whack brings it down to $599,000. This is a very nice three bedroom, 3.5 bath, 2000 plus square foot condo with a one car attached garage just a couple of blocks from the beach.
We all know that the phrase short sale is an oxymoron. But giving more credence to that particular subject was the property at line 929 Dorcey. My compliments to the listing agent who has been wrestling with this transaction for finally getting what looks like the bank to accept an offer. #25 Bitterbrush also went into escrow adding to the increased sales activity in that complex with lots of Lakeview condos.
Daily Incline Village Real Estate Blog Update - June 23 - 25, 2010
The Incline Village real estate market had quite a flurry of activity the past three days. But out of the 13 new listings there are only three that merit some attention in this writer’s opinion. I may have a three bedroom, three bath, end unit condo in Third Creek coming on the market in the next week or two. Very good location, nice interior, well maintained. Anyone who’s been waiting around for a property in this complex would do well to contact me in advance of it hitting the Incline Village MLS.
The most notable of all the price reductions is for my Lakeview listing at 460 Teresa Ct in Crystal Bay. The new asking price of only $649,000 makes this arguably one of the best Lakeview values anywhere on the north shore. Four bedrooms, 2.5 baths, level entry to the kitchen, living and dining areas along with the master suite and two decks. The guest bedrooms are all downstairs so those in the master suite won’t be disturbed with late night footsteps. Click Here to See the Virtual Tour
Leading the charge today on the new listing front is the cute little cabin that sold for $375,000 last year at 202 Wheel Rd. That was quite a bargain, so the new asking price of $425,000 is actually pretty reasonable. Wonderful low elevation location in a private setting next to forest service land and at the end of a cul de sac. Not sure why they are selling so soon, but it’s worth a look if you are seeking a little getaway within walking distance of Lakeshore.
It is extremely rare to see a free standing condo come on the market in the Lodgepole Park development. So, #11 priced at only $1,049,000 is a special treat. Anyone who normally shops for the Country Club Villas will want to take a look at this place. Inside you will find three bedrooms, 2.5 baths, over 2300 square feet of living space and nice finishes throughout. I expect this property to sell rather quickly especially with the summer crowds arriving.
Panoramic Lakeview shoppers of Incline Village real estate will want to take a look at 1041 Apollo Ct. Set high up on the mountainside just above the Mt. Rose Hwy, this property was on the market at $3.5 million last year. A change of agents and a new asking price of just under $2.9 million makes this one worth a look. Nearly 6000 square feet of living space divided into five bedrooms, 4.5 baths, formal dining room, game room and even a breakfast nook.
Rounding out the action, we had 6 properties going into escrow and 5 properties closing escrow in Incline Village and Crystal Bay in just the past 3 days. Buyers who continue to procrastinate when their ideal place comes on the market at a good price will be disappointed at the end of the summer season. It's still a Tiger's market; stalk, wait and then pounce when the time is right.
Daily Incline Village Real Estate Blog Update - June 21 - 22, 2010
As the stock market continues to gyrate wildly with intraday swings of 100 or 200 points almost every day, the Incline Village real estate market continues to move along at a nice steady pace. Since I have a shoulder injury and it’s a little bit painful operating a computer mouse, I will be doing these updates every two or three days until I’m feeling 100%.
The Incline Village real estate update for this sunny Tuesday brings us four new listings, eight price changes, seven properties going into escrow and two properties closing escrow. Buyers who continue to sit on the sidelines will need to be ready to pull the trigger on quality properties when they are offered at good prices. There are a finite number of great locations and after that you are into the second tier properties.
The only new listing on the Incline Village MLS that catches my attention is the beautifully remodeled panoramic Lakeview home at 1011 Apollo. This place sold for $1,095,000 back in December of 2009 and has been stunningly upgraded from top to bottom. The new asking price is $3.1 million for this four bedroom, 4.5 bath, 4200 plus square foot home. Short level driveway, sunny southern exposure and a view that will knock your socks off from just about every room in the house.
With eight price changes one would think I would be writing a dissertation today, but one would be wrong. The only price reduction with a smidgen of interest is the $20,000 drop at #99 Bitterbrush. Exceptionally nicely remodeled two bedroom condo, the new asking price is down to $429,000 which is a far cry from the original $749,000 asking price. If nothing else, this place is worth a look so you can get some remodeling ideas for your own property.
The seven properties going into escrow the past two days on the Incline Village real estate market range all the way from a $98,000 condo in Pinebrook up to a $1.9 million home in Crystal Bay. Condo activity is way up from last year as more sellers have become realistic in regards to what kinds of prices the market will bear.
Daily Incline Village Real Estate Blog Update - June 19 - 20, 2010
As we are all waiting for summer to still arrive on the north shore of Lake Tahoe the Incline Village real estate market brings us three new listings, eight price changes, one property going into escrow and two properties closing escrow on this 3rd weekend in June.
The new listings involved two repeats and one place that does not excite so let’s take a quick look at the price reductions. The only property that interests me on the Incline Village MLS price change front is the $26,000 alteration at #56 Village at Incline. The new asking price of $669,000 is shockingly cheap based on dollars per square foot. This is a three bedroom, 3.5 bath, 2760 square foot condo located behind the Country Club mall and across the street from the Hyatt hotel and casino. These properties generally make great vacation rentals and they are within walking distance of everything.
Closing escrow at $460,000 is the cute little three bedroom, two bath, 1498 square foot condo with a one car attached garage at 215 Lark Ct.. Also changing hands is #48 Fairway Pines at $416,000. The final asking price of $429,000 shows that sellers do not need a lot of wiggle room if they price their properties correctly.
Daily Incline Village Real Estate Blog Update - June 17 - 18, 2010
It’s been a rollicking few days for this Incline Village real estate agent and our market in general. With my transaction for #133 Third Creek looking like it’s going to fall out of escrow, getting a couple of new listings setup and having two buyers in town, the activity on the Incline Village MLS seems to pale in comparison.
The Incline Village real estate update for the past two days brings us a total of seven new listings, 12 price alterations, and two properties going into escrow. Proof that a more realistic price tends to bring in offers is the house going into escrow at 945 Miner’s Ridge. The current asking price of $999,000 for this three bedroom, 3.5 bath, over 3000 square foot home next to the Mountain GC is much more attractive than the old number which was $150,000 higher.
Also getting an accepted an offer is the five bedroom fixer upper short sale at 869 N. Dyer. Priced just under $550,000, this could be a nice family home if remodeled or it presents a development opportunity for a tear down / rebuild.
Taking a look at the price reductions today reminds me of searching for a restaurant in an unfamiliar city. You are hoping to find something good, but after wandering around and looking at all of your choices there are really only a few that interest you. Personally, I look for restaurants that are crowded at the dinner hour and avoid the empty ones. Lots of locals jammed into an eatery generally tells me that the food is good or at least won’t give me some devastating illness.
Moving up a notch, shoppers looking in a lakefront community will want to take a gander at #104 Crystal Shores Villas. You don’t find panoramic lake view condos that have been remodeled and priced under $900,000. But, that is exactly the case when you knock $100,000 off the asking price. Run, don’t walk if you’re interested in this one.
Maybe you would like over 4500 square feet of living space in a gated community at low elevation. Then the $200,000 slashing at 260 Estates Drive will interest you. Now offered at $1.5 million, this gorgeous home with high end finishes throughout sits on 1.11 acres.
The only new listing that I am devoting any time or electrons to today is #101 Third Creek. Priced at $687,000, this three bedroo, 2.5 bath, 1800 plus square foot condo has one of the best locations of any inside unit in the complex. Backing up to the creek and located in a little group that is shielded from the traffic and noise at the Raley’s shopping center, this one is worth a look.
Daily Incline Village Real Estate Blog Update - June 16, 2010
For those of you who don’t mind a little bit of hiking with your skis, we’ve got the perfect conditions for those mid-June ski and swim days. North facing slopes above 8500 feet still have a pretty decent snowpack. Then after a run in the Chutes, you can spend the afternoon enjoying the chilly waters of Lake Tahoe as the snow melt pours into the lake.
The Incline Village real estate market offers six new listings, four price changes, one property going into escrow and one property closing escrow on this sunny Wednesday. I do have some time available on this weekend if anyone wants to look at some properties. And I'll be doing open house at 1000 Lakeshore #11 from 4 to 7 pm on Sat., so stop by and say hello if you're in the neighborhood. Lakeshore Realty is having a group open house Saturday evening with a lot of agents holding condos and houses open in the Lakeview and Mill Creek subdivisions.
The best of all the price changes today is the $80,000 alteration at 645 – 14th Green. The new asking price of $1,795,000 puts this gorgeous five bedroom, 4500 plus square foot property right in the sweet spot. Stunningly beautiful landscaping on a nearly half acre lot gives you a park like setting.
Coming back on the market at the new asking price of $839,000 is the 4BR, 2800+ sq. ft. home on the Mountain GC at 704 Golfer’s Pass Rd. This was previously on the market for just under one million dollars, so it looks to me like a much better price point this time around.
Seekers of new construction will want to take a look at the house completed in 2008 at 968 Red Feather. This 3200+ sq. ft. Property features four bedrooms, 3.5 baths and high quality finishes throughout. The asking price of a little bit under $1.5 million piques my interest for this home in Incline Village located in a woodsy setting at higher elevation on the east slope.
Daily Incline Village Real Estate Blog Update - June 15, 2010
It was quite a day on the Incline Village real estate MLS tour as we had 20 properties to view. Many of them were actually new listings this week, as opposed to the usual overload of repeats. Quite possibly the nicest lake view under $800,000 can be found at 825 Tyner. Something like 70 trees were cut down in the name of defensible space and the view improved dramatically.
The action today on the Incline Village real estate update consists of four new listings, three price changes and one property closing escrow. Changing hands to a new owner is the beautifully remodeled home at 650 Lakeshore. The final sale price of $3.2 million works out to around $700 per square foot.
I just listed 846 Southwood which is a four bedroom, 2.5 bath, free-standing condo with an oversized two car garage. Built in 1999, this property has very nice finishes throughout. Granite counters, jetted tub in the master suite, beautifully landscaped common area and other nice touches. Nice low elevation location within walking distance of the beach, post office, shops and restaurants. At 2,385 square feet, the asking price of $695,000 should be pretty attractive to anyone shopping for this type of property.
Daily Incline Village Real Estate Blog Update - June 14, 2010
It was nice to enjoy a bit of summer like weather on the north shore of Lake Tahoe today. This is one of my favorite times of the year when we get this gorgeous weather, incredible scenery with the snowcapped mountains and a bit of quiet time before the summer crowds arrive.
The Incline Village real estate market continues along at a nice steady pace with two new listings, three price changes, two properties going into escrow and one property closing escrow. Looks like my broker has the hot hand as he closed another one today at 361 Country Club Drive. This Tudor style home with a beautifully remodeled interior sat on the market a long time because most folks come up here for a mountain style property not a hint of the British countryside. The final sale price of only $970,000, all cash, should make the buyer happy and the seller ecstatic because this was a short sale.
Getting an accepted offers today on the Incline Village MLS are a remodeled 1BR, 600 sq. ft. condo in Pinebrook and #198 Bitterbrush. The latter property recently had a nice price reduction and is one of the better values in the complex. Nicely updated, good two bedroom, 2.5 bath floor plan with a loft, hot tub and two car garage makes it a pretty appealing place at the 430K offering number.
Arguably one of the best locations on the Champ golf course at 571 Putter got a nice big price reduction today. Sliding $305,000 down to $1,895,000, this spectacular home that overlooks three different holes features over 5600 square feet of luxurious living space. You will find four bedrooms, 4.5 baths, wonderful spaces for entertaining, a lot over ½ acre and ample guest parking. At the new asking price this property is high on my list to show to golf course shoppers.
Worth a look for you high elevation Incline Village real estate buyers is the nicely remodeled chalet at 1310 Zurich. Squeezed into a little over 1200 square feet you’ll find three bedrooms, two baths and a nice great room with open beam cathedral ceilings. The asking price of only $389,000 makes this pretty tempting.
Daily Incline Village Real Estate Blog Update - June 11 - 13, 2010
With the beach parking lot finally starting to fill up and the sun beaming brightly on the north shore of Lake Tahoe there has been a ton of activity on the Incline Village real estate market the past 3 days. We’ve got a total of 10 new listings (most of which are repeats), five price changes, one property going into escrow and three properties closing escrow.
Before we delve into today's commentary, I’ve been dealing with a rather intransigent seller lately. I’m beginning to think if I get any further grief I may just have to post all the inspection reports for this property on my web site. Wonder if he’s got his nitro pills handy…
2 of the new listings on the Incline Village MLS merit a closer look. #203 McCloud is a beautifully furnished three bedroom, two bath upper unit with a sunny southern exposure. The asking price of $459,000 makes this one of the less expensive units currently offered for sale in the complex.
Lakeview subdivision buyers will want to swing by the nicely remodeled home at 716 James Lane. Priced just under $1.5 million, this three bedroom, 2.5 bath, 3665 square foot home is situated on a large level lot over 4/10 of an acre. Great location just a couple of blocks from Lakeshore Blvd.
The only price reduction deserving of any electrons is the $150,000 alteration for the mountain style home at 772 Lakeshore. Now priced at $2,450,000, this five bedroom, 5.5 bath home was built in 1996. Short walk to all the beaches, this property is adjacent to a stream and has a lovely low elevation setting.
Getting an accepted offer and opening escrow is my broker's listing for the lake front property at 585 Lakeshore. The asking price of $10,000,000 shows that affluent buyers are continuing to step up to the plate on a regular basis to purchase high quality properties.
Daily Incline Village Real Estate Blog Update - June 9 - 10, 2010
When I get a day behind this time of year writing the Incline Village real estate blog it usually means something significant has sidetracked me from my journalistic aspirations. In this case, it’s working on a new listing agreement, wrestling with a transaction in escrow that is taking an inordinate amount of time and working on the summer edition of the Inside Incline newspaper.
The Incline Village MLS brings us a total of eight new listings, seven price changes, one property going into escrow and one property closing escrow during the past two days. Getting an accepted offer just a few days after coming on the market is the panoramic Lakeview home with the top of the world feeling at 1457 Glarus Ct. I hope the buyer has a really good transmission in their car because it’s quite a climb. But you are rewarded with a spectacular edge of the earth effect the way this property is situated on a promontory of land.
Closing escrow at $332,500 is the very nicely remodeled condo at #19 White Pines. This three bedroom, 2.5 bath, 1440 sq. ft condo with a two car attached garage is in one of the best locations in the complex and situated next to a year round creek.
McCloud shoppers holding out for a great value in a three bedroom condo will want to jump all over #58. This is a very unusual floor plan and one of the better ones in my opinion. The bedrooms are spread out for privacy, you have a relatively level entry on the ground floor to the kitchen, living and dining areas for easy access. Lowest asking price in over five years at $649,000 makes me believe this will be gone before the 4th of July holiday. Sorry that I don’t have time to update my best buys page or this one would certainly go on it.
None of the other new listings thrill me so let’s take a look at two of the price changes. #198 Bitterbrush is now a veritable bargain at only $430,000. The latest $35,000 price alteration shows me the seller means business for this two bedroom + loft, 2.5 bath, 1400 plus square foot condo with a two car garage and hot tub to go along with a pretty decent lake view.
Families will appreciate the quaint one level home at 327 Winding Way. The new asking price of only $549,000 represents a $40,000 slice off the old number. You’ll find 3BRs, 2 baths, 1700+ sq. ft., a big 2 car garage and a nice large lot with plenty of room for kids to play both front and back. Hard to find a more livable piece of Incline Village real estate at low elevation anywhere near this price.
Daily Incline Village Real Estate Blog Update - June 8, 2010
This is the busiest time of year for new listings on the Incline Village real estate MLS and there were 20 properties on the weekly tour today. Out of the entire batch, the only one that sparked any interest was the place located on the Champ Golf Course at 974 Fairway Park Dr. The new asking price of $995,000 makes it absolutely, positively the best value currently on the Champ GC. Contact me for more details on this three bedroom, 2.5 bath, 2100+ square ft. property because once this one is gone there is nothing else in its class to take its place.
The Incline Village real estate update for this sunny Tuesday brings us one new listing, two price changes and two properties closing escrow. The new listing is a short sale in the Pinebrook complex, but this unit does look like it’s been pretty well fixed up. I’m not sure if the $98,000 asking price bears any relation to the amount of money owed on the property, so you take your chances on this one.
Closing escrow today is one of the pieces of new construction over in Incline Creek Estates. The sale price was a little bit north of one million dollars for this free standing condo. Also getting a new owner is the beautifully remodeled two bedroom condo at 1-68 Forest Pines. The sale price of $370,000 was only $4000 below the asking price. Sellers who put their properties on the market at a reasonable price in Incline Village or Crystal Bay have a pretty good chance of getting some action in the summer of 2010. And buyers can't assume that every property has a lot of wiggle room, because that's not always the case.
Now that the primary election results are in it will be interesting to see if anyone talks about the issues and offers real solutions or if it's going to be one negative attack campaign after another from now to November.
There is so little support for either Harry Reid or Sharon Angle as a Senator from Nevada that maybe I should throw my hat in the ring and run as an Independent. Heck, I formed my own political party when I was a junior at Boston University back in 1976, got elected President of the student government and my party captured all 20 seats that were up for grabs. Don't send your donations just yet, I don't want to get in any trouble with the agency that governs fair political practices.
The voters in Nevada are for the most part neither liberal nor conservative, they are generally very independent (kinda like myself). If elected I would not pledge loyalty to either the Democrats or Republicans and would work to resolve problems and not just play partisan politics. And if elected, I promise to throw the biggest party that Incline Village has ever seen!
The low 12.8% turnout in Alameda County California should be a wake up call to all the politicians that voter apathy is at all time highs and so is the disgust with the inability of politicians to work on solving America's problems. Maybe if the folks in Congres concentrated on what's best for the whole country instead of what sound bites will get them reelected we might be able to make some progress on the major issues affecting our daily lives and the future.
Daily Incline Village Real Estate Blog Update - June 7, 2010
It’s the start of another beautiful week for this Incline Village real estate agent and the MLS brings us one new listing, four price adjustments and one property closing escrow to kick things off. Changing hands to a new owner is the spacious two bedroom, 2.5 bath condo at #57 Village at Incline. The final sale price of $399,000 is a good deal but also reflects the fact that this property has a tiny rear patio, not a large open area like some of the other condos in the complex.
The eye catching price reduction on the day is 230 Pine Cone Rd. It looks like the seller really wants to see an offer with the latest $45,000 price reduction bringing the price down to $600,000. This is a livable fixer upper with three bedrooms, two baths, 1500 square feet of living space and probably some potential for expansion on the large lot that is over 4/10 acre. Located in the Mill Creek subdivision just a couple of blocks from Lakeshore Blvd, the long term upside potential appears very good for this Incline Village property.
Our new listing on the MLS today is once again a mountain style high elevation home at the top of upper Tyner. Priced almost $190,000 higher than the competition down the street, I will have to check out this place at 953 Dorcey to see what makes it special. It features five bedrooms, three full baths, mountain views and a good sized lot over 1/3 acre in size.
Buyers looking to get ahead of the summer crowds might want to come up to Incline Village and look at real estate the next two weeks. You will avoid multiple offer situations and get first choice on the best properties currently for sale in Incline Village and Crystal Bay.
Daily Incline Village Real Estate Blog Update - June 5- 6, 2010
It was an eerily quiet weekend for the Incline Village real estate scene as we had three new listings (two of which were repeats), one price change, one property going into escrow and one property closing escrow.
Anyone who’s been holding out for a spectacular lakefront property might want to take a close look at 951 Lakeshore. Priced at $11,900,000, that works out to just about three million dollars per bedroom for this four bedroom, 4.5 bath, nearly 4000 square foot home with 100 feet of private sandy beach. Nicely remodeled and in one of the choicest settings you will find on the north shore of Lake Tahoe, this is a gorgeous lakefront estate.
Continuing along in the luxury market is the sale of 727 Champagne Rd. This stunning home with a spectacular panoramic Lakeview sold for an even five million dollars. Over 8000 square feet of living space and I know what some of your thinking; why is the lakefront property less than half the square footage and more than twice the price? Well, that’s just the way it is when you are looking at a high elevation lake view property vs. a lakefront property with private beach. Beauty is in the eye of the beholder and the one with the checkbook.
Opening escrow on the Incline Village MLS is the value priced house at 269 Tramway. I think this is one of the better low elevation properties under 800K and I’m happy for the listing agent to see her putting another property into escrow this year.
Daily Incline Village Real Estate Blog Update - June 4, 2010
It looks like summer is finally on the horizon on the north shore of Lake Tahoe. You can finally walk around in shorts and a t-shirt without getting hypothermia. The Incline Village real estate market brings us five new listings, two price changes and two properties going into escrow as we start the first weekend in June.
Lakeview condo lovers may wish to pay a visit to #10 Bitterbrush. Priced at $439,000 dollars, this remodeled three bedroom, two bath, 1270 square foot condo with a carport is located near the entrance to the complex. The last comment is to mollify folks who don't like driving in the snow. This is one place in the complex that you don’t have to worry too much about icy conditions in winter time when it comes to getting in and out.
Anyone looking for a fixer upper under $600,000 in a single-family home in Incline Village will want to check out 859 Dyer Cir. Priced at $549,900, this five bedroom, four bath, 3200 square foot home sits on a level lot of approximately .43 acres. Nice spot in the Woods subdivision.
The price changes don’t do anything for me today so let’s take a look at the properties going into escrow on the Incline Village MLS. The lake view home at 520 Pahute Rd in Crystal Bay got an accepted offer today. The asking price of $668,000 for this partially remodeled four bedroom home is a good deal because of the view and two car garage. The house is a bit chopped up, but has a lot of Tahoe charm.
Also going into escrow today is one of the moderate income properties at 915 Incline Way. These condos have restrictions on who can purchase them, resale pricing and a few other parameters. Good location near the center of town, walking distance to everything.
Daily Incline Village Real Estate Blog Update - June 3, 2010
Don’t worry if you have a lot of responsibilities today, the Incline Village real estate update won’t take a lot of time on this cloudy Thursday. We have just one new listing and one property going into escrow on the MLS today.
High elevation house hunters will appreciate the mountain feel and woodsy setting for the new listing at 1011 Dorcey. This four bedroom, 2.5 bath, 2496 square foot home with open beam ceilings, ledge stone fireplace and lots of other Tahoe touches is priced at what appears to be a very reasonable $789,000. Remodeled kitchen, spacious living areas and forest service land next door, looks like this one is worth the drive to upper Tyner.
Going into escrow today on the Incline Village real estate market is #19 Creekside West. This three bedroom, 2.5 bath, 1300 plus square foot condo is priced at $288,000. It’s a short sale in a high density complex at low elevation. And that wraps it up for today in the journalism department. Now I've got to get back to reviewing those inspection reports for a deal I have in escrow, there are some long scientific words I've never seen before in one of them...
Daily Incline Village Real Estate Blog Update - June 2, 2010
As a little bit of moist warm tropical air moves in from the central Pacific, the Incline Village real estate market brings us four new listings, four price changes, two properties going into escrow and one property closing escrow. Most of the new listings on the MLS are repeats and with time a bit on the short side today let’s skate over to the price changes.
Two of the four price changes are well into six figures, so let’s take a closer look at these spacious properties both of which are in fairly nice settings. The house at 630 Woodridge Circle features five bedrooms, four baths, over 4600 square feet of living space and it is all situated on a lot that is .87 of an acre. Nice woodsy spot next to a creek, the new asking price of just under $1.5 million is a discount of more than $250,000 off the old asking price.
Getting a nice $305,000 haircut is the elegantly remodeled lake view home at 363 Mountain Lake Ct. The new asking price of $1,895,000 is now getting pretty reasonable for this four bedroom, 5.5 bath, 3892 square foot home on the east slope.
The luxuriously remodeled home at 650 Lakeshore priced at $3,850,000 got an accepted offer today. This is one of the most beautiful homes at low elevation for its size. Located practically across the street from Burnt Cedar Beach, this 4620 square foot home has gorgeous high end finishes throughout and an ok lake view for being across the street. Way to go Janet! It looks like the queen bee of luxury properties will have another good year.
Closing escrow at $1,375,000 is the bank owned property at 857 College. Congrats to Kurt for handling both sides of the transaction and moving this property quickly in an all cash deal. I’d told the developer two years ago that he would be getting somewhere around $1.4 million to $1.5 million, looks like the bank is recovering at least some of their loss on this one. A word to the wise, if you’re going to build luxury homes at Tahoe at least have a little bit of a view and don’t build them across the street from an old trailer park. (Which is now gone, thank heavens).
Daily Incline Village Real Estate Blog Update - June 1, 2010
I just received the latest weekly charts showing the most recent notices of default and notices of trustee’s sales. For the first time ever, there are more than just a handful of properties and actually some pretty decent locations on the list. I know that most of the other Incline Village real estate agents read my blog to avoid doing the hard research themselves. So, I’m not going to publish all the specifics here. Let’s just say whether you are looking for a condo around $200,000 all the way up to a luxury piece of new construction at $1.8 million there’s something for everyone.
When you consider that five years ago this week was pretty close to the peak of the real estate boom and we’ve been anticipating a spike in mortgage resets for the summer of 2010, this is not a huge surprise. What is a bit unusual is the fact that there are a few quality properties instead of the usual garbage from stretched out sellers who really couldn’t afford a property at Tahoe in the first place. (I have no sympathy for people who live beyond their means or speculate and lose).
The main reason you don’t see me writing about short sales and foreclosures very much in this blog is because the vast majority of those properties in Incline Village and Crystal Bay are undesirable and generally unworthy of your hard earned dollars. So, this week is an exception. Please contact me if you would like more details and let me know what price range you are interested in so we can focus our efforts appropriately.
Daily Incline Village Real Estate Blog Update - May 30 - 31, 2010
Luxury condos shoppers have something to cheer about on the Incline Village MLS real estate update today. We’ve got a Lakeview condo in a lakefront community and a Lakeview condo in the center of town for your enjoyment today.
If one level living is high on your priority list, then look no further than #3 The Pointe. Located in the single most luxurious building in all of Incline Village, this three bedroom, three bath, 2,700 plus square foot condo shares all of the amenities at Third Creek (but also has a private pool and spa). Priced at $1,285,000, this could be the next property to sell in the complex.
I am anxious to see the interior photos at #47 Lakeshore Terrace. This three bedroom, three bath, 1760 square foot panoramic lake view condo comes with an oversized two car attached garage. The asking price of $1,550,000 could be a fairly reasonable deal if the interior is nicely remodeled. At this complex you get a private beach, buoy and access to a private pier.
The only other action to report on the Incline Village real estate market is that #3 - 900 Golfer’s Pass Rd finally got an accepted offer. This property is a short sale, and I’m pretty sure they owe along more than the asking price of $329,000, so knows where this one will finally settle. It’s a rare condo with a fenced backyard where you actually own the land instead of it being part of the common area.
Daily Incline Village Real Estate Blog Update - May 28 - 29, 2010
It looks like spring has returned on the north shore of Lake Tahoe. While a handful of ski areas are open this weekend, this Incline Village real estate agent is busy showing property and continuing to nurture a transaction through escrow. The Incline Village MLS brings us nine new listings, four price adjustments and one property going into escrow as we start this Memorial Day weekend.
Leading off the headlines today for the Incline Village real estate market is the $150,000 price change at 796 Tyner. The new asking price of only $1,450,000 makes this the absolute best value in a Lakeview Property in Incline Village or Crystal Bay. Spacious floor plan, short level driveway, beautiful views, great for entertaining or extended family gatherings. Click Here to See the MLS Detail
The most exciting of all the price reductions for condo buyers in Incline Village is the big $56,000 adjustment for my listing of #33 Village at Incline. This two bedroom, 2.5 bath, nearly 1600 square foot condo is located right across the street from the Hyatt hotel and casino and just one block from the local beaches. The new asking price is $529,000 for this furnished property which also has a great rental history.
Getting an accepted offer and opening escrow is the lovely free standing condo in a superb location at 876 Lake Country Dr. One of my buyers was looking very closely at this property and on the edge of writing an offer, but they did not want to get into a bidding war. Congrats to the lucky buyer, this is arguably the best location in the entire development and the place has a beautiful interior.
Anyone looking for a 4BR+ home in a private setting may wish to take a closer look at two of the new listings that hit the MLS. 515 Spencer Way is a beautifully remodeled Lakeview Property situated on 1.87 acres of land at the end of a cul du sac. Featuring four bedrooms, four full baths, two half baths, a heated driveway and high end finishes throughout, this is one of the most secluded settings you’ll find anywhere in Incline Village or Crystal Bay. The asking price is $2.5 million for this spectacular place.
If your budget is around $1.5 million, then maybe the house at 205 Nue Ct. will fill the bill for you. The lot is approximately ¾ acre and it looks to me like this property could be a great vacation rental with the spacious living areas and ability to sleep lots of bodies. Located in a quiet woodsy setting just a few blocks from Highway 28. You’ll find four bedrooms, three full baths, two half baths, and over 4000 square feet of living space. This property is also on a cul du sac and surrounded by forest. You’ll enjoy that Tahoe feel every time you set foot on the property.
Daily Incline Village Real Estate Blog Update - May 25 - 27, 2010
There has been a plethora of activity the past two days on the Incline Village real estate market. This agent has to offer his apologies for being so busy with two transactions in escrow and another offer in play. I will be showing property on Friday, but still have some free time this weekend if anyone would like to look at any of the houses and condos for sale in Incline Village.
We have a grand total of 10 new listings (most of which are repeats), four price changes, one property going into escrow and four properties closing escrow on the Incline Village MLS. I am very happy to announce that I represented the seller of #66 McCloud which sold at $475,000. This is a slightly oversized two bedroom, two bath condo with a mud room and extra large south facing deck with a view of the mountains. The final sale price reflects the nicely remodeled interior and unique floor plan with several amenities that you will not find in your standard two bedroom, two bath McCloud condo.
All of the other properties that closed escrow on the Incline Village real estate scene the past couple of days were condos priced between $200,000 and $475,000. It’s nice to see the condo market picking up dramatically when compared with 2009. And to complement that fact is our property going into escrow which is one of the condos on the market at 928 Wendy Ln.
The only new listing on the Incline Village MLS that sparks any interest on my part is #132 Bitterbrush. Priced at $439,000, this 1412 square foot Lakeview condo features two bedrooms, 2.5 baths, a loft, and a two car attached garage.
I'm not enamored with any of the price changes, so the audience is free to take the night off and start packing for the holiday weekend. I'll be spending the afternoon lining up showings for my buyer on Friday and then making dinner for company tonight. Once the snow stops falling it looks like a rather nice weekend ahead. Anyone up for some powder skiing on Friday may wish to head up to Squaw Valley for a rare Memorial Day treat of fresh tracks.
Daily Incline Village Real Estate Blog Update - May 24, 2010
Out of the 6 new listings (5 of which are repeats), 8 price changes and 1 property going into escrow on the Incline Village real estate market today, the only real excitement to report is the Best Buy Alert above. It has been a couple of years since we saw a property come on the market at the Golf Course Villas. And this particular free standing condo is in one of the better locations in the complex.
Even though two of the price changes today on the MLS were for approximately $200,000, I am still underwhelmed overall and will save my typing skills for the offer that I am writing this evening.
Showing that the luxury end of the market is still holding up quite well, #14 The Pointe got an acceptable offer. Priced at $1,325,000, this is a beautiful three bedroom, three bath, one level condo with a nice view of the lake.
Daily Incline Village Real Estate Blog Update - May 20 - 22, 2010
While I was in Chicago the past few days visiting my mom in the nursing home where she now resides, the Incline Village real estate market brings us a slew of activity, but not all of it interesting. Most of the 9 new listings are repeats (with 2 nice exceptions), there were 8 mostly unexciting price changes, 2 properties goind into escrow and 1 condo closing escrow. Properties in Incline Village and Crystal Bay continue to sell at a steady pace and the inventory of houses is well below the levels in the past 2 years at this time.
Here are the links to the Incline Village MLS real estate activity the past 3 days:
New Listings Price Changes In Escrow Closed Escrow
Changing hands to a new owner is the condo at 928 Wendy Ln - #5 that I raved about when it fell out of escrow two weeks ago. The final sale price of only $225,000 was an all cash transaction for this bargain four bedroom condo that was a regular sale, not a distressed property.
Checking out the new listings today on the Incline Village MLS, my seller at #31 Third Creek has put the condo back on the market at only $899,000. This is one of the most beautifully remodeled condos in the entire complex and it has arguably the best location backing up to the creek. Oversized three bedroom, 2.5 bath, 2,238 sq. ft. end unit with conceptual plans approved by the homeowner’s association to add a third bedroom inside the existing four walls.
Slab granite, hardwood floors, custom cabinets, gourmet kitchen, spectacular gigantic gas log fireplace, the list goes on and on. Third Creek has the most amenities of any condo complex in all of Incline Village and Crystal Bay, including a swimming pool, tennis court, clubhouse, spa all, sauna, gym and men’s and women’s locker rooms.
The other new listing that is worth a perusal is #35 McCloud. This three bedroom, 2.5 bath, 1634 sq foot condo has a great location on the Village Blvd side of the complex. The asking price of $680,000 makes this potentially the best value in a three bedroom condo that we have seen in quite some time in McCloud. This unit has a slightly different floor plan than the other 3BR properties with a ground level entry. So, I will have to check this one out a bit closer on Tuesday when it hits the MLS tour.
Getting accepted offers are the house at 569 Silvertip priced at only 495K which offers a nice remodel or development opportunity and the beautiful piece of new construction at 857 College. The latter property is a single-family home that was built on spec by a developer a few years ago at the height of the real estate boom. Not only the developer had financial problems, the original lender actually went bankrupt.
So, I’m very happy for the new listing agent who listed this as a bank owned property and put it into escrow with a new asking price of just under $1.6 million. I never understood why anyone would buy this chunk of raw land and try to build spec homes to sell in the $2.7 million price range when the neighborhood only supports homes up to about $1.8 million. It was a textbook case of everything that was wrong during the peak of the real estate speculative boom.
The only price change on the Incline Village real estate update for the past few days that offers even a glimmer of enticement is the nearly $100,000 adjustment at 976 Fairway View Ct. This free-standing condo in a tiny gated community is now priced a little bit under one million dollars. Located very close to the championship golf course, this three bedroom, 2.5 bath property has a very livable floor plan and quality interior.
On a completely separate note, we have primary elections coming up and that includes the offices of the IVGID Trustees. There are 6 candidates running for 2 open seats. I normally stay out of political discussions in this column, but we've got some serious issues facing Incline Village and the future of North Lake Tahoe. So, the people who get elected this time around will have a major impact on our local environment, not just the usual utilities and recreational issues.
Also, we are facing a large number of capital improvement and maintenance projects over the next 10 to 20 years and these have to be done sensibly. This is not the time to just cast your vote for someone who talks a good line and seems like a pleasant person. Just because someone appears to be a good speaker at a public forum does not mean they are going to do a good job in office.
Lots of guys can wow the press and public, then turn out to be abysmal failures once in office. I was a political science major in college and I learned a long time ago that most folks running for office will tell you what you want to hear using vague statements and making sweeping generalities. This is a local election and we need officials who understand what is best for the long term needs of Incline Village and Crystal Bay, not someone who's a shill for developers or anyone with a hidden agenda.
I'll have more commentary on the election and how it could affect the Incline Village real estate market and long term property values later this week.
Lastly, I can't resist commenting on something that Dean Heller, our representative in Congress said on Face the State yesterday. Talk about someone who paints with broad brush strokes. When asked how we can solve our problems with the financial system he replied "Capitalism has to work itself out". Sorry, but we learned way back in the 1920s and 1930s that unregulated capitalism leads to troubling speculative excesses. Maybe his parents and grandparents didn't suffer during the depression like most of the rest of us.
But you can't have unregulated financial markets and hope everything goes ok. The repeated financial crashes and panics of the past 200+ years have proved otherwise. Speaking as someone who had a Series 7 Securities License and worked in high finance back in the 1980s, the Glass - Steagall Act and other regulations that came out of the Great Depression are what restored confidence in the markets.
The reason we had such prosperity for so long was because of fair and reasonable financial regulations. Once those firewalls and other reasonable regulations concerning limits on leverage, short selling only on an uptick, etc. were eliminated in the late 1990s and early part of this century, volatility and excess speculation returned. Add in program trading with high speed computers, off balance sheet investments and various types of derivatives that do not add any value to the economic system and you have a recipe for financial disasters.
By the way, why is it ok for a publicly traded company to have investments that are not carried on its balance sheet. Isn't that deceiving shareholders and anyone with any financial dealings with the company? Transparency and disclosure are at the heart of the matter when it comes to having an honest and open financial system that investors can have confidence in.
Daily Incline Village Real Estate Blog Update - May 19, 2010
It looks like a couple of very busy days ahead for this Incline Village real estate agent. This will be the last MLS update until sometime on Saturday. The Incline Village real estate market brings us six new listings and three uninteresting price changes on Wednesday.
The only new listings where I find any level of excitement are two different condos on opposite ends of the price spectrum. Bargain hunters will be very happy to see the asking price of only $310,000 for the two bedroom condo at 287 Ski Way Ridge. This penthouse unit is the lowest price we have seen in over six years. If you have been waiting for a good value in this complex, now is the time to make the move because I anticipate this property will sell rather quickly.
Lakefront condos shoppers looking for a prime piece of private beach in Incline Village will want to take a close look at #51 Crystal Shores West. This panoramic Lakeview end unit is being offered at $1,750,000. Featuring two bedrooms, two baths, 1700 plus square feet of living space in a remodeled interior, this is as good as it gets for a superb location on the water.
Daily Incline Village Real Estate Blog Update - May 18, 2010
Our only tidbit of activity on the Incline Village real estate scene today concerns 2 price changes. The eye catcher in the duo is the 100K slice off the asking price at 967 Red Feather. Now down to $1,095,000, this 4BR, 3BA, 2,556 sq. ft. home has a parklike setting next to US Forest Service land. Quiet cul-du-sac, peek of the lake and quick access to CC Drive and the Mt. Rose Hwy make this one worth a look at the new asking price.
Daily Incline Village Real Estate Blog Update - May 16 - 17, 2010
The week is off to a rousing start for the Incline Village real estate market. Monday brings us four more properties going into escrow, two properties closing escrow, three price changes and four new listings. Sellers are much more willing to negotiate in 2010 than during the past two years. This is resulting in a lot more transactions going into escrow and more properties successfully changing hands.
Getting new sets of keys today on the Incline Village MLS are the owners of the properties at #13 McCloud and 480 Winding Way. The latter property is a sprawling house with a very unusual floor plan that would make any fraternity quite happy. The final sale price of only $675,000 for this four bedroom, 3.5 bath, 3300 plus square foot home on a large level lot reflects the fact that the property was originally constructed back in 1963.
Lakeview shoppers may wish to take a closer look at 578 Valley Drive. The $51,000 price redeployment brings the new asking price down to $899,000. This spacious home is great for entertaining and also works very well as a vacation rental. The property has lots of room to sleep extended family, an enormous kitchen that is very well laid out for large gatherings and a big south facing deck with a lovely view of Lake Tahoe.
The new listings on today’s Incline Village real estate update are basically repeats, so let’s take a quick glance at the properties that got accepted offers today. Creating work for the title companies are three condos priced under $460,000 and the cute home in the woods that I have been touting at 560 Antler Ct. Priced at only 569K, this little gem at high elevation features three bedrooms, two baths, nearly 1800 square feet of living space and a very pleasant woodsy setting.
Daily Incline Village Real Estate Blog Update - May 15, 2010
It looks like spring has finally returned to the north shore of Lake Tahoe. With people starting to have picnics on the beach and large piles of pine needles appearing in numerous driveways, ski season is pretty much over. The Incline Village real estate update for today brings us three new listings and one price alteration for your cerebral contemplation.
Anyone who’s been keeping an eye on the 3BR house at 759 Geraldine will want to take a closer look. Losing $42,000 off the asking price, the new offering number of $547,500 is looking pretty tasty for this private property in a woodsy location. Lots of Tahoe charm and a beautiful setting make this a great vacation getaway or year-round residence.
Taking a quick glance at the new listings on the Incline Village MLS, I put #174 Third Creek back on the market at $150,000 below the old asking price. The new number of 679K is right in the sweet spot where properties have been selling in this complex during the past year. Great location on the gated side of the complex for this three bedroom, 2.5 bath, two story condo with a one car attached garage and nice mountain views. If you have been waiting for a good value in a nice location in the best condo complex in Incline Village, then please contact me for more information on this great property.
I can't offer much comment on the other new listing at 915 Fairview until I preview the property. Hope it has a nice lake view for the price they are asking (just under $1.7 mil) as this place was built in 1979 and is pretty far up the street on the east slope.
Daily Incline Village Real Estate Blog Update - May 14, 2010
The string of sales continues for the Incline Village real estate market with another property going into escrow today. We also had four new listings, two price changes and two properties closing escrow to round out the action on the MLS.
It looks like we have another satisfied bargain hunter who purchased the fixer upper at 309 Laura Ct. At only $420,000, this high elevation bank owned property has a final sale price that reflects the interior condition of the property. In the long run a good deal, in the short run a project.
Opening escrow today is the log style home with a filtered lake view at 695 Cristina. Priced at a little bit under $1.3 million, this 4200 square foot home on the east slope exudes Tahoe charm throughout.
I’m not thrilled with either of the price changes and most of the listings are repeats, but the lake view home at 114 Vue Ct merits a closer look at the new asking price of $1,095,000. A change of agents might bring a new twist on the marketing, regardless you won’t find too many six bedroom homes at low elevation anywhere near this price.
From now until the middle of June is a great time for buyers to come to Incline Village and look at real estate. You can get a jump on the summertime crowd who will be shopping for homes and condos during the busy season. Now that I’ve put a few deals to bed, I have a fair amount of time the next few weeks to work with new buyers. Please contact me if you would like more information about the properties for sale in Incline Village.
Daily Incline Village Real Estate Blog Update - May 13, 2010
We had a another flurry of activity on the Incline Village real estate market today. Three more properties went into escrow, one closed escrow, there were five price changes and three new listings.
Nothing too exciting among the new listings and all of the price changes except for one are piece reductions on lower priced condos under $400,000. So with another busy day ahead, let’s take a quick look at what went into escrow on the Incline Village MLS today.
This Incline Village real estate agent represented the buyer of #133 Third Creek and we finally opened escrow today after literally months of negotiations. Also getting accepted offers are the beautifully remodeled condo at #62 Royal Pines and the house I wrote about a couple of weeks ago at 684 Saddlehorn. The latter property is one of the higher elevation homes in town but situated in a private forest setting. The asking price of just under $600,000 attracted a lot of interest.
Wrapping things up on today’s Incline Village MLS column is some exciting news for yours truly. I represented the buyers of 966 Caddie Ct and we got an excellent deal on the property. This four bedroom, 4000 plus square foot home on nearly half acre adjacent to the Championship golf course will make a wonderful family retreat for my clients. The final sale price of $1,030,000 is a far cry from the original asking price of just under $1.6 million and the final asking price of just under $1.3 million.
This is a great example of how I negotiate great deals for my buyers. I continually scour the market for properties in great locations and monitor the price reductions. I also try to learn as much as I can about the property and the seller’s situation, so when the time is right we can present an offer and negotiate the best price and terms possible. Sometimes it’s a waiting game, sometimes you have to move quickly, it’s really a question of analyzing the situation and formulating the best strategy. My clients who bought Caddie Ct are very happy with this great property where they can build family memories for decades to come.
Daily Incline Village Real Estate Blog Update - May 11 -12, 2010
Well I guess working 15 hours yesterday paid off since I’m opening escrow Thursday on another property. Along with one transaction of mine closing escrow on Thursday and putting another deal under contract this past Monday, my sales this week exceed the average agent’s sales for the entire year. I think maybe a little celebration is in order!
It’s no time to be cowering on the sidelines whether you are looking at investing in Incline Village real estate or the stock market. There are good values to be found in both places if you are patient and willing to beat the bushes. That’s why we had five properties going into escrow in just the past two days on the MLS (and I was loading up on beaten down stocks last Friday).
Joining those properties for the latest Incline Village real estate activity are four new listings, 10 price adjustments and one property closing escrow. I’m not really fond of any of the new listings and a few are repeats, so let’s skip ahead and take a quick gander at the price changes.
Anyone shopping for a moderate priced property can zoom past the price reductions. Bargain hunters will want to jump all over #3 at 928 Wendy Ln. I was shocked that the bank knocked $30,000 off this already under priced four bedroom condo, but that’s exactly what happened. The new asking price of just under $170,000 is less than what some people spend for a car up here. And this place even has a two car attached garage along with a studio apartment behind the garage.
If you enjoy walking on Lakeshore Drive, then our two high-end properties today may be worth a look. Getting nice chunks of change sliced off the asking price are the spacious home at 908 Lakeshore and my buddy Tim’s listing at 920 Lakeshore. Both properties are priced over three million dollars, so if you’re serious about taking a look at them contact me for more details, I’m almost out of electrons.
The properties going into escrow on the Incline Village real estate market the past two days include four condos priced between $350,000 and $600,000 along with the golf course home at 980 Cart Ct. getting an accepted offer for the second time.
I normally don’t comment on news that does not pertain to Incline Village real estate, but in the case of the gigantic oil spill in the Gulf of Mexico I feel an obligation to put in my 2¢. I think this disaster points out the futility of continuing to base our long-term economy on fossil fuels as a major energy source.
I will be working with a new consortium of renewable energy companies based right here in Incline Village to help reduce our dependence on oil and other carbon based fuels. We have an abundance of wind and sun energy in Nevada and California. I’m working on an approach that while quite simple has been overlooked by our society. Heck, if I can solve the traffic problem at Hwy 28 and Hwy 431 with my idea for a roundabout, I think it’s worth taking a shot at a new angle on renewable energy.
Daily Incline Village Real Estate Blog Update - May 10, 2010
As a surprising late season snow storm dropped 6 inches or more of fresh snow in the Lake Tahoe Basin, the Incline Village real estate market took a bit of a breather. We have just one new listing which is a commercial building on Hwy 28 and yours truly opened escrow for my listing at #66 McCloud.
It looks like a very busy day ahead on Tuesday for this Incline Village real estate agent. I’ve got negotiations for one property in the works, another new listing coming on the market and client meetings all day. This coming Saturday, May 15 my schedule is still open if anyone would like to look at property here in Incline Village. I'm booked on Sunday with buyers coming in from out of town.
Daily Incline Village Real Estate Blog Update - May 8 - 9, 2010
Just a quick update for the Incline Village real estate market on the first weekend in May. We have only one new listing, one price change, one property going into escrow and one property closing escrow on the MLS. I am starting to see a lot more showing activity at my listings as are other agents at my office at Lakeshore Realty. Last year at this time things were deathly slow. So it looks like we are starting to see some equilibrium between buyers and Sellers instead of the stalemate that persisted in the first half of 2009.
Changing hands to a new owner is the cute little Gambrel style home at 938 Jennifer Street. The final sale price of $398,000 for this three bedroom, two bath, cabin in the woods is very fair considering the high elevation location, mostly original condition and lack of a garage.
Getting an accepted offer is the remodeled mountain style home at 800 Golfer’s Pass Rd. Priced a little bit over $1.3 million, this tastefully elegant property has a wonderful location on the golf course.
I am planning to take the day off on Monday and spend it in mourning on the fourth anniversary of the passing of my longtime companion, my cat Spumoni. Please click here to visit his web page and say a prayer for him, that he may rest in peace. I will return phone calls and e-mails on Tuesday.
Daily Incline Village Real Estate Blog Update - May 6 - 7, 2010
With the skiing season winding down and the folks over at Sqauw Valley preparing for their end of year festivities, it’s been quite a couple of busy days for this Incline Village real estate agent. In addition to nudging along a transaction in escrow, I received offers on two of my listings and have been working on some remodeling in the family room. Gotta get these projects at home wrapped up before summer hits and I barely have time to eat and sleep.
All four properties going into escrow on the Incline Village MLS are condos priced under $430,000, keeping with the trend of bargain hunters looking for lower-priced values. Also, the significant correction that the stock market made this week could be putting some moderate and higher end shoppers temporarily on hold while they rebalance their portfolios.
The five price changes all merit a look and they range from $319,000 up to $1.7 million. So, we have a little something for everyone whether you are searching for a condo, high elevation home in the woods or a gorgeous lake view property. It’s not very often that I say take a look at all the price changes, but I’m going to save some electrons and time rather than write a dissertation today. If I had to choose one from the bunch I’d say it take a closer look at #6 Village Highlands which was chopped down to $995,000. It’s quite possibly the best value in this complex in the past several years at the new number.
Most of the new listings on the Incline Village real estate market during the past two days were repeats. The only profoundly interesting one is the cute house at the end of the cul de sac at 843 Hazel. Whether you consider this a fixer upper or a tear down is in the eye of the beholder. At the new asking price of only $495,000 you are getting this place pretty much at lot value and you would be hard pressed to find a more private setting in our community for twice the price.
Daily Incline Village Real Estate Blog Update - May 5, 2010
Not a lot of excitement to report on the Incline Village real estate market on this breezy Wednesday. The four of the exciting new listings, one price adjustment and one property closing escrow, highlight of my day was driving around Lake Tahoe with a friend to Emerald Bay. We did the hike down to Vikingsholm and Eagle Falls and enjoyed a relatively quiet day with just a handful of other visitors.
Closing escrow today on the Incline Village MLS is the three bedroom, 3.5 bath, 1725 square foot condo at 688 Wilson Way - #4. This short sale property closed at $310,000.
It looks like a somewhat quiet weekend ahead, so anyone who would like to look at properties for sale in Incline Village please contact me and I’ll arrange to block time on the calendar. My other option is to consider hauling my skis up Mt. Rose and making some turns in the spring corn snow.
On a more somber note, this is a very sad day for me. It was 4 years ago today that I took Spumoni to the hospital, it was the last day he ever spent alive at home.
Daily Incline Village Real Estate Blog Update - May 4, 2010
After having one of my new listings on the weekly Incline Village real estate MLS tour, lining up appointments for later in the week and then a series of meetings, it’s time to settle in and look at the daily market activity. Not the stock market, any one on blood pressure medication was problem having a conniption with the volatile activity on the stock market.
The Incline Village real estate update for Tuesday brings us two new listings, two inexplicable price changes and one property closing escrow. Congratulations to Peg in my office at Lakeshore Realty for representing the seller at 615 Country Club Dr. This spacious five bedroom, 4056 sq. foot home on a ½ acre lot with a woodsy setting and creek closed at $1.3 million. That property was purchased at auction last year, so I’m guessing the seller did pretty well on this one based on my review of the tax records. The buyer also got a good deal as this property sold for $1,550,000 just three years ago. I guess everyone came out OK except the folks that handed it back to the bank.
Both of our new listings today are repeats, but the property on Lakeshore is back at a much lower price. Even though 1127 is an odd number, this nice place is located at the corner of Pine Cone Circle so it’s not a waterfront property. However, you do get the privileges of a semiprivate beach, pier and buoy and you are part of this street’s wonderful little homeowner’s association. So, for two million dollars less than owning a lakefront property you can have virtually all the benefits of one.
Daily Incline Village Real Estate Blog Update - May 3, 2010
With the annual Incline Village real estate agent Cinco de Mayo party as my incentive to get a lot of work done before 6:00 PM, I was busy negotiating a transaction, working on my web site and assisting a client 15 time zones away today. Along with all of my personal activity the Incline Village MLS brings us one new listing (which is a repeat), four price adjustments, one property going into escrow and two properties closing escrow.
We have a couple of noteworthy price adjustments for the higher priced shoppers in the crowd. Those of you seeking a superb vacation Rental Property may wish to take a look at the nine bedroom home at 626 Lakeshore. This 6247 square foot behemoth sleeps 19 people and is just a short walk from the Burnt Cedar Beach. The new asking price of $2,250,000 is nearly a quarter million off the old number.
Just around the corner at 74 Shoreline Circle is a beautifully remodeled three bedroom, 3.5 bath, 4000 square foot home. Losing $200,000 of excess weight and now priced at $3.3 million, if you get to know the neighbors across the street maybe you’ll be lucky enough for them to invite you to their private beach.
Showing that not every low end condo is a short sale or bank owned property, #37 Incline Manor closed as a regular transaction at $239,000, just 10K below the asking price. This Incline Village condo is a remodeled two bedroom, 1.5 bath, 960 square foot property with a carport. Situated just one block from the Village Shopping Center, it’s a great central location.
I’m not sure if the developer at Incline Creek Estates is going to be thrilled that a short sale closed in the complex. But the $815,000 final price tag for the property located at 868 Rosewood Circle is what showed up on the Incline Village MLS real estate report today. I am sure there are a few people in the audience hoping this is a “one off” and that the rest of the project sells closer to the asking prices.
Getting an accepted offer today is the Lakeview home that was completely remodeled at 538 Dale Drive. Nice southern exposure and cooperative neighbors who helped with defensible space made the lake view much more enjoyable. Priced at just under $1,350,000, this could reflect a new benchmark in its class for the lower Tyner and Ponderosa subdivisions when it closes escrow.
Daily Incline Village Real Estate Blog Update - May 1 - 2, 2010
Just a smattering of activity to report on today’s Incline Village real estate update. The MLS brings us one new listing, four price adjustments and two properties going into escrow.
If you have been waiting for a good value in a one bedroom condo at McCloud then wait no longer. #62 is the best value and location in a 1BR McCloud in the past few years at only $325,000. Some nice features include French doors with stained glass, two decks and a sunny south facing location. This well maintained condo should be the next one bedroom property to sell in McCloud.
Maybe you would rather have a two-bedroom free-standing condo with a little bit more square footage. Then our most attractive price reduction on the Incline Village real estate market today is the $50,000 slashing at 645 CC Drive. Located in a very small development of cute little cabin style properties, this two bedroom, two bath, 1008 square foot two story abode sits next to a year round creek. The new asking price of only $350,000 makes this one worth a look for anybody who’s been patiently waiting for a good value in this price range.
It’s another case of if you snooze you lose when it comes to the house on the golf course at 980 Cart Ct. I wrote about this property in the April 15 - 20 blog entry when the price dropped $175,000. It looks like the new asking price of $985,000 attracted more than one offer and the seller had the luxury of picking the best one. Also opening escrow is #10 Tahoe Sierra Pines which does not surprise me in the least as it has the nicest interior of any of the condos for sale in this complex and a very competitive price at 199K.
Daily Incline Village Real Estate Blog Update - April 30, 2010
As the sunshine returns to the north shore of Lake Tahoe the Incline Village real estate market brings us just two new listings and one price alteration on Friday. Since both of the new listings are repeats, let’s take a quick look at our one price change for the day on the MLS.
#21 Fairway Pines was slashed $25,000 and is now priced where I felt it should have been all along at just a sliver under 400 K. At the new asking price, I anticipate this two bedroom, two bath, 1452 square foot condo with a two car attached garage next to the Champ golf course will get a lot more showings.
In a piece of general Incline Village real estate news I would like to welcome Bill Hane Sr. as the new managing broker at Coldwell Banker Incline Village Realty. For many years he was the owner and broker of the local Prudential real estate franchise on Village Blvd here in Incline Village.
I’ve had a great relationship with Bill during my years as a real estate agent in Incline Village and I’m looking forward to working with him on transactions that I do with his firm. This is a gentleman who is well liked and respected throughout the village. I’m sure there are many people in the local real estate community who are happy to see him assuming the role of managing broker at the Coldwell Banker office.
Daily Incline Village Real Estate Blog Update - April 28 - 29, 2010
It was not your typical day in late April as this Incline Village real estate agent drove through a blizzard on the way down to Reno. I have a friend flying in from Hawaii and it’s a good thing I brought them a down coat and gloves or they might be getting hypothermia. You would be amazed at the amount of new snow and the number of avalanches in The Chutes up at the Mt. Rose ski area. Too bad it's closed for the season...
The Incline Village real estate market brings us 2 new listings, 2 price changes, 2 properties going into escrow and four places closing escrow. The pace of activity in 2010 continues to be well ahead of last year as Sellers have become more realistic and patient buyers who’ve been waiting in the wings are starting to pull the trigger on the best values.
The properties changing hands to new owners include three condos under $600,000 and the spacious house with bus parking at 1069 Mill Creek. The final sale price of $636,000 reflects the somewhat quirky architecture which includes a couple of very low doorways on the lower level and a mud room / entry area that could potentially be modified into another small bedroom. Excellent location and a garage that is bigger than most homes in America makes this a special place that I am sure the new buyer will enjoy. Congrats to Tim Lampe at my office at Lakeshore Realty who handled both sides of this transaction which was a short sale. He got this one closed in a short sale near record time of only 64 days!
Getting accepted offers are #15 Alpine Terrace which is a two bedroom, two bath condo located just below the Diamond Peak Ski Area and the luxurious home priced just under six million dollars at 755 Burgundy Road. The latter is the second home in this neighborhood in this price range to go into escrow this week. Clearly there’s no fear among the high end buyers as this part of the market continues to receive a disproportionate amount of sales activity especially when compared with the moderate priced properties.
Daily Incline Village Real Estate Blog Update - April 26 - 27, 2010
With another winter storm descending on the north shore of Lake Tahoe the Incline Village real estate market brings us a grand total of three new listings, three price changes, five properties going into escrow and two properties closing escrow. Buyers continue to come out of the woods ahead of summertime in an effort to find the best values before the vacation crowds arrive.
Congratulations to myself for representing the seller of #177 McCloud. We priced this property very aggressively at only $429,000 and in three weeks got an accepted offer at $390,000. I would like to thank Sharon Kirby at Chase International for bringing me the offer and being such a great agent to work with. We have done transactions together in the past and it is always wonderful working with such a professional and pleasant agent.
The real eye catcher of a new listing on the Incline Village MLS just happens to be one in my portfolio at 1325 Zurich. Located in the lower part of upper Tyrolian Village, this remodeled three bedroom, two bath 1400+ square foot free-standing condo has great views of the Diamond Peak ski area. The asking price is only $475,000 making this arguably the best value in a freestanding condo under $500,000.
Another free standing condo also came on the market at #3 Country Club Villas. This property looks to be pretty original from the pictures, but it does have a decent location on the north side of the complex. The asking price of $829,000 shows the seller wants to compete head to head with the other properties currently on the market in this development.
The only price reduction on the Incline Village real estate scene that merits any attention is the $100,000 downside adjustment for #5 Crystal Shores East. This condo is located in a lakefront community and offers two bedrooms, two baths, 1218 square feet of living space and a nice lake view. The new asking price is a sliver under one million dollars making this the best value in a lakefront property anywhere in Incline Village or Crystal Bay.
The properties going into escrow include the great value that I wrote about last week for #5 at 928 Wendy Lane at 225K, the Lake view condo at 173 Bitterbrush priced around 475K and the gorgeous luxury home up at 727 Champagne Road fetching just under six million dollars. The Incline Village real estate market continues to see most of the action at the opposite ends of the price spectrum with most of the moderate price shoppers still debating when and where to get back into the market.
Daily Incline Village Real Estate Blog Update - April 25, 2010
It seems most people were enjoying a beautiful sunny, warm day on the north shore of Lake Tahoe before the next winter storm rolls in mid - week. The only action on the Incline Village real estate market on Sunday were two new listings (both of which were repeats) and one property going into escrow.
Congratulations to the listing agent at #12 Forest Pines. Price ‘em right and sell ‘em fast has been my motto ever since I got into the real estate business up here in Incline Village. This beautifully remodeled and oversized three bedroom condo is just one block from the beach. I recommended it in my column last week, so I’m not surprised to see it going under contract in just a very short time at the offering number of 475K.
Daily Incline Village Real Estate Blog Update - April 24, 2010
Only one tidbit to report on today's Incline Village real estate update. The elegant 5BR, 4716 sq. ft. lake view home at 465 Eagle closed escrow at $2.5 mil. Short level driveway, 1/2 acre lot, nice setting, everyone involved should be happy with this one. While the MLS does not have much else to offer, I'm busy lining up properties to show a new buyer on Sunday and wrapping up the details for a property moving through escrow.
Stay tuned for my new listing coming up, it's a nicely remodeled 3BR chalet in Upper Tyrolian Village. If you're shopping under 500K please contact me so you can get ahead of the crowd on this one.
Daily Incline Village Real Estate Blog Update - April 23, 2010
The sun lit up the north shore of Lake Tahoe and the Incline Village real estate market bathed in the glow with just one new listing and one property falling out of escrow. Coming back on the market with a $50,000 price reduction is my new listing at 12 Tahoe Palisades.
Priced at only $599,000, this 1718 square foot, three bedroom, two bath, refurbished free-standing condo has a large sunny deck and nice peek of the lake. Enclosed mud room, spacious great room, enormous master suite with a two person jetted tub, quite possibly the best value in the 600K price range.
Bargain hunters looking for a livable fixer upper will want to run out and take a gander at 788 Geraldine. Not sure why this fell out of escrow, but I love this property and at a little bit under $400,000 you can’t beat the value for this three bedroom, two bath single-family home.
Daily Incline Village Real Estate Blog Update - April 22, 2010
High elevation shoppers will appreciate our one new listing on the Incline Village real estate update today. We also had three price changes, two properties going into escrow and three properties closing escrow as market activity continues at a nice steady pace.
The Lakeview home at 684 Saddlehorn appears to be a very good value on paper at only $599,000. This two bedroom, 3.5 bath, 2000+ square foot home is surrounded by forest service land affording a very private setting. This is not a property for those who want to be walking distance to the beach, but the tradeoff is a beautiful view of the lake and gorgeous surroundings.
Checking out the price adjustments on the Incline Village MLS there is really nothing of interest today, so let’s scoot along and take a look at the two properties going into escrow. We’ve got a little 600 square foot condo in Pinebrook and the bank owned house at 309 Laura Ct. as bargain hunters continue to dominate the action. The house on Laura was stripped of some interior essentials, so the buyer knows they have a project ahead of them.
However, the luxury free-standing condo at 200 Glen Way closed escrow at the very fair price of $1,750,000. I was competing for a different listing in the same development last year and advised the seller to price that property no higher than $1.8 million. Unfortunately, I did not get the listing due to some squabbling between the two owners and their advisers and they priced it much higher than I suggested. Oh well, you can’t win them all…
Also closing escrow on the Incline Village real estate scene today is the three bedroom, three bath, two story townhouse style condo at #6 Incline Villas. The final sale price of 350K is a great deal for the buyer and they've got a nice spot just a stone's throw from the Champ Golf Course.
Daily Incline Village Real Estate Blog Update - April 21, 2010
It is not every day that the Incline Village real estate market brings us a sale price at a Ross Dress For Less markdown, but getting 43% knocked off the asking price is the condo at 928 Wendy Lane #5. This four bedroom, three bath, 2000 plus square foot, two story condo features a two car attached garage and a studio apartment with separate entrance. The new asking price of only $225,000 makes this absolutely the best condo value in Incline Village.
Losing a smaller percentage but a larger dollar amount is the remodeled seven bedroom home at 609 Doeskin Ct. With a nice lake view and plenty of room to spread out extended family, this property sits at the end of a Cul-du-Sac next to a large expanse of forest service land. The new asking price of $1,749,000 is about $250,000 below the old number.
Opening escrow is the free-standing condo at 28 Glenrock with an asking price of $319,000. Nice location on the creek, but this property is pretty much original and it will be interesting to see what plans the buyer has for remodeling. Since I had one of the competing offers I’ll refrain from any further commentary until after this transaction is completed.
Skiers who were hoping for one last great powder day will be overjoyed with the amount of snow falling the past couple of days in the Lake Tahoe Basin. My house sits at around 6700 feet and there’s about 5 inches of the fluffy white stuff, so there’s a lot more higher up the mountain. Temperatures are unseasonably cold, so if you don’t have to work on Friday you might want to take a journey up to Squaw Valley, Alpine Meadows or Heavenly and make some late season tracks.
Daily Incline Village Real Estate Blog Update - April 15 - 20, 2010
It’s been a rollicking few days for this Incline Village real estate agent with all sorts of deals happening, a couple of new listings and some minor remodeling projects at my house. Along with all the action, the MLS brings us 7 new listings, 12 price changes, six properties going into escrow and four properties closing escrow over the past five days.
New Listings Price Changes In Escrow Closed Escrow
Bargain hunters waiting for a great deal on the championship golf course will get excited about the $175,000 price reduction at 980 Cart Ct. This spacious home in a fabulous location has great bones, but could use some updating. There are a few novelties to the kitchen design, but these are easily remedied with a little bit of imagination and some cash. The new asking price of $985,000 makes this my new favorite Best Buy property on the golf course.
Condo shoppers looking for a property within walking distance of the beach will want to check out the latest offering at 1 – 12 Forest Pines. This is an oversized three bedroom, two bath, nearly 1500 sq. ft., two story end unit that has been beautifully remodeled. The asking price of $475,000 makes this arguably the best value in a low elevation condo.
Maybe you’d like a little more room to spread out and have $6.5 million jangling around in your pocket. Then the gorgeous remodeled and expanded home at 1565 Vivian Ln could be just for you. Inside 8040 square feet you’ll find five bedrooms, five full baths, two half baths, a family room, game room, mud room, high ceilings and elegant finishes throughout. This home is situated on a wonderful street where you get to use a semiprivate beach!
The properties closing escrow on the Incline Village real estate scene include a cute little two bedroom condo in Alpine Terrace at $250,000 all the way up to the gorgeous lakefront property at 573 Lakeshore that was my broker’s listing and sold for $11.8 million. This is the second property transacted at Lakeshore Realty in the past week or so in excess of $11,000,000. This time we had the listing, last time one of our agents represented the buyer. Due to the hard work of all our agents Lakeshore Realty is far ahead of all the other big firms in total dollar sales so far in 2010 and also in the number of transactions per agent.
Daily Incline Village Real Estate Blog Update - April 19, 2010
I just returned from a four day trip down to the San Francisco Bay area where I enjoyed two lovely ferry rides across the bay, and a most enjoyable time visiting friends in Berkeley and Alameda. So, with the hiatus, I will need a day to catch up on the Incline Village MLS and real estate happenings before I try to write you a lucid column on the best new listings and price changes. In the meantime, the story below about my most recent transaction will have to suffice and quench your thirst for the latest Incline Village real estate news.
As a political science major in college I know that we have all kinds of freedoms in the constitution, but I don't remember reading anywhere that there is an absolute right to be irresponsible. However, I have unfortunately encountered enough instances of this type of behavior in the past several days to make me think a certain percentage of the population is trying to demonstrate that inalienable right every day.
So let me exercise my right to freedom of speech and report the news from the past and present with an enduring lesson (that I’m sure you’ve already learned). This is for everyone who has a job and goes on vacation and yes, it really is the latest news from my side of the real estate market.
When I was eight years old and my brother was 10, our neighbor down the street, Barry, age 11, was the local paperboy. One day in the spring, Barry came to me and my brother and asked if we would substitute on the newspaper delivery route while his family went on vacation for a week in the coming summer. We eagerly accepted and spent two days following Barry around the local streets learning how to properly deliver the 60 odd papers to each of the customers.
Some people wanted the paper inside the screen door, others on the side porch, a few under the mat. We took pains to ensure that we followed his instructions since he depended on tips as a big part of his earnings. But, at least this 11 year old kid took responsibility to make sure that when he went away on vacation there was someone to do his job and delivery the daily newspaper, which cost at the time 35 cents a week.
So, you would think that a listing agent with the responsibility for a property that’s got an asking price a lot higher than the median house in America would make arrangements to have someone handle business for them when they go away on vacation. Or maybe I was expecting too much when I wrote that offer on Saturday, April 10 for one of my buyers. For the moment, I am not going to get into all of the sordid details since there are pending negotiations on the property.
But I will say that the listing agent told me on the telephone today that he did not make arrangements to have anyone handle business in his absence, while taking a vacation hundreds of miles away to explore a remote desert place where telephone service or any type of communication with the business world is virtually impossible. I guess my former 11 year old neighbor would have been better off taking the listing. At least he’d have taken the time and effort to show a trusted person how to take care of his customers in his absence. So, you see, I've been delivering the news since I was little. Guess I better dust off my nationwide media contact list for when I need to send out the next big news release...
Daily Incline Village Real Estate Blog Update - April 14, 2010
It is going to be a very quick update for the Incline Village real estate market today. I am packing for a trip and will be down in the Bay Area from Thursday evening until Monday. During that time if you need my assistance please call me at 775-831-7000 or if you wish to look at properties in Incline Village or Crystal Bay during my absence ask for Tim Lampe and he will be able to assist you. I will have limited access to e-mail as I will be enjoying a little break from the day to day rigors of work (or at least I hope to).
The Incline Village MLS brings us one new listing, three price alterations and one property going into escrow on this sunny Wednesday at Lake Tahoe. The headline today is 966 Caddie Ct going into escrow with yours truly representing the buyer. Nice property on the champ golf course at the end of a Cul-du-Sac. I’ve been working like a maniac trying to get as much accomplished as possible before heading out of town, along with negotiating three other offers which may or may not come together.
If you have been shopping for a remodeled contemporary condo then maybe the new listing at #81 Royal Pines will interest you. Asking 475K, it looks to be pretty nice inside and you are just a short walk to the post office and Village Market.
If you have been holding out for a great deal on a lower elevation single family residence in Incline Village, the $50,000 price reduction at 832 Donna may be to your liking. Nicely remodeled, woodsy setting, large lot, easy access to everywhere and a new asking price of only $799,000 make this one a winner at the new low price.
Daily Incline Village Real Estate Blog Update - April 13, 2010
It was another beautiful sunny day on the north shore of Lake Tahoe and the Incline Village real estate update for today has just a few things to report. We’ve got one new listing, two price changes and one gorgeous lakefront property closing escrow on the MLS.
The final sale price of $11.3 million shows that the high-end is still alive and well. 1169 Lakeshore Drive is a stunning 4 bedroom, 7130 square foot home right where the northeast corner of Lake Tahoe makes its curve. You would be hard pressed to find a more spectacular setting! At over $2.8 mil. per bedroom, you know this is quite a special place throughout and I was very impressed when I saw it on the MLS tour a few months ago.
Shoppers in Crystal Bay looking for a cute little home with a Lake view may wish to check out the $30,000 price reduction at 520 Pahute. The new asking price of $668,000 makes this one a bit more reasonable.
Our new listing today is a slice of raw land in upper Tyrolian Village priced at 299K. Located at 1209 Styria, you will need to purchase coverage if you wish to build on this lot with nice views of the Diamond Peak Ski Area. You also might want to get the Village elders to move the bulldozers and tractors that are stored there for snow removal.
Daily Incline Village Real Estate Blog Update - April 12, 2010
While this Incline Village real estate agent was negotiating four separate offers today, the MLS brings us just a slight smattering of activity. There were only three price changes and one property closing escrow on the Incline Village real estate market on this wintry April day. With some fresh snow accumulating up on the slopes, this is the last chance for anyone to enjoy excellent conditions before many of the Lake Tahoe ski resorts shut for the season this coming weekend.
Closing escrow today on the Incline Village MLS is the fixer upper / tear down at 803 McCourry. This cute little three bedroom, 1125 square foot home on a nice level lot could very well be the least expensive home in Incline Village to sell in 2010. The final sale price of only $350,000 tells you the place needs a bit of work or maybe a bulldozer, it just depends on what the buyer intends to do.
Checking out the price reductions, one of my favorite low elevation properties at 230 Pine Cone Rd. got a $30,000 redeployment and is now only $645,000. This is a very livable 3BR, 2BA fixer upper in a wonderful location just a couple of blocks from Lakeshore Drive.
I am planning a trip down to the Bay Area this coming weekend. If you need assistance in my absence, please contact Tim Lampe at Lakeshore Realty at (775)-831-7000 and he will be able to help you.
Daily Incline Village Real Estate Blog Update - April 11, 2010
It has been three extremely busy days for this Incline Village real estate agent. Between writing four offers, getting two new listings and showing property to several different buyers it’s been one heck of a busy weekend at the end of the Easter holiday. And with another snowstorm dropping into the Lake Tahoe Basin on Sunday night, we might just have one more round of powder skiing.
The Incline Village MLS brings us four new listings, one price change, two properties going into escrow and two properties closing escrow in the past three days. Going into escrow are two properties that fell out earlier in the week, 938 Jennifer Street and the condo at 1-23 Forest Pines.
Changing hands from the developer to a new owner is a two-bedroom affordable housing condo on Incline Way. The final sale price of around $225,000 puts this place right in line with expectations for the pricing structure when these units were built. Also, closing escrow at a little bit over one million dollars is a fine piece of new construction at #57 Incline Creek Estates. It will be interesting to see how many properties in this development sell in the coming year and whether full time residents occupy these beautiful free-standing condos.
The only new listing that motivates me to keep pounding on the keyboard is the beautiful panoramic Lakeview home at 357 – 1st Green. Fine location on the east slope, spectacular views of Lake Tahoe, four bedrooms, four baths, 5200 square feet of living space and an asking price of $3,995,000. Anyone who’s been shopping for a lake view property in Incline Village in this price range will want to take a look at this beautiful home.
Daily Incline Village Real Estate Blog Update - April 8, 2010
The only action on the Incline Village real estate market today was the sale of the panoramic lake view home at 1442 Berne Ct. The final price of 860K reflects the high elevation location for this 3BR free standing condo at the top of Upper Tyrolian Village.
While it may have been rather quiet for the MLS, this Incline Village real estate agent was writing 2 offers and lining up appointments for 3 buyers coming into town this weekend. I've got a brief trip to the Bay Area planned for April 15 - 19, so anyone wishing to look at houses or condos please contact me and we can arrange to meet outside those dates.
Daily Incline Village Real Estate Blog Update - April 7, 2010
The summertime pace of activity continues for the Incline Village real estate market as we had three properties going into escrow, five new listings and only one price alteration. In 2009 we were seeing a lot of price adjustments almost every day, so this is quite a change!
This year the Incline Village MLS has been bringing us far more properties going into escrow and far fewer price reductions. I believe this is a sign that things are bottoming out in our local market, but there is still a significant amount of inventory to work off. I don’t expect prices to start rocketing anytime soon, but we are seeing increased showing activity and multiple offers on the better priced properties.
Getting accepted offers today are three good values. The lake view home at 649 Alpine View priced just under $750,000, the gambrel cutie at 938 Jennifer fetching 399K and the I’m not sure what you want to call it property at 860 Jeffrey offered at the unusually low price of $372,900. Never got to see the inside of this one so, I’m not sure if it’s a fixer upper or just a tear down. I guess when the snow melts away we will know for sure.
The nice $25,000 price reduction for the three bedroom condo at 680 Titlist should turn some heads. The new asking price of $465,000 for this town home style property in a woodsy setting near the mountain golf course makes this worth a look.
Out of the five new listings on the Incline Village MLS today the headline grabber is #111 Bitterbrush. Back on the market at the new low asking price of only $380,000, this lake view condo features two master suites each with their own private bath, a spacious great room with open beam ceilings, plus a garage and a carport. Best value in the complex, contact me pronto because other agents are already threatening to bring buyers to see this property. Click Here to See the MLS Info
Daily Incline Village Real Estate Blog Update - April 5 - 6, 2010
It’s been a rather busy couple of days for this Incline Village real estate agent and the market in general. The first two days of the week bring us four new listings, one price change, one property going into escrow and two properties closing escrow. There is also one Notice of Default property on the Mountain Golf Course that I plan to check out on Wed. Looks like the owner owes 500K on a place that could be worth a lot more. Any interested buyers should contact me, maybe the owner will want to sell rather than hand it back to the bank in a few months.
I was hoping for a little bit of a breather on Tuesday after an exhausting day skiing deep powder on Monday. There was nearly 2 feet of new snow up in the Chutes at Mt. Rose and it was that rare white fluffy dry Utah type of snow that we so rarely see here in the Sierras. But, with two new listings on the Incline Village MLS tour this morning and several client inquiries, there was no time for an afternoon nap.
Anyone looking for that quintessential cabin in the woods may wish to quickly contact me about the huge price reduction at 562 Antler. You don’t see 10% knocked off the asking price of a house in one fell swoop usually, but that is exactly the case today for this three bedroom, two bath, 1200 plus square foot home with a one car attached garage in a woodsy setting. The new asking price of only $450,000 makes this arguably the best value in a lower priced single family residence in Incline Village.
Checking out the new listings on the Incline Village real estate scene we have what looks like a somewhat distressed, bank owned property at 309 Laura Ct. Regular readers will remember this property was on the market last year priced in the 600 thousands. That’s before the owner handed it back to the bank and someone removed significant amounts of appliances and fixtures. Let’s just say it’s buyer beware, but the location at the end of a Cul-du-Sac and asking price of just under 450,000 dollars could tempt a buyer with a screwdriver and hammer.
Lakeview condo shoppers may wish to check out the two new offerings on the MLS today. With high quality interiors and varying degrees of views of Lake Tahoe, 595 Lariat Cir and #7 The Pointe appear to be worth a look. The prices range from $995,000 up to around $1.3 million for these two nice 3BR condos in Incline Village.
Changing hands to a new owner is the very nice three bedroom, two bath, cabin with a two car attached garage at #3 Cedar Crest. The final sale price of $445,000 reflects the fact that this property is in one of the better locations in the complex and situated right on the championship golf course. What makes this particular property special is that it is one of a handful in the complex that have a large deck facing the golf course and not a tiny deck hanging over the driveway. Because of the excellent location and nice interior, quite possibly this is the highest price we will see for property in this development in 2010.
Daily Incline Village Real Estate Blog Update - April 2 - 4, 2010
It was a banner week for the Incline Village real estate market with 10 properties going into escrow. Double digits in the off season is a good sign that the pace of sales continues to move along well ahead of 2009. And the inventory of houses continues to decline on a year to year comparison. Check out the weekly charts I've been keeping for sales stats.
But the market took a bit of a breather from Friday on, as the only action on the Incline Village MLS on this snowy Easter weekend are 3 properties closing escrow and a little Pinebrook condo getting an accepted offer.
It looks like we may be starting to reach equilibrium in McCloud. #92 closed at $395K, a fair deal all around by Spring 2010 standards. Myself and one other agent have 2BR condos listed in the 400s. Not sure why everyone else is in the mid to high 500s, maybe they are expecting a price jump I'm not aware of and I should be buying call options on 2BR McClouds.
In a stunning development that will make many Racquet Club owners cringe, #52 closed as a short sale at only $185,000. I wouldn't expect to see another one at that price, so congrats to the buyer for scoring a great deal!
The 3BR, 2BA, 1536 sq. ft. cabin at 37 Cedarcrest also changed hands to a new owner at 370K. Pretty decent upgrades, but no garage kept the price down to a manageable number. Some of the free standing condos in this complex near the Champ GC have an oversized 2 car garage with a bonus storage / work room in the back. But those places do command a bit of a premium, especially among the ski crowd who prefer to get into a warm, dry car on those powder mornings.
Daily Incline Village Real Estate Blog Update - April 1, 2010
The pace of activity keeps moving along for the Incline Village real estate scene as we approach the Easter holiday. This is a weekend when many of the locals actually leave Lake Tahoe and go visit their families all over the country. But, with all the fresh snow we might see a little bump in skier traffic the next few days.
The Incline Village MLS offers up four new listings, one price change, two properties going into escrow and one property closing escrow. That’s not an April fool’s joke if you’re looking at the new listings, the property at 935 Lakeshore really is priced at $11.5 million. Once they finish the remodeling I will be able to give you a better opinion. But, with that large stretch of private beach, spectacular panoramic lake views and what appears to be an awesome piece of construction it could be well worth it.
And backing up the notion that 8 figures is not too much to pay for a property on Lakeshore, the stupendous luxury home at 1169 Lakeshore went into escrow today with an asking price of $12.5 million. At only 399 K is our other property getting an accepted offer, 1-18 Forest Pines which I wrote about last week when it got a $50,000 price reduction. It’s only one block from the beach, so I guess this buyer saved himself about $12,000,000, on the other hand that short walk is not to his own personal private beach...
Readers looking for a condo under $400,000 will want to take a gander at 288 Ski Way Ridge. I had some conversations with my seller about the state of the Incline Village real estate market and we agreed that the best way to attract an offer was to slash the price 50K down to $399,000. Nice penthouse unit with two bedrooms, two full baths, good mountain views, open beamed ceilings in the living room and underground parking garage for easy access all year round.
Wrapping up the action is #1 Southwood Pines closing escrow just a sliver under $155,000. It’s a good deal for this bank owned, fixer upper, three bedroom, two bath, 1130 square foot condo, but not quite the amazing value that I got for my client at #8 in the same complex a few months ago. We are seeing a lot of interest and quite often multiple offers on the rare property that is heavily discounted at low elevation. And this is causing prices to firm up for these types of properties. Congrats to the buyer’s agent, he’s been working hard along with his partner to find some good values for their clients
Daily Incline Village Real Estate Blog Update - March 31, 2010
It was quite an exciting day for this Incline Village real estate agent. Although only 5 inches of snow fell at my house, there was over 2 feet of white fluffy powder up at Mt. Rose. I was on the fifth chair up and got to ski lots of untracked powder all morning.
After doing a couple of runs on the Slide side, I made my way over to the Rose side before the Northwest chairlift opened. That gave me a chance to be the very first person to ski Sunset Bowl. It was quite a treat looking out at the entire mountainside completely untracked and having no one anywhere near me as I floated down in the thigh deep snow.
After exhausting myself a little bit later in the day in The Chutes (I skied Yellow Jacket and Charge for the 1st time ever, yow!), it was time to show property to one of my clients and return to the business of buying and selling properties in Incline Village. The MLS brings us a total of four new listings, two price changes, one property going into escrow and one property closing escrow on Wednesday.
Our new listings today run the gamut from a two bedroom, two bath, 1600 plus square foot condo near the mountain golf course priced at $585,000 all the way up to a luxurious home at 1054 Lakeshore offered at $4,895,000. There is also a postage stamp sized piece of land available over in Crystal Bay for $445K down near the water on Somers Loop (but it’s not a lakefront parcel at this price and only has a little tiny bit of view). This .168 slice of raw land is on a slight down slope and not too far from the Robert Stack Estate.
Shoppers keeping an eye on the activity in Country Club Villas may wish to take a second look at #48. This property finally got a big price reduction of $150,000 bringing it all the way down to $995,000.
The escrow activity was all in the Mill Creek subdivision today. 1069 Mill Creek got an accepted offer and is back in escrow for the second time. The gorgeous home at 1081 Tiller changed hands to a new buyer at the very reasonable price of $1,800,000. Congratulations to Pam in my office who represented the buyer, she’s off to a great start this year! This is a longtime agent who works very hard and has diligently provided excellent customer service for almost 20 years. Good agents make it through the tough times and this one’s a fine example.
Daily Incline Village Real Estate Blog Update - March 30, 2010
We have a super quick Incline Village real estate update tonight. The only action on the Incline Village MLS today involves three properties going into escrow. Two of the affordable housing condos located at 915 Incline Way priced in the $230,000 range and at the opposite end of the spectrum a luxurious 4 bedroom, 3.5 bath, 4600 square foot home at 1535 Debra Ln. A semi-private beach makes this a very special location and worth a bit of a premium. The asking price just under $4 million show that the high end is continuing to hold up well.
I’m not sure if there will be much activity of the Incline Village real estate market on Wednesday or Thursday. I anticipate everyone in the Lake Tahoe Basin who owns a pair of skis will be out enjoying what could be some of the last powder days of the season.
Daily Incline Village Real Estate Blog Update - March 29, 2010
It’s deuces wild on the Incline Village real estate market on this breezy Monday. With another big series of winter storms arriving this week, the Incline Village MLS brings us two new listings, two properties going into escrow and two properties closing escrow.
The new listing of most interest today is #58 Woodstock. This remodeled, three bedroom, three bath, 1243 square foot two story condo is in one of the best locations in the complex. Overlooking the common area and not too far from the parking lot, the asking price of just under $320,000 puts this one on my short list.
Getting accepted offers are my favorite free-standing condo that I have been touting at #31 Country Club Villas at the 2003 price of 829K a short sale property in Incline Creek Estates. I am somewhat amazed that this development (which is still under construction) is experiencing its first short sale.
Closing escrow at the price of $420,000 is the partially updated two bedroom, two bath condo at #81 McCloud. It looks like prices have settled in the low to mid four hundreds for 2BR condos that have experienced some remodeling and under 400K for properties in original condition in the complex. Incline Village condo prices have backed off from the 2007 peak, and the good values in McCloud are getting snapped up while the overpriced properties continue to sit and gather dust.
Skiers in the crowd may wish to come up to the Lake Tahoe ski resorts this weekend to enjoy what could be some of the best late season conditions one could hope for. With heavy snowfall and temperatures predicted to stay relatively cool the remainder of the week, it looks like Easter weekend could be a boon to the Lake Tahoe economy. And Diamond Peak in Incline Village could have a record setting year for both skier visits and revenue.
Daily Incline Village Real Estate Blog Update - March 27 - 28, 2010
The Incline Village real estate market brings us 1 interesting new listing at 883 Lake Country. The asking price of under $1.1 mil. makes this one worth a look for anyone seeking a good quality free standing condo. 3BRs, 2.5BA, 2730 sq. ft., family room. Looks good on paper.....
Getting an accepted offer is the lovely lakview home at 1000 Apollo priced a sliver under $1.3 mil.. Congrats to my fellow listing agents, it's their personal residence and has gorgeous interior finishes. Click Here to See the MLS Info
Daily Incline Village Real Estate Blog Update - March 24 - 26, 2010
The past three days have been extraordinarily busy for this Incline Village real estate agent. I had one deal close escrow, another open escrow, three new listings, wrote an offer and have two buyers coming in this weekend. To go along with all that activity, the Incline Village MLS brings us seven new listings, 12 price changes, two properties going into escrow and three properties closing escrow.
Touching on the highlights on the Incline Village real estate update for this sunny Friday, Lakeview shoppers will want to check out my new listing at 460 Teresa. This home in Crystal Bay has a great floor plan with the master suite and great room on the living level with guest bedrooms down below. Four bedrooms, 2.5 baths, two decks, level entry and a very nice view of Lake Tahoe and the surrounding mountains make this an excellent value at only $670,000
Condo shoppers in Incline Village will want to take a close look at 66 Mccloud now that the asking price has been dropped nearly $60,000 all the way down to $490,000. There are only six units in the complex with his extremely desirable floor plan. Large mud room, oversized south facing deck with a great view of the mountains, remodeled kitchen, hardwood floors, the list goes on and on.
One would think that with 12 price changes I could be writing a dissertation, but such is not the case. The only one that merits any ink is 1-8 Forest Pines. This three bedroom, two bath, 1168 square foot condo has a great location and a few nice upgrades. The new asking price of $399,000 makes this quite possibly the best value in a three bedroom condo within two blocks of the beach.
And going into escrow is my listing at 177 McCloud (picture and description near the top of this page. On the market less than 3 weeks, got 2 offers, the latest one acceptable to the seller.
Daily Incline Village Real Estate Blog Update - March 22 - 23, 2010
It’s been two intensely busy days for this Incline Village real estate agent. If all goes well, #194 Mccloud (where I represent the seller), should close escrow on Wednesday. Now that I’ve said that, a freak tornado will probably strike the complex right as they are getting ready to transfer the funds.
The Incline Village real estate market brings us 8 new listings, three price changes and one property going into escrow on Monday and Tuesday. One of the best low elevation values we have seen in a while is the new listing at 269 Tramway. This four bedroom, two bath, 2230 square foot home with a two car attached garage sits at the end of a Cul-du-Sac. Very good location, does not back up to Hwy 28, you’re buffered by other parcels. The asking price of only $750,000 puts this on my Best Buy list and I anticipate it will sell by Easter weekend.
We have a couple of rare bank owned properties in the new construction category in Incline Village for you to contemplate. I’m really not sure why someone would build spec homes on this stretch of College Avenue and try to sell them for around $2.6 million. That’s probably why this development of three properties went upside down and the builder’s loss is your gain.
Now offered a little bit under $1.6 million, (which is what I told the seller one year ago to price them at), you’ll find 2 luxury homes with great floor plans and high end finishes throughout. If we could just get one of the neighbors to clean up their back yard, these properties would probably sell rather quickly.
Arguably, the best potential for a vacation Rental Property I’ve stumbled across so far this year is the lake view home at 695 Cristina. With six or more bedrooms depending on how you configure the place, over 4200 square feet in which to roam and spacious areas for family gatherings, the asking price of $1,295,000 puts this on my radar screen
Click Here for the MLS Info on These 4 Listings
I have been waiting a long time for the house at 931 Jupiter to come down to a reasonable price. Well that day has finally come. The price was slashed all the way down to $975,000 which is about where it should have been in the first place. This is a far cry from the original asking price of $1,475,000. And a substantial reduction from the most recent offering number of $1,145,000. At the new asking price I expect this lovely Lakeview home to see a lot of activity and get an accepted offer fairly quickly. I guess that my buyer getting such a great deal on 840 Jennifer is starting to have an impact in the neighborhood.
Daily Incline Village Real Estate Blog Update - March 21, 2010
We've got 3 more price changes on this breezy Sunday. While I was busy studying the Incline Village real estate statistics for the 1st quarter of 2010, a handful of people were across the street from my office windsurfing and kite boarding on Lake Tahoe close to Incline Beach.
The only action on the MLS today are 3 price changes. All are good values, though you may or may not like each property for your own personal reasons. 198 Bitterbrush is now an exceptional value at only $465K, I'll even call it a Best Buy at that price given the nice upgrades, hot tub, view and location in the complex.
Daily Incline Village Real Estate Blog Update - March 19 - 20, 2010
With spring like weather and a summertime pace of activity for this Incline Village Real Estate agent, the powder skiing of one week ago seems like a distant memory. The Incline Village MLS brings us two new listings, three price changes and four properties closing escrow in the past two days.
I spent Saturday showing property with two different buyers and it looks like I will be out and about again on Sunday afternoon. Even though we have approximately 350 properties for sale in Incline Village and Crystal Bay, there’s not a lot of quality inventory at reasonable prices. I know that sounds really strange. But, when a good value hits the market someone usually jumps on it and much of what remains is less desirable than the property that just sold.
A great example of this is the closed escrow for #109 Third Creek. This 2BR condo came on the market priced very reasonably at just under $550,000. In less than 10 days it attracted an offer and went into escrow. The final sale price of $520,000 shows that the seller priced the property fairly and got 95% of the asking price.
Other condos in the same complex have been on the market for 6 months, a year, or even longer. Most of them have gotten offers and while some of the offers were not to the liking of the seller, buyers are looking for a good value. The condo market is still soft, especially in the $500K to $1.5 million price range. It is the sellers who are willing to compromise, and accept a little bit less than they want who will get their properties sold in 2010.
Of the four properties that changed hands to new owners, only one was a distressed sale. That would be the reasonably nice single family home at 660 Tumbleweed. The patience of the buyer paid off in this situation as reflected in the final sale price of $625,000 for this three bedroom, three bath, 2880 square foot home that had been tastefully updated.
The other properties closing escrow include the aforementioned condo in Third Creek and the cutely remodeled 1100 square foot cabin at #18 Mt Rose Chalets for $310K. The nice 3100 square foot free-standing condo at #25 Red Cedar sold at $925,000. There has been significant activity in this complex during the past year with all of the sales clustered relatively close together. Buyers recognize the intrinsic value of these quality properties, many of which have nice lake views.
Of the four properties that changed hands to new owners, only one was a distressed sale. That would be the reasonably nice single family home at 660 Tumbleweed. The patience of the buyer paid off in this situation as reflected in the final sale price of $625,000 for this three bedroom, three bath, 2880 square foot home that had been tastefully updated.
The other properties closing escrow include the aforementioned condo in Third Creek and the cutely remodeled 1100 square foot cabin at #18 Mt Rose Chalets for $310K. The nice 3100 square foot free-standing condo at #25 Red Cedar sold at $925,000. There has been significant activity in this complex during the past year with all of the sales clustered relatively close together. Buyers recognize the intrinsic value of these quality properties, many of which have nice lake views.
All of the price reductions merit a closer look, so I will let my readers peruse them at their leisure while I prepare for the rest of the day’s activities. Click Here to see the price changes and other activity for each day of the week.
Daily Incline Village Real Estate Blog Update - March 18, 2010
It was another beautiful sunny day on the north shore of Lake Tahoe and the Incline Village Real Estate Market brings us five new listings and three price changes for your viewing pleasure. We can skip the 3 repeats and take a look at the most fascinating new properties coming on the market.
If you have been waiting for a high quality home with good views at a pretty reasonable price you may wish to take a look at 568 Valley. This four bedroom, 3.5 bath, 2720 square foot home on a beautiful corner lot features an asking price of just under $1.2 million. Gorgeous landscaping, forest service land next door and a south facing driveway puts this property high on my list to preview.
Maybe you only want to spend about half as much. Then, 694 Golfer’s Pass Rd might just be the ticket. With over 1700 square feet of living space, this three bedroom, 3.5 bath, condo with a two car garage is priced under $570,000. Located next to the mountain golf course with easy access to the Mt. Rose highway all year round, this is a little gem that is worth a look.
Losing over one million dollars of excess weight and now a veritable bargain at $5,750,000 is the gorgeous piece of newer construction at 951 Divot. No expense has been spared in this nearly 9000 square foot home that has a very nicely view and beautiful surroundings. The original asking price was around nine million dollars, so I guess the seller is throwing in the towel on this one.
Daily Incline Village Real Estate Blog Update - March 16 - 17, 2010
It’s a spectacular spring day on the north shore of Lake Tahoe. And the Incline Village real estate market brings us meager offerings with just one new listing (a repeat), 3 price changes that don’t really amount to much and two properties going into escrow.
Getting accepted offers today are the beautifully remodeled panoramic lake view condo at #22 Bitterbrush and the recently refreshed condo at #6 Incline Villas. I tried explaining to the seller of the latter property on several occasions that all the price reductions in the world would not matter unless they painted the interior. Well, they painted the interior and voila, an offer comes in the door. It’s not rocket science.
Daily Incline Village Real Estate Blog Update - March 14 - 15, 2010
We have just three things to report on the Incline Village real estate update for this gorgeous Monday. I'm going to skip past the 2 minimalist price changes and just take a quick look at the little condo that went into escrow.
Congratulations to Randy in my office for getting an accepted offer for his listing at 840 Southwood. This charming two bedroom, two bath, 1059 SQ foot upper unit overlooks a year-round creek and has one of the prettiest settings along this high density corridor. The asking price of just under $250,000 is most reasonable.
With such beautiful spring weather descending over the West Coast, no reason to be sitting in front of a computer if you don't have to. After I get a little more work done, it will be time to enjoy a Tahoe day in the sunshine.
Daily Incline Village Real Estate Blog Update - March 12 - 13, 2010
With Friday’s snowstorm depositing between one and 2 feet of snow at the ski resorts, this Incline Village real estate agent spent a rare Saturday on the slopes of Mount Rose enjoying the powder. And it looks like everyone else was skiing too, because we do not have a lot to report on our MLS update for Friday and Saturday.
The Incline Village real estate market brings us a total of four new listings, 2 properties going into escrow and 1 property closing escrow. Getting accepted offers are the lovely home at 615 Country Club Drive priced at $1,389,000 and the little condo at 36 Creekside East asking 295K. The house on CC Drive has an interesting history, great location and fabulous floor plan. One of the nicer spots on the street, this 4000+ sq. ft. home is set back from the road overlooking a creek.
Selling at 395K is the cute little 1400+ sq. ft. home at 1054 War Bonnet. Could be a starter home or vacation getaway, this is about as inexpensive as you will ever find a single family home in Incline and with a garage, too!
I’m not really feeling it with any of the new listings today. Either the prices or locations don’t seem to excite me. With the sun poking through and spring like weather replacing the winter blast from Friday, I say get outside and enjoy the rest of the weekend.
Daily Incline Village Real Estate Blog Update - March 10 - 11, 2010
While the Incline Village real estate market has continued to move along at a nice steady pace, I’ve been spending a few hours each day carving up the slopes at Mt. Rose. The nice little shot of snow that we got on Tuesday evening really helped to freshen things up and made for an excellent powder day on Wednesday.
The Incline Village MLS brings us a total of eight new listings (many of which are repeats), two price alterations, three properties going into escrow and one property closing escrow. Congratulations to the listing agent at 807 Snead Ct for wrapping up the sale on this golf course property at the very reasonable price of $775,000. At least we won’t have to worry any longer about stumbling across any unexpected tenants as was my misfortune when I showed the property several months back. Whether they were tenants or squatters I will never really know…
Getting accepted offers are three more value priced properties. They include #4 Mt. Shadows which is a nice three bedroom condo priced at 349K, the short sale house at 862 Jeffrey (check back in a decade on that one), and the very cute two bedroom, cabin in the woods at 692 Sutro Ct. Great location on a very quiet little Cul-du-Sac with a nice chunk of forest service land stretching up the mountainside behind you.
Taking a look at the price changes, we have a nearly $80,000 adjustment for the delightful three bedroom condo at #18 Incline Villas. This two story, townhouse style property without a garage, has a wonderful location next door to the championship golf course and is next to a creek. The new asking price of $560,000 makes this quality property worth a look for you golfers in the audience.
Condo shoppers will want to pay a visit to #59 Third Creek before this one gets away. Priced at only $749,000, this property has a charming cabin style feel with open beamed ceilings, lots of raw wood and a wonderful setting. At 2404 SQ feet, this three bedroom, 2.5 bath inside unit offers spacious rooms throughout and you can’t beat the price per square foot for a condo in this complex. I expect this will be the next condo to sell in Third Creek, so please contact me at (775)-831-7000 if you would like more information or wish to take a look at this special property.
Anyone seeking a good value in a lower elevation home will wish to check out 569 Mcdonald Drive. The asking price of $618,000 looks very of reasonable for this three bedroom, 2.5 bath, 1684 SQ foot home on a large 0.434 acre lot. Located in the woods subdivision, you are close to everything yet enjoy a fair amount of privacy.
Daily Incline Village Real Estate Blog Update - March 8 - 9, 2010
While I have been trying to put a couple of offers together, the Incline Village real estate market brings us six new listings (four of which are repeats), four price changes, four properties going into escrow and two properties closing escrow. It’s nice to see the week starting off with several deals going under contract. Those buyers who are not timid and paralyzed with indecision are scooping up the best values.
Our two actual new listings are pretty good looking values. I don’t normally get excited about properties in the Racquet Club, but today I’m willing to make an exception. #32 is an end unit with a decent rental history. This three bedroom, two bath, larger size floor plan of 1649 SQ feet is basically split into two apartments. Good location within a short walk of the REC Center. The asking price of only $299,000 is pretty reasonable and this is not a distressed sale.
Moving up the mountain a little ways is the three bedroom condo at 600 Titlist. This three bedroom, two bath, 1500 plus square foot end unit is situated in a beautiful setting near a creek. Offered at $499,000 the property has some tasteful upgrades including granite tile counters and hardwood floors.
I am only feeling it with one price change out of the four on the Incline Village real estate scene. 859 Golfer’s Pass Rd got a $51,000 haircut and is now priced at only $939,000. I remember when this property was priced at $1,395,000, so the current asking price shows a serious desire to get an offer on the property.
It looks like the action in the condo market is continuing to heat up, especially under $600,000. Getting accepted offers on the Incline Village MLS are the lakeview place at 166 Bitterbrush and 2 short sales along with the rather interesting home at 480 Winding Way. I always felt that place would make a great fraternity house, so who knows what plans the new buyer has…
Spending only 11 days on market and selling for all cash at 165K is the cute 2BR at 74 Woodstock. Congrats to the buyer’s agent for swooping in and grabbing this bargain. The lovely 4BR, 4.5 bath, 4130 sq. ft. home at 835 Freels Peak fetched $1,275,000, a good value for the Lakeview subdivision.
Looks like another small, but cold storm dropping in Tues. night. Could make for some better conditions on the slopes on Wed. If you can’t reach me on the phone or by e-mail, I’m probably somewhere on the side of the mountain.
Daily Incline Village Real Estate Blog Update - March 6 - 7, 2010
It was a relatively quiet weekend for the Incline Village real estate market. I guess everybody was skiing and enjoying the super conditions at resorts all around Lake Tahoe. I have put the links to the daily price changes, new listings, etc. back where they belong further up toward the top of the page. Now that I've gotten the software under control, you'll find the links to the MLS info in their old spot, with all 7 days on one page, day by day.
The Incline Village MLS has two new listings, one uninspiring price reduction, and one property going into escrow for your viewing pleasure. Getting an accepted offer is the lowest price house in town at 803 McCourry Blvd. The asking price of only $399,000 is something around lot value for this three bedroom, two bath, 1100 plus square foot home on a large and level lot of over 4/10. Whether the buyer intends to fix up his house built in the 1960s or scrape and start from scratch is their decision and I recommend doing the latter.
Taking a quick look at the new listings on the Incline Village MLS, the only real eye catcher is my new property at 177 McCloud. Great location and a wonderful woodsy setting, one of the best spots on the Incline Way side of the complex. Just a 2 minute walk from Village Blvd, turn left and in a couple of minutes you are down at the beach. Two bedrooms, two baths, one car garage, newer carpet and some appliances, the asking price of 429,000 dollars makes this the second lowest priced property in the complex. And it’s offered fully furnished!
If you take a look at the weekly Incline Village Real Estate sales statistics you will see that once again we had a 1:1 ratio of properties going into escrow vs. new listings. This trend has been holding up far better than I expected a few months ago, and that’s without buyers in the moderate price ranges participating. Once buyers in the moderate price ranges realize there are some great values at 2002 and 2003 prices, I think we will see more condo sales in the $500,000 to $800,000 range and houses getting sold in the $800,000 to $1.5 million arena.
Daily Incline Village Real Estate Blog Update - March 1 - 5, 2010
It’s been a another busy week for this Incline Village real estate agent and the market in general. I am pleased to announce that we just closed escrow yesterday for the house at 840 Jennifer. I represented the buyer on this transaction and the final sale price of $775,000 is a far cry from the original asking price of over two million dollars. The combination of patience and persistence, along with knowing when to pull the trigger, resulted in this buyer being well rewarded.
The Incline Village real estate market brings us a total of four new listings, 11 price changes, five properties going into escrow and five properties closing escrow on the MLS. Once again value shoppers in the lower price ranges dominate the properties going under contract. Make sure your read my latest market analysis just after this blog entry.
Looking at the properties that got accepted offers they include a little condo on Southwood priced just under $155,000, #62 Royal Pines at $449,000 and the house at 1069 Mill Creek at 699K with the super size master suite and garage with bus parking (or room for your band practice whichever you prefer). The latter two properties are short sales and it will be interesting to see where they settle, that is if the lenders even approve of the contracts submitted.
The five places closing escrow consist of four very good values and one piece of affordable housing near the industrial park on Incline Way. The fixer upper at 243 McCloud sold for the 2002 price of $350,000. Good location, but it could definitely use some TLC.
Dominating the news this week are free standing condos for the first time in recent memory. Three nice properties changed hands to new owners and all at very fair prices. #10 Red Cedar closed escrow at $917,000, the semi luxurious property at 859 Lake Country fetched $1,165,000 and #4 The Glen went for the very reasonable sum of $1,025,000. These last two properties were on the market for much higher asking prices, which just goes to show you that you never know how a seller will respond until you put something on paper in front of them.
We might have 11 price changes on the Incline Village MLS this week, but only one of them merits even a smidgen of interest. I nearly had a conniption when this property first came on the market at $675,000 in June of 2008, but I knew it was only a matter of time before the offering price would become realistic. Now priced at only $463,000, this partially updated duplex at 910 Harold Dr. is an excellent value. You can live in one unit and rent out the other and you even get covered parking. The property backs up to the championship golf course providing one of the best settings you can find in Incline Village under $500,000. I can’t show you a better value in a multi unit Investment Property up here.
Zooming through the new listings, if you have been waiting for a low elevation property in a private setting it’s worthwhile to take a look at 130 Mayhew Cir. Set on a quiet little street just one block from Lakeshore Drive, the asking price is only $739,000 for this three bedroom, two bath, 1500 plus square foot gem in the woods. You even get a two car attached garage to go along with one level living.
For you skiers in the crowd, the snow quality was pretty good this week but it’s hard to tell if we will be getting any more precipitation over the weekend. It was very windy on Thursday, so if we do not get more fresh snow, be careful on steeper slopes that may have been blown off prior to the weekend. It’s a nice sunny Friday and a wonderful day to make the drive up to Lake Tahoe if you’re planning to enjoy the weekend in the mountains.
UPDATED INCLINE VILLAGE REAL ESTATE MARKET ANALYSIS
March 3, 2010
If you were sitting on the sidelines during last year’s stock market rally, you’re going to get a second chance, but it won’t be on Wall Street. The Incline Village real estate market is showing signs of bottoming out and the latest sales statistics show that activity is way ahead of the pace in 2009. So if you missed out on making big returns in the stock market last year, 2010 just might be your best opportunity to scoop up a good value on the north shore of Lake Tahoe.
I normally like to wait at least three months before analyzing the sales statistics at the start of any particular year. But this year the numbers are so dramatic when compared with 2009 that I felt it was important for everyone to have this data before the end of the first quarter.
Here is a chart showing the year to date sales as of March 3, 2010 comparing this year with 2009.
Houses Condos Free Standing Condos
2009 Sales 10 4 1
2010 Sales 14 12 8
In Escrow 19 22 10
In addition to the 34 properties that have closed escrow, there are 51 properties in escrow at the present time. 21 of these properties are short sales and realistically I anticipate that maybe 1/5 of them will actually close escrow by the end of the month.
So, if we assume that 80% of the 30 regular sales in escrow close by the end of March (that would be 24 sales) and add to that 4 of the properties that are short sales, we would have another 28 closed escrows by the end of the first quarter. This means we would wind up with somewhere around 62 properties closing escrow as compared to only 28 sales in the entire first quarter of 2009.
I don’t expect that sales for the entire year are going to double, my best guess at this point in time is that unit sales will increase somewhere between 35% and 65% when compared with 2009. The reason for this flurry of activity early in the year is that we still have the home buyer tax credit, lots of good properties have come on the market at fabulous prices and interest rates still remain very low. Also, more sellers are being realistic about how to price their properties and negotiate after the carnage last year.
Looking closer at the sales of houses and condos we can see that buyers in the moderate price ranges are still playing a waiting game and sitting on the sidelines for the most part. All 22 condos in escrow have asking prices under $550,000. Of the 19 houses in escrow, only one is priced between $800,000 and $1.6 million. Buyers are snapping up properties at the low and high ends of the price spectrum, while moderately priced properties continue to languish.
The median price for all homes sold since January 1, 2008 still hovers just under $1.1 million. Sellers in this price range are finally realizing that they have to negotiate fairly with buyers, who for the most part, are making discretionary purchases. However, when we see a seller throw in the towel, buyers need to move quickly on properties that are priced below fair market value.
Already this year I have represented buyers on two different properties where we have purchased Lakeview Homes for one million dollars or more under the original asking price. In the beginning both of the Sellers were very unrealistic with their offering numbers. And by sitting on very high asking prices for a long time it probably discouraged many of the agents in town from showing these properties. I kept my eye on both of properties and when the prices dropped dramatically, I contacted my buyers and we wrote successful offers.
Forget the average days on market in this town. Just a couple of weeks ago a two bedroom condo came on the market in Third Creek priced just under $550,000 and it got an acceptable offer in less than 10 days. It does not matter that the average property in Incline Village is on the market approximately nine months, what counts is the specific location, quality, price and desirability of a particular place. Good quality properties at reasonable prices will move quickly, less desirable properties in poor locations may languish for several years.
By constantly monitoring the market and keeping an eye on choice properties as they go through a series of price reductions, I am able to find exceptional values for my buyers. As we get deeper into the year and more inventory comes on the market, buyers will have to move quickly on those properties that are priced below fair market value.
Sharp buyers have a 2nd chance to purchase some long term investments at 2002 prices, not on Wall Street, but right here in the Incline Village real estate market. You can always write an offer subject to your viewing and approval of a property. That way you can negotiate the price and terms before you make the trip to Tahoe and you won’t get aced out by another buyer moving at the speed of light.
Daily Incline Village Real Estate Blog Update - February 26 - 28, 2010
Before we dive into today's Incline Village real estate update, let's take a quick look at the action for last week. A total of 10 properties went into escrow, 6 condos, 1 PUD and 3 houses. All the condos were once again lower priced properties (by Incline Village standards that means under 600K) while the houses ran the gamut from 800K up to nearly $3 mil. Buyers are snapping up the best values and more sellers are becoming realistic with their pricing. We are still seeing some softness in the condo prices, but quality homes are holding up quite well. You can always count on me to scour the MLS to find you the best values in Incline Village and Crystal Bay real estate.
Checking out the past 3 days on the Incline Village MLS we have a total of 2 new listings, 4 price changes and 4 properties going into escrow. The only new listing worthy of any electrons is the stunning panoramic lake view home at 515 Gonowabie. Built in 2003, this 5BR, 5,5BA, 3717 sq. ft. home features 4 master suites and quality finishes throughout. Priced at an even $3 mil., this one is worth a look for your pano lake view shoppers.
None of the price changes do anything for me, so let's take a quick look at the properties getting accepted offers. The big, beautiful lakeview home at 465 Eagle priced at $2,995,000 went under contract as did the nice free standing condo at #10 Red Cedar. Also going into escrow is my favorite higher elevation bargain at 788 Geraldine priced at only 394K (fixer upper, 3BR, 2BA, woodsy lot, no garage). Congrats to the buyer, you've got a little gem on your hands with terrific upside potential. Wrapping up the in escrow properties is the short sale for 299K at #4 - 699 Hogan Ct. next to the Mountain Golf Course.
With more storms on the way it looks like powder days coming up on Wed. and again this Sat. If I don't answer the phone, you'll know where I am.....
Daily Incline Village Real Estate Blog Update - February 22 - 25, 2010
As the bargain hunters continue to come out of the woods, the Incline Village real estate market brings us five properties going into escrow, 8 price changes and six new listings (five are repeats) in the past few days.
Before we attack today's Incline Village real estate update, I received a link from one of my readers to a rare article by the IRS that clearly explains the home buyer tax credit. In the interest of providing the best information possible, here's the link to the IRS web site info.
Read the IRS Article on the Homebuyer Tax Credit
Our only true new listing on the MLS is a short sale at #21 Incline Manor. The current owner paid $315,000 during the peak of the real estate boom in 2006 for this two bedroom, 1.5 bath, 960 square foot condo. This property is being offered as a short sale with an asking price of only $189,000. One of the lowest priced properties in Incline Village that you’ll find with a carport.
We’ve got a couple of eye popping price reductions on the Incline Village MLS this week starting off with a one million dollar alteration at 290 N. Lake Cir. This lakefront property sits on nearly one acre of land and boasts almost 4700 square feet of living space. Super high quality finishes, a panoramic Lakeview and your own boat house, pier and buoy make this a very special property at $9,750,000.
Also getting a big percentage drop in price is the nice family home at 314 Winding Way. Losing $100,000 off the old asking price of $689,000, this three bedroom, two bath, 1708 square foot home is now priced at only $589K. Nice big lot that is great for kids to play in, tons of parking and a very easy living one level floor plan make this place very attractive at the new offering number.
And my favorite lake front condo just got a very nice $74,000 whack. Now offered at only $1,025,000 is the beautifully remodeled two bedrooom, two bath property at #116 Crystal Shores Villas. I cannot show you a finer condo in a lakefront community anywhere near this price. If you have been waiting for a great opportunity to own a lake view condo with access to a private pier don’t wait around, because at the new price this property will likely sell quickly.
We had five properties going into escrow this week on the Incline Village MLS and with only one exception the asking prices are under $530,000. Naturally, I am representing the buyer who is the exception on the fabulous lake view home at 840 Jennifer.
Sales volume has picked up dramatically when compared to the same time in 2009. So far for the first two months of 2010 we are tracking very close to the sales pace of 2008 which was 50% higher than 2009. Whether this pace keeps up all year or this is just a short term spike in the action while buyers snap up the best values remains to the scene.
My personal opinion is that the Incline Village real estate market hit bottom in regards to the number of unit sales during the winter and spring of 2009. Prices continue to trend in different directions depending on the type of property, location, desirability, condition, elevation and other factors. From a purely statistical and philosophical standpoint, if you can purchase a property at a 2002 or 2001 price, then you probably have a good value on your hands.
The big exception concerns Lakeview Homes in Incline Village and Crystal Bay. Most Sellers in this category know they have a rare bird and for the most part also have the staying power to ride out the recession. Only in rare cases are we seeing Lakeview Properties being sold at a discount, and I’m pleased to be the agent representing a good percentage of these buyers.
Daily Incline Village Real Estate Blog Update - February 19 - 21, 2010
As the snow starts to fly again, the summer pace of activity continues for this Incline Village real estate agent. I was busy writing another offer and out showing property with two different buyers on Saturday. It’s a good thing that I don’t like to ski on the weekends, because we did get a little bit of fresh snow last night. I think I’d rather spend Sunday getting caught up on work and then hit the slopes on Monday when the crowds have thinned out dramatically.
The Incline Village real estate market brings us a total of five new listings (most of which are repeats), three price changes and one property going into escrow.
Getting an accepted offer for the second time is the cute little cabin at 803 Jennifer Street. If the bank actually accepts the asking price of only $375,000, then the buyer is getting quite a good value. You just never know with short sales how long they will take to close or what price they will eventually sell for. But at least the listing agent on this property has been through the process several times and can handle the stress along with the details.
Taking a quick look at the price changes on the Incline Village MLS the only real excitement is for the nicely remodeled home at 832 Donna Drive. The latest adjustment on the downside in the amount of $50,000 brings the new asking price to only $849,000. The seller happens to be an agent in my office who is looking forward to retirement. So, this is your opportunity to get a nice house on a large woodsy lot for a good price.
If you have always wanted your own little slice of lakefront heaven then you may wish to take a little detour off of Lakeshore Drive down to 1655 and 1665 Pine Cone Circle. You will find two properties right on the north shore of Lake Tahoe with fabulous panoramic lake views. The asking prices of 6.5 million and just under 8.8 million are not for the faint of heart. Spectacular locations that are hard to duplicate, so bring you are checkbook and your dreams...
Daily Incline Village Real Estate Blog Update - February 16 - 18, 2010
It’s been an incredibly busy week for this Incline Village real estate agent. It would have been nice to stay on the cruise ship, but then I would have missed out on writing a couple of offers, showing property and putting one of my listings into escrow. OK, all of those things probably would have happened had I stayed on the ship. I would have just been paying a fortune for Internet time and having one of my comrades in the office show property on my behalf.
And with the gorgeous sunny weather all week long, it has been a most enjoyable return to the north shore of Lake Tahoe. (Just no time for skiing this week). The Incline Village MLS brings us a grand total in the past three days of 12 new listings (eight of which are repeats), six price reductions, one property going into escrow and two properties closing escrow.
The only property in Incline Village to get an accepted offer is my listing at #194 McCloud. This is arguably the most beautifully remodeled two bedroom condo in the entire complex. That now makes five McCloud condos in escrow. It looks to me like several patient buyers have thrown offers on the table at the right time and at the right prices. Two of these properties are short sales, but the other three are straight up deals with sellers who are not distressed.
Closing escrow at only $657,000 is the bank owned property at 1084 Lucerne Way. This is what happens when a bank owned property is assigned to an out of area listing agent and they don’t wait for offers until after it has been on the MLS tour. I think the buyer got a phenomenal deal and a lot more could have been squeezed out of this property in only another week or two.
Also getting an exceptional deal is the house at 977 Dorcey. The final sale price of $500,000 is the reward for the extremely patient buyer who waited through this lengthy short sale. This is about as high up as you can get in the upper Tyner subdivision, so although this property sold at a good price, I hope the new owner has a very good snowblower.
We have two pretty special price reductions on the Incline Village real estate update today. #22 Bitterbrush just got a huge price reduction of $55,000 and is now priced at $625,000. This is a beautifully remodeled three bedroom, two bath, 1336 square foot, panoramic lake view condo. Stunning from top to bottom, I liked the color of the interior paint so much that I went down to ACE and got some to do my family room.
Also showing some serious desire to get an offer is the seller at 1081 Mill Creek. The new asking price of $1,319,000 is $131,000 below the old offering number. This is a very spacious and tastefully elegant three bedroom, 2.5 bath, nearly 3000 square foot home on a large level lot of 0.349 acres. Great floor plan, wonderful yard for kids to play in and easy access all year round. Low elevation shoppers will want to take a look at this one.
Although we had four actual new listings in the past three days, I can’t get excited about any of them. There’s still plenty of good inventory to choose from and plenty of Sellers who would rather see an offer now than have to compete with their neighbors in the summertime. Buyers can be selective, but when you find the location you want at a reasonable price it’s time to pull the trigger or risk missing out on your first choice.
Daily Incline Village Real Estate Blog Update - February 5 - 15, 2010
We have a lot of ground to cover on the Incline Village real estate update now that I have returned from a wonderful Caribbean cruise. It was a nice break aboard the Royal Caribbean Liberty of the Seas that took me to Costa Maya, Belize, Cozumel and Grand Cayman. It was quite a treat to go exploring in each place and get a feel for the local flavor. I will try to have some pictures on the web site in the near future.
While I was away, the property that I had in escrow at 451 Jill Ct closed for an even two million dollars. This spectacular Lakeview home originally came on the market at just under three million dollars and I can safely say that my buyers got the best deal on a luxury home in the neighborhood in the past few years.
There were a total of 23 new listings, but 11 of them were repeats. And we can cull the herd further and just take a look at the most desirable properties. Leading the charge is #74 Woodstock at only $179,000 for this two bedroom, two bath, two story condo. You would have paid double the price just a few years ago during the feeding frenzy of 2005. If you have been looking for a budget priced and centrally located condo where you can walk to everything, this place may just fit the bill.
Shoppers holding out for a good value in a lakefront community will want to take a look at #7 at 1000 Lakeshore. This is full size three bedroom, 2.5 bath, 1488 square foot end unit priced at only $999,000. It’s been a long time since we saw an end unit in this complex under one million dollars and it gives you a nice private Sandy Beach with a panoramic Lakeview when you are down on the water.
Luxury home buyers will want to take a close look at 1535 Debra Lane. This street is part of a small homeowner’s association where you get a semiprivate beach, access to a pier and your own buoy. Priced at $3,995,000, this log style home features a high-end interior to go along with four bedrooms, 3.5 baths and 4600 square feet of living space.
You would think that with 19 price reductions in the last 10 days I would be writing a dissertation, but that is hardly the case. Only two of them merit any electrons. 840 Jennifer got a $76,000 cut off the asking price and is now only $899,000. This is quite possibly the best value in a Lakeview home under $900,000. If you don’t mind having three stories and getting some exercise on the stairs, this is a place you’ll want to take a look that before one of the vacationers during the holiday week jumps all over it.
The other price change on the Incline Village MLS that is worth a look is the house at 824 Geraldine. $839,000 will get you three bedrooms, 2.5 baths, and over 2500 square feet of living space. Short level driveway, sunny lot, forest service next door and a nice interior makes this one worth a look.
A total of eight properties closed escrow ranging from the home at 936 Lakeshore which sold for $2,750,000 (congratulations to the listing agent in my office who also represented the buyer on this property, what a way to start the year) down to the cute little free-standing condo at 1046 Lucerne which brought in $400,000. The pace of activity this year is significantly ahead of 2009 as buyers come out of the woodwork to scarf up the best values.
And keeping the momentum going are the six properties in Incline Village that got accepted offers and went into escrow. I am representing the buyer of 520 Sugarpine and the other properties include two condos in Mccloud that I have been writing about forever as the best values (#116 and #243), along with 109 Third Creek which just came on the market a week ago. You cannot sit on your hands and expect the good deals to wait around for your summer vacation.
Daily Incline Village Real Estate Blog Update - February 1 - 4, 2010
It has been another busy week for this Incline Village real estate agent and our market in general. I’ve had three buyers in town, wrote two offers, put another deal into escrow, and have been tying up loose ends before I go away on vacation. If you missed the newsflash above, I am going on a Caribbean cruise and will have no contact with the outside world from February 6 thru February 14.
So, this will be the last Incline Village MLS update until I return from my journey. If you need assistance with any real estate issues during my absence please contact Tim Lampe at Lakeshore Realty at 775-831-7000.
Moving on to our home and condo update priced at $699,000 is a very nice three bedroom, 2.5 bath, 1900 plus square foot condo at 1000 Lakeshore #6. The property has been partially remodeled and based on the location probably makes a superb vacation rental. Now you have two great properties to choose from in this complex, #6 and #11.
Our other new listing from the MLS is an older lake view home at 555 Knotty Pine. Built in 1974, this three bedroom, two bath, 1728 square foot home sits on a large 0.42 acre lot on one of my favorite streets. Surrounded by homes that go up to nearly six million dollars, I’m looking forward to previewing this property so I can give you a fuller report. The asking price of $899,000 looks pretty reasonable for a home in this neighborhood with this good of a Lakeview.
Out of the six price adjustments on the Incline Village MLS only two are worthy of any electrons before I start packing. #19 Red Cedar had $55,000 knocked off the asking price and is now an eye-catcher at $895,000. Well maintained interior, nice view of Lake Tahoe and a good low elevation location makes this one worth a look at the new asking price.
Also getting a bit of interest now that the price is a bit more sane is the house at 451 Country Club Drive. The new asking price is $1,150,000 for this three bedroom, 2.5 bath, 2252 square foot home on a large lot that is just over ½ acre. This is a far cry from the original asking price of just under $1.4 million on both a $ and % basis.
The properties going into escrow range all the way from a little fixer upper three bedroom condo on Southwood priced at $154,000 up to the beautiful free-standing condo at 300 Glen Way #4 with a tag of just under $1.3 million.
We are seeing much more sales activity early in the year in 2010 than we did one year ago. I just opened escrow today for the lovely house at 520 Sugarpine Drive, priced at $689,000. Buyers need to be aware that the good values are disappearing one by one and once they are gone you cannot always find a suitable replacement easily. Even though we have a lot of inventory, there are only so many motivated Sellers. All the rest of the property owners in Incline Village and Crystal Bay can afford to ride out the storm and enjoy their properties while prospective buyers continue to rent rooms at the Hyatt for $300 a night or more.
Closing escrow on the Incline Village real estate market during the past three days are two condos and one free standing condo. #119 Third Creek which is a nicely furnished and well maintained three bedroom, 2.5 bath condo sold at $650,000, that’s right in line with the most recent sales in the complex. The little fixer upper at #19 Mountain Shadows changed hands at $235,000. I’m looking forward to seeing what type of remodeling the new owner does since this place was pretty original.
One last tidbit of news. It looks like Coldwell Banker Incline Village Realty has moved their office again. They have a new location on Tahoe Blvd. in the same shopping center as the Hacienda Mexican Restaurant. Congratulations to the folks at Coldwell Banker on their new location and I hope that Scott at the Hacienda sees a nice uptick in business!
That’s it until next time folks. I will be enjoying a vacation cruising the Western Caribbean and soaking up the sun. One of the best things about living here, no matter where you go in the world on vacation you always come home to Lake Tahoe.
Daily Incline Village Real Estate Blog Update - January 29 - 31, 2010
Like the snow showers across the Lake Tahoe Basin this weekend, the Incline Village real estate market had just some scattered activity. We had a total of one new listing, one price change and two properties going into escrow on the MLS during the past three days.
One of my favorite properties among the lower-priced homes for sale in Incline Village at 788 Geraldine got a nice price reduction and is now only $394,000. I consider this to be a very livable fixer upper and it is situated on a nice lot with a delightful mountain view. Could be the next house in Incline Village under $500,000 to sell, so contact me if you are interested in the property and I’ll give you more information
Getting accepted offers are the nicely remodeled three bedroom, 2.5 bath condo at #117 Mountain Shadows priced just under $400,000 and #1 Alpine Terrace which is just a sliver under $250,000. The latter is a two bedroom, two bath, 1200 square foot condo right across the street from the MS complex, but this one is offered up as a short sale.
Our only true new listing for the entire week popped up in the past couple of days. All of the others were repeats. #39 Incline Pines is a very spacious five bedroom, 4 bath, 2800+ square foot free standing condo on the east slope. The asking price of only $575,000 makes this one the rare properties in this complex that you will want to look at sooner rather than later.
Daily Incline Village Real Estate Blog Update - January 25 - 28, 2010
It’s been a very busy week for the Incline Village real estate market and this agent. I’ve been working on a couple of new listings, lining up properties to show this weekend and also nurturing a transaction in escrow. I’m still wrestling with Dreamweaver on my new PC, so these blog updates will appear 2 or 3 times a week until I get things rectified.
The Incline Village MLS brings us a grand total of five new listings (four of which are repeats), six price changes, five properties going into escrow and five properties closing escrow. Yes, you read those numbers correctly. One of the busiest weeks in the winter time, so that tells me smart shoppers are looking for the best values and snapping them up.
Our only true new listing the first half of this week is a doozy. Priced at under $155,000, we’ve got a three bedroom, two bath, two story condo at #1 Southwood Pines. Contact me pronto if you have any interest in this property because the last one in this complex got multiple offers and went rather quickly.
Closing escrow this week are four different condos all priced under $400,000 and the lovely golf course home at 973 Fairway Blvd which sold for an even $1.4 million. The properties getting accepted offers this week range from #52 Tahoe Racquet Club priced a sliver under $200,000 all the way up to the luxurious and spacious panoramic Lakeview home at 517 Fairview tagged at $4.5 million.
Getting a well needed price reduction of over $300,000 is the lovely home at 824 Ellen Ct. The new asking price of $975,000 is much more reasonable for this three bedroom, 2.5 bath, 3100 plus square foot home on a .197 acre lot. Nicely remodeled and with a great floor plan, you do have neighbors rather close on two sides for this location on a cul de sac.
Those of you with extended family who would like to be close to the beach and the Hyatt hotel and casino may wish to take a look at the other big price reduction. #56 Village at Incline lost $100,000 off the asking price and is now a veritable bargain at only $699,000. This is not a short sale or a bank owned property, just a great deal on a spacious 2700 plus square foot, three bedroom, 3.5 bath two story condo with a two car detached garage. Would likely make a wonderful vacation rental because of the fabulous location and ability to sleep lots of bodies.
For the skiers in the audience, I recommend a trip to Tahoe if you have some free time to enjoy the high quality conditions on the slopes. The higher elevation the better off you will be since everything below 7000 feet got a little bit of rain in the past week. Places such as Kirkwood and Sugar Bowl received copious amounts of snow with the recent series of storms and have high enough elevations that you can be assured of great snow quality.
Daily Incline Village Real Estate Blog Update - January 21 - 24, 2010
Between the on and off snowstorms the past couple of days the Incline Village real estate market brings us three price reductions, two properties going into escrow, two properties closing escrow and three new listings all of which are repeats.
Here are links to all of the action on the Incline Village MLS in the past week.
Kicking off the price reductions on the Incline Village MLS is the nearly $100,000 slashing at 728 James Lane. The new asking price of only $899,000 makes this arguably the best value in single-family home in the Lakeview subdivision.
Our other nice price reduction with $46,000 coming off the top is #81 McCloud. This is a very nicely remodeled two bedrooom, two bath condo just two driveways from the beach. The new asking price of only $439,000 shows me the seller is being very competitive with the other properties on the market.
Getting accepted offers are the home on the Mountain golf course at 807 Snead Ct and the cute little remodeled condo at 924 Wendy Ln.
The spacious free standing condo of over 2500 square feet at 1396 Tirol Dr in upper Tyrolian Village sold for $595,000. This is a very good value especially when you consider there is a two car attached garage and the property is in nice condition. Congratulations to the listing agent for also bringing in the buyer on this one.
Daily Incline Village Real Estate Blog Update - January 18 - 20, 2010
It's been quite a couple of days for the Lake Tahoe basin and the Incline Village real estate market. While the MLS brings us a slow, but steady stream of activity, Mother Nature continues to provide copious amounts of snow up here in the mountains.
Catching up on the activity for the Incline Village real estate market the past three days we have a grand total of four new listings (two of which are repeats), 10 price adjustments, 3 places going into escrow and one property closing escrow.
Anyone shopping for new construction at low elevation we’ll want to take a close look at 1085 Mill Creek. This four bedroom, 4.5 bath, nearly 3800 square foot home on just under 1/3 acre is ecologically and structurally a superb property. The asking price of $2.3 million includes high end finishes throughout, soaring cathedral ceilings and superb quality by Advance Design and Construction.
Our other new listing at #7 Incline Villas is a nicely remodeled three bedroom, three bath, 1584 SQ foot condo on the championship golf course. The asking price of $509,000 makes this highly competitive with the other remodeled property a couple of doors down in the complex.
The only price reductions catching my eye are #243 McCloud which breaks the sound barrier at $399,000 and is not a short sale or a bank owned property and the nice big $145,000 alteration at 650 Lakeshore Drive. This luxurious home built in 2008 is now priced at $3,850,000.
Our three properties going into escrow include the cute and tastefully updated condo at 924 Wendy Ln and the remodeled condo at #4 Mtn. Shadows priced at $349,000. Also getting an accepted offer is my broker’s listing for the short sale at 361 Country Club Drive.
Forgive me for ending the commentary here, but I have been working on setting up my new computer and I still have some software issues to resolve. The incline village real estate updates might be done every couple of days until I get everything figured out. While the white stuff keeps falling from the sky, I plan to also enjoy a fair amount of time shredding powder up at Mount Rose.
Daily Incline Village Real Estate Blog Update - January 14 - 17, 2010
It's been a busy week for this Incline Village real estate agent and I apologize for the delay in getting the most recent MLS updates completed. Between the deal I have in escrow, working on 2 new listings and skiing at Mt. Rose, I've been a bit delinquent with my commentary.
The past three days bring us a total of four new listings, six price reductions, a whopping five properties going into escrow and one property closing escrow. I guess people wanted to get their offers accepted before the series of monster snowstorms arrive in the Sierras.
Two of the new listings merit a closer look. #106 Third Creek is a remodeled two bedroom, two bath condo just a stone's throw from the Raley's shopping center. The asking price of only $549,000 makes this a veritable bargain in this complex with more amenities than any other in Incline.
If you have more family and friends than two bedrooms can handle, you may wish to take a closer look at 1132 Altdorf Ter. This is a five bedroom, four bath, nearly 3600 ft.² freestanding condo in lower Tyrolean village. You've got a filtered Lakeview, spacious areas in which to sleep and entertain and relatively easy access all year round. Located about 1/2 mile below the Diamond Peak Ski Area, this is a good location that's only 1 mile to the beach and 1 mile to the center of town.
Scanning the price reductions on the Incline Village real estate market, there are three that are just screaming for attention. Two of them are freestanding condos in The Glen, a luxury development situated just below Highway 28 not far from the Rec Center. I'm glad to see the owners of #220 and #200 finally pricing their properties where I suggested quite some time ago. At the new asking prices of $1,995,000 and $1,850,000 respectively, both places are definitely worth a look. Losing $1.3 million off the top and now priced at $3.7 million is the gorgeous piece of new construction at 701 Fairview Blvd. That's a big move in both % and $ terms.
Getting accepted offers are #13 McCloud which is a short sale and #19 Mountain Shadows, which is not. I had a feeling #19 would be the next property in this complex to go into escrow based on the location and asking price. Also going into escrow are two little freestanding condos in upper Tyrolean village and on the high end, priced at $1.9 million, the expansive home at 996 Wedge Court.
With this huge series of snowstorms coming into the Lake Tahoe basin over the next several days, I don't expect to be showing property. And I most certainly anticipate spending as much time as possible skiing powder. Whether or not that will be possible will all depend on when the breaks in the storms occur as the jet stream is predicted to come right over the top of Northern California. If I take a long time to respond to phone calls or e-mails this week, I apologize in advance. It just means I'm neck deep in powder or clearing the driveway for the 19th time.
Daily Incline Village Real Estate Blog Update - January 12 - 13, 2010
Before delving into today's Incline Village real estate market update, I have to give a quick ski report. A nice winter storm brought nearly a foot of fresh powder to the upper elevations of the High Sierras. So, I had to make a point of going out and shredding some powder during the first part of the day. The slopes are starting to fill in and if we get the dose of precipitation that is predicted next week it looks like all the rocks will be covered and the Chutes will be much more palatable.
The Incline Village MLS offers up a total of five new listings (four of which are repeats), two price changes, and three properties closing escrow. If you have $5 million to spend then you may wish to take a look at the new construction going up at 701 Fairview Blvd. I think the MLS information shows the old square footage and number of bedrooms and baths for the former property on this site, because I think there will be more than two bedrooms in a $5 million home situated on 5 acres on the Eastern slope.
With lake views in mind, the best price reduction is the hundred thousand dollar redeployment for #5 Crystal Shores East. The new asking price of only $1.1 million makes this an eye catcher for anyone shopping for a two-bedroom condo in a lakefront community. If your budget is a little bit lighter, then the $50,000 reduction for #8 - 999 Lakeshore Blvd. which is now only $810,000 might be more to your liking. This is also a lakefront community with a beautiful sandy beach and a prime location from which to watch the fireworks on the Fourth of July.
The Incline Village properties changing hands to new owners include the rare bank owned property on the golf course at 996 - 3rd Green selling at $1,250,000 and the lovely three-bedroom, three bath, 1800+ Sq. foot lakefront condo at #54 Crystal Shores West going for $1,850,000.
Daily Incline Village Real Estate Blog Update - January 11, 2010
As another winter storm prepares to send in the Lake Tahoe basin the Incline Village real estate market brings us three new listings, to price alterations and one property going into escrow.
We had a good amount of activity in the past week with eight properties going into escrow and a net total of only five new listings after discounting the three repeats. That puts the ratio better than 1:1 for properties going into escrow versus new listings. It looks like the prices of single-family homes may start to firm up in 2010 because the inventory of properties for sale is 30% less than one year ago for this category. So, while condos and freestanding condos still show a nearly three-year inventory, the inventory of single-family homes is somewhere between 18 and 24 months.
The headliner on the new listings on the Incline Village MLS today is 772 Lakeshore Blvd.
This five bedroom, 5.5 bath, 4400 ft.² home on the uphill side away from the water was built in 1996. Nice quality finishes throughout, great location and asking price of just under $2.6 million. The other two new listings coming on the market today include a remodeled condo in Mountain Shadows and a condo in White Pines.
Neither of the price reductions excites me today so let's take a quick look at the property going into escrow. The little cabin at 340 - Highway 28 that was built in 1959 and carried an asking price of $595,000 got an accepted offer. Not sure if the buyer plans to remodel or tear down and rebuild, but this shows you the intrinsic value of a 1/4 acre lot with a panoramic Lakeview even if it is right on the highway.
Daily Incline Village Real Estate Blog Update - January 7 -10, 2010
With a little less than a month before I leave on a one-week Caribbean cruise, the pace of activity continues to plod along on the Incline Village real estate market. The last 4 work days for me, (not the Mon. thru Fri. crowd), bring us 4 new listings, 9 price changes, two properties going into escrow and one property closing escrow on the Incline Village MLS.
Leading off the new listings on today's Incline Village real estate update is the fixer-upper/tear down at 569 Silvertip. This three bedroom, two bath, 1248 ft.² home on a large nearly level lot was built way back in 1961, which is ancient by local standards. The asking price of $495,000 shows that the seller is very realistic and has priced the property at what in my opinion is lot value. Great neighborhood, wonderful upside potential, just bring a little bit of vision and your TRPA consultant.
You would think with nine price changes I would be writing a fairly lengthy commentary today. But the only one that generates any excitement inside my cerebrum is #116 McCloud. The seller has slashed the price all the way down to $469,000 for this two bedroom, two bath, upper unit condo in arguably the best location in the entire complex. The place next door at #118 sold for $585,000 just a couple of years ago, so you can appreciate what a great value #116 is at the new asking price. And the property has been tastefully updated!
Closing escrow at $290,000 is the freestanding condo at 1346 Tirol Dr in upper Tyrolean village. This three bedroom, two bath, 1297 Sq. foot property does not have a garage but makes up for that shortcoming with a nice view of the Diamond Peak Ski Area. The final asking price was $299,000 once again demonstrating that properties that are priced fairly don't need to be heavily discounted in order to make a sale.
Getting an accepted offer is the beautiful four bedroom, 4.5 bath, 4130 ft.² home at 835 Freels Peak. Just one block from Lakeshore drive and a short walk to Burnt Cedar Beach, this lovely property on a large level lot of just over 4/10 of an acre was priced at $1,585,000. And joining it in the escrow corridor is the 3BR, 3100+ sq. ft. lakeview home at 591 Tyner priced just under $1.4 mil.
The week ahead it is shaping up to be only moderately busy. So, anyone who would like to make the trip up to Incline Village to look at some properties please contact me and we should be able to get together (unless a big snowstorm comes in on Wednesday in which case we will all be skiing powder on Thursday and Friday).
Daily Incline Village Real Estate Blog Update - January 6, 2010
As I do my snow dance in the hopes that we will get more precipitation that is not in the form of rain in the Lake Tahoe basin, the Incline Village real estate market brings us three new listings and four price reductions on Wednesday.
Those of you shopping for a Lakeview cabin that could be a livable fixer-upper or a tear down will want to check out the two new listings. Otherwise your only alternative is the chunk of commercial property at 923 Tahoe Blvd.
US Bank is one of the tenants, so if you can't afford to buy the bank maybe you can afford to be their landlord at the asking price of $2,250,000. It looks like there is over 14,000 feet of rentable space and 40 parking spaces on this 1.122 acre lot smack dab across the street from the Raley's shopping center in the heart of Incline Village.
I don't find any excitement among the price changes, so it's time to focus my attention on a transaction in escrow as one of the inspection reports is coming through my fax machine...
Daily Incline Village Real Estate Blog Update - January 4 - 5, 2010
It's been quite a start to the new year for this Incline Village real estate agent. The week began with my buyer getting their offer accepted for the 4300+ sq. ft. Lakeview home at 451 Jill Ct. I just landed two more listings, and had two buyers in town looking at property. Fortunately, I was able to squeeze in a couple of hours of skiing on Monday while there is still some snow covering the rocks.
Anyone who's thinking of coming up for skiing, bring your old skis, not those beautiful new powder skis that you just bought. It looks like most of the snow that we received during the Christmas holiday period has been pretty well skied off or is starting to melt. You'll want to make sure that your health insurance premiums are fully paid up if you are taking to the slopes before we get another few feet of the white fluffy stuff
The Incline Village MLS brings us one new listing, one price adjustment, five properties going into escrow and two properties closing escrow in the past 48 hours. With all the work on my plate I'm going to just skim through the Incline Village real estate update. Buyers should be advised that the inventory of single-family homes has decreased 30% in the past year. You can't wait around forever hoping the property you love will be here six months from now. Either it will get sold at a reasonable price or the seller will simply pull it off the market and enjoy it for the next few years. Strike your best deal while you can so you can avoid the disappointment that several of my buyers have experienced in the past year by waiting too long.
For those skeptics in the crowd who have been waiting for a wave of foreclosures to hit Incline Village, there was not a single notice of trustee sale for any property in Incline Village or Crystal Bay during the past week. In Washoe County there were a total of 66 properties going up for auction with virtually everyone from Reno or Sparks and the rest somewhere else down in the desert. So, while the rest of Nevada is experiencing an onslaught of properties in in default or going into foreclosure, the Incline Village real estate market finds only the occasional distressed property.
We may see a slight uptick in distressed properties during the summer of 2010, most of these will likely be condos that were financed with 5/1 adjustable-rate mortgages that are having their interest rates reset. Don't expect a flood of foreclosures in Incline Village during the coming year, just the occasional property where the owner hands back the keys to the lender and rides off into the sunset (in their leased car with Dog the Bounty Hunter on their tail 'cause they're 6 months late on the payments)
The only new listing is a repeat at #53 Woodstock, a one-bedroom condo priced at $218,000. Most of the new listings we will see in the next few weeks will be repeats. So, unless there is some significant price reduction or major change to the property you won't be finding me expending electrons on these types of listings.
Anyone holding out for a great deal in Burgundy Hill should run quickly to #317. The massive price reduction of approximately $40,000 puts this beautifully furnished and nicely updated one bedroom, two bath condo with a peek of the Lake down to only $285,000. That's a 2002 price.
At the other end of the spectrum, getting a massive $500,000 shellacking is my favorite lakefront property at 831 Lakeshore Dr. Now priced at just under $3.5 million, this is the least expensive lakefront property in Incline Village and it has been tastefully updated in most parts. Okay, so you have a flag lot with only 20 feet of private beach, but that's 20 feet more than the other 7 billion people who live on earth (except for your neighbors). You get 2 buoys, a gorgeous backyard, five bedroom floor plan that sleeps a gazillion and a nice open great room/kitchen set up with quick access to the backyard. Don't delay, call me today, before this one goes away.
The properties getting accepted offers on the Incline Village real estate market run the gamut from a cute condo by the Mountain Golf Course priced at $329,000 all the way up to a lakefront condo priced at just under $2 million. If you would like to see the details about the five properties going into escrow and two properties closing escrow, you can do so by clicking the links above that will take you to the page with the links to the MLS information for each property. Now, back to the trenches...........
Daily Incline Village Real Estate Blog Update - January 1 - 3, 2010
It's been a busy start to the new year for this Incline Village real estate agent. I'm still working on negotiating an offer, showed property to a new buyer today and have a new listing on the MLS tour on Tuesday. Plus, it's that time of year when I work on all the off season marketing projects and make the necessary computer upgrades. My new computer should be arriving in the next week and then I can put this one out to pasture.j
No action to report on the Incline Village MLS the past 3 days, except for all the listings that expired. The inventory is now down to only 347 properties, a far cry from the 503 properties we had for sale back in August. A huge number of listings expired at the end of December, how many of these will come back on the market by next summer is anyone's guess. The inventory of single family homes has declined 21% vs. the same one year ago, a positive sign for our market.
Daily Incline Village Real Estate Blog Update - Dec. 30 - 31, 2009
As the year comes to a close, the Incline Village real estate market hits us with a little flurry of activity before the title companies shut their doors for the holiday festivities. We had three properties go into escrow, one price change and two new listings in the past two days on the Incline Village MLS.
Along with all of that activity I was out showing property with two different buyers plus writing an offer. I'm not quite sure what it is about the Thanksgiving through New Year's time period. But every year I've been in the real estate business my cohorts are taking large chunks of time off while I'm working as furiously as I do in the middle of summer.
Getting accepted offers are the beautiful freestanding condo at #10 Red Cedar priced at $979,000 and the luxurious piece of newer construction at 112 Steam Cir. with an asking price of $1,649,000. Both of these are what we call normal transactions, i.e. they are not properties in distress. However, 377 - Second Tee which is a four bedroom, 3.5 bath, Lakeview home on the east slope (without a garage) is a short sale. Who knows if the asking price of $750,000 bears any relation to the number that was accepted and whether or not the lenders are willing to make a deal fly. Only time will tell, so check back in six months or a year and maybe we'll have an answer on this one
Taking a quick look at the new listings on the Incline Village real estate scene, we have a rare bank owned freestanding condo that looks like a quality property. 1084 Lucerne appears to be quite a steal at only $668,900. This is a four bedroom, three bath, 3360 ft.² property with a two car attached garage in lower Tyrolean village. You even get filtered peaks of the lake and the property looks like it's in pretty decent shape inside. This will likely be the next property to sell in this price range, so if you have even a hint of interest please contact me pronto before one of the holiday visitors snaps this one up.
Looking back on 2009, it appears that the pace of unit sales bottomed out last winter and early spring. Since then the pace of Incline Village real estate sales activity has picked up significantly and we are closing out the year with total sales slightly ahead of 2008. Prices are still moving in multiple directions at different rates of speed depending on the location, view, quality, ease of access, amenities and other features affecting a particular property. Supply still exceeds demand for everything except lakefront and Lakeview properties. If you own a condo and don't need to sell, there is no need to have it on the market just cluttering up the inventory.
I would like to thank the hundreds of people who visit my website each day and read my commentary on the Incline Village real estate market. I try to be as objective as possible when providing my analysis of the properties for sale on the North Shore of Lake Tahoe.
Those of you who have been reading my column for a long time will notice that I have toned down some of my critical remarks. This is solely due to my desire to keep peace with my broker since he takes the brunt of the complaints from other agents and brokers in town when I critique their properties in a way that they don't like. There were also a couple of court decisions in 2008 and 2009 that treated bloggers unfavorably based on the pure speculation that someone's property value could be affected by comments in a blog. So, if I don't comment on a new listing or a price reduction it pretty much means that I don't think that property is worthy of any attention based on the price or some other attribute.
That's it for the first decade of this century. My crystal ball tells me there will be a slight uptick in unit sales in 2010 in our local market, but a strong recovery is at least two or three years away because of the relatively high level of existing inventory. I plan to be right here providing you with the blow-by-blow description as new properties hit the MLS, meaningful price changes occur and new transactions take place. Keeping the general public informed of the Incline Village and Crystal Bay real estate market is one of my top priorities as I continue to build my business and provide my clients with the highest level of customer service possible.
Daily Incline Village Real Estate Blog Update - Dec. 28 - 29, 2009
Snow might be falling from the skies and the daytime temperatures hovering around freezing, but it's a summertime pace of activity for this Incline Village real estate agent. With four buyers in town this week, a new listing at 1000 Lakeshore hitting the market, one of my deals closing escrow along with writing another offer today, it has been a whirlwind of activity.
The Incline Village MLS brings us a grand total of two price reductions, one property going into escrow and #135 Mountain Shadows closing escrow. The buyers I worked with on this transaction were two of the nicest people I've had the pleasure of doing business with. And this deal would have closed 2 weeks ago if the seller had been, shall we say, a bit more responsive.
I am very happy that my buyers were able to purchase this three-bedroom end unit condo with two decks in one of the best locations in the complex for only $245,000. (And it has a new up to code fireplace). You would have to go back further than our MLS records allow to find a condo in this complex at that price. So that means somewhere back around 2001 or 2002 was the last time anything in Mountain Shadows closed escrow under 250K. Remember, for the best deals in town you just can't ignore, get yourself down to see Don at Lakeshore.
Checking out the sales stats for all 350 or so agents in our market, I'm still holding down the #2 spot. If the deal for the house at 580 Sugarpine had been recorded in my name instead of the agent that I handed the buyer off to, I would be tied for the number one spot in buyer representation for the past three years. I had five buyers write offers on that property and the MLS statistics show the name of the agent whom I referred my client to even though the deal was a 50-50 split and I did a lot of the work. So I guess that leaves me in the #2 spot out of roughly 350 agents working the Incline Village and Crystal Bay real estate market. Another year of Avis chasing Hertz...
I don't find either of the price reductions very enticing so let's take a quick look at the two properties going into escrow. 973 Fairway, the lovely house on the Championship golf course, just a nine iron from the clubhouse, got an accepted offer. Also going under contract is the condo which I raved about last week in the Dec. 21 blog entry for #58 Village at Incline. Scroll down to read my comments, the crystal ball was pretty accurate on this one.
I'm absolutely stunned that none of my buyers stepped up to the plate quickly enough to take advantage of this gift which was listed by an agent who is from outside our local market area. The asking price of just under $320,000 is about half of what the last property in this complex sold for. Whoever buys this place will most likely turn around and make $100,000 plus profit before the summer of 2010, unless they intend on keeping it for their personal enjoyment.
Daily Incline Village Real Estate Blog Update - Dec. 23 - 27, 2009
With the holiday week upon us and pretty decent conditions on the ski slopes, the Incline Village real estate market is catching a bit of a breather. The only new listing to report for the past couple of days is the property that I put on the MLS at 1000 Lakeshore. This is a great three bedroom, 2.5 bath, end unit, two-story condo in a fabulous location just a hop and a skip from the Hyatt and the beach. The asking price of only $675,000 makes it far and away the best value in a three-bedroom unit in this complex in the past five years.
Click Here to See the Virtual Tour
Our only other bit of activity on the Incline Village real estate scene is #57 Royal Pines. This four bedroom, 3.5 bath, fixer-upper in need of a huge amount of work, bank owned property closed escrow at $273,000. I'm not sure if the buyer is someone purchasing this purely for investment purposes or if they intend to use it as a primary or vacation residence. So, it will be interesting to see what they do with the interior since I have the listing next door at #58.
Click Here to Use the Google Maps Search for Real Estate
Here's how it works. Click the link above to go to Google Maps. Then in the search bar enter this exact phrase: Incline Village Real Estate Then, click "Search" and you'll see a map with a lot of pins marking each property. You'll also get a new search feature on the left side of the page where you can enter # of bedrooms, baths, price, sq. ft. and narrow your search. Works great, very easy to use and there are usually links to more info for each property.
Please make sure you come back to Inside Incline and contact me when you need more information or wish to see a property. You can always call me at 775-831-7000 when you need help with anything here in Incline Village.
Daily Incline Village Real Estate Blog Update - Dec. 21 - 22, 2009
As another dusting of snow comes through the Lake Tahoe basin, the Incline Village real estate market brings us one new listing, two price reductions, two properties going into escrow and one property closing escrow to start off the holiday week. Looks like this could be the last shot of snow for a little while, so I intend to spend a little bit of time each morning on the slopes before it gets too crowded (and skied off). I was out making tracks today in the white fluffy stuff, and although I did a couple of runs in the trees we could use several more feet to cover all of the rocks and logs off piste.
Vulture capitalists waiting for a great deal on a walk to the beach condo need wait no longer. #58 Village at Incline is a rare bank owned property within a stone's throw of the Hyatt Hotel and Casino. (Well you might need Brett Farve's arm, but you get the picture). At the stunningly low price of $319,000 you'll find a two bedroom, 2.5 bath, 1588 ft.² inside unit that comes with a one car detached garage. Similar properties in the complex were selling at more than twice the price just a couple of years ago. This is one of those places you could buy, rent out and hold for a few years and the numbers might work pretty good both from a cash flow and appreciation standpoint.
Closing escrow on the Incline Village MLS at the bargain basement price of $190,000 as a short sale is #89 Racquet Club. Getting accepted offers the past two days are 2 freestanding condos in Incline Creek Estates. That represents a hefty percentage of the sales in this complex in 2009.
Taking a quick glance at the price changes on the Incline Village real estate scene, #92 McCloud is now possibly the best value on the Village Blvd. side at only 419K. Good location, upper unit, 2004 price. The latest 20K slice off the price shows me a desire to appeal to the holiday crowds arriving this week. (And it's not a short sale like #214 which is on the Incline Way side).
Daily Incline Village Real Estate Blog Update - Dec. 19 - 20, 2009
The only action on the Incline Village MLS was the McCloud bargain at the top of this page. No other activity on our local real estate market this weekend. Guess everyone was on the slopes enjoying the good skiing conditions.
Daily Incline Village Real Estate Blog Update - Dec. 18, 2009
It was another fine day up at Mount Rose for this Incline Village real estate agent. Nice to have a little bit of time for recreation and enjoy some skiing before the holiday crowds arrive. I am hoping to maintain a winter schedule where I check e-mail and return phone calls first thing in the morning, then take the majority of the day to ski, snowshoe or train for my next expedition. Then back to work in the mid-to-late afternoon until early evening. While the days are short and the visitors sparse (outside of the holiday periods), I'm going to try and enjoy the daylight hours as much as possible.
The Incline Village MLS brings us one new listing, five price adjustments and one property closing escrow on Friday. Changing hands to a new owner is the beautiful piece of newer construction at 1605 Pine Cone Cir. The final sale price of $4,425,000 for this five bedroom, 5.5 bath, 4800+ Sq. foot home shows you that luxury shoppers still have cash in their pockets for quality properties close to the beach. This property has only a tiny bit of a filtered Lakeview and it is not a lakefront house. It does however have access to a semiprivate beach that is for only people who live on this street.
For those of you who think that Zillow.com has even a smidgen of accuracy for the Incline Village real estate market look no further than this most recent sale. The "Zestimate" is $2,846,000, yeah that looks pretty accurate to me. Let's see, they were only off by $1,579,000 which works out to an error of 36% below the actual sale price. Now if we could just get the Washoe County assessor to believe that the Zestimates are the real fair market values we'd really see some nice big reductions in our property taxes in Incline.
Click Here to Read My Article About Zillow and Internet Home Valuations
We might have had five price changes today on the Incline Village MLS but only one of them merits any pounding on the keyboard. Getting a nice $30,000 reduction down to only $599,000 is the beautifully remodeled three-bedroom condo at #9 Northshore Estates. The seller appears to be very motivated and the new price reflects a bargain we have not seen for this combination of quality, square footage and one block from the beach location in quite some time. I anticipate this property will get a lot of showings and quite possibly an offer during the upcoming Christmas and New Year's holidays.
Panoramic Lake view shoppers will want to take a close look at 535 Alpine View. It looks like this place has been nicely remodeled rather recently and it does have one of the more spectacular views of Lake Tahoe that you will find on the east slope. The asking price of $2,995,000 reflects the large street to street lot, stunning view and quality upgrades in this four bedroom, 5.5 bath, 5200+ Sq. foot home
Daily Incline Village Real Estate Blog Update - Dec. 17, 2009
Just two price changes on the Incline Village real estate market to report today. You have your choice of either a small house with a big Lakeview or a big house with a small Lakeview. 520 Pahute is the cozier of the two properties with four bedrooms and three bathrooms inside 2080 ft.². This place in Crystal Bay has some nice updating inside and a fine view of Lake Tahoe. A $50,000 price reduction brings this one down to 749K
564 Ponderosa Ave. is the seven bedroom 4000+ Sq. foot property at low elevation that is now probably the best price per bedroom of any property for sale in Incline Village. The new asking price of only $849,900 gives those of you with an eye towards long-term investment an opportunity to do something nice with this expansive home
Daily Incline Village Real Estate Blog Update - Dec. 15 - 16, 2009
As we move into the off-season, this Incline Village real estate agent is reevaluating the business, marketing, and technology plans for 2010. With my laptop coming up on its 3rd anniversary and the introduction of Windows 7, I'm ready for an upgrade. Can't tell you how happy I am that I've stayed with XP Pro all along and skipped the Vista nightmare.
So, it's a debate between buying a new laptop or maybe getting a screaming fast desktop machine since I work at home 95% of the time. Then when the old laptop finally dies, maybe I will pick up one of those netbooks for when I am out and about. Oh, and I just got the new Charter high-speed Internet at 20Mbps the fastest rate that they provide. I've tried the fastest speed DSL in the past and recently have been using a wireless 3G connection, but it doesn't provide the speed that I need. Between the new Internet connection and the new high end desktop computer, my productivity should increase dramatically. That means I will have a lot more time available to help new buyers in their quest for a slice of Incline Village real estate.
Before we dive into the Incline Village real estate update for Tuesday and Wednesday I'd like everyone in the audience to think about whether or not the securitization of mortgages is a good or a bad thing. I'm preparing an article that will be posted sometime in the next day or two in response to something that I read in Realtor Magazine.
Just a smattering of activity to report from the MLS as we have one new listing, two price changes and one property closing escrow. Our new listing is a repeat with a new agent and a new price at 451 Jill Court. Finally hitting the target I established for this property when it first came on the market a long time ago, the new asking price of $2,250,000 is looking much more reasonable for this 4BR Lakeview home.
Congratulations to the new owner of #73 Royal Pines. This beautifully remodeled four bedroom, 3.5 bath, 1752 ft.² condo with a two-car attached garage closed escrow at $450,000. One of the best locations in the complex and it also has a peek of the lake. This pretty much establishes the benchmark for what a high end unit in Royal Pines or White Pines will sell for. Everyone else is going to have to price their properties in relation to this sale and they will have to be very realistic because this was the most desirable condo for sale in either complex.
Taking a quick glance at the price reductions, the real screamer in the bunch is 986 Dorcey. I was stunned to see another $75,000 lopped off the asking price bringing this gem all the way down to $900,000. Drop this place in the Lakeview subdivision and it would go for twice the price. I cannot show you a better value at high elevation in this price range. So, if you don't mind the trek to the upper Tyner neighborhood, this property should be on your short list.
Daily Incline Village Real Estate Blog Update - Dec. 14, 2009
As I wax up my skis and prepare to make a trip to the slopes later this week, the Incline Village real estate market starts us off on Monday with two new listings, two price changes and one property going into escrow. One of our new listings on the MLS is a repeat with a new agent for #14 The Pointe, but at the same asking price of $1,395,000 for this luxury Lakeview condo a stone's throw from the Raley's parking lot.
The other new property coming on the market is a little two bedroom, two bath, 1200 ft.² condo at #2 Alpine Terrace with an asking price of $325,000. Get to know the neighbors over at lower Tyrolean Village and maybe they will let you join them on their tennis court.
Getting a big $1.4 million price cut down to $8.5 million today is the lakefront property at 1655 Pine Cone Cir. If you have always wanted to own your personal slice of heaven on the north shore of Lake Tahoe, then take a look at this nearly half acre parcel with a 3493 ft.² home.
Daily Incline Village Real Estate Blog Update - Dec. 11 - 13, 2009
It looks like the ski resorts are going to be in full swing after the big storms that plowed into the Sierras this weekend. With between two and 4 feet of snow falling at the higher elevations, we've got the best base this early in the season in about four years. And the Incline Village real estate market did not take a break during the near blizzard conditions. We have four new listings, a few price reductions and two properties closing escrow in the past three days.
The most intriguing of the new listings is the repeat at a much lower price with a new agent at 807 Snead Court. The new asking price of $829,000 makes the original asking price of $1,050,000 look just slightly out of line, which frankly it was. Great location on the mountain golf course, quiet little cul-de-sac, good floorplan, arguably the best value under $1,000,000 in a golf course property. You'll find four bedrooms, four baths, nearly 2500 ft.² of living space and fabulous tall windows offering great views of the golf course.
Click Here to See the MLS Info
Taking a quick look at the price adjustments on Incline Village MLS the only one of the bunch that really grabs my eye is the $300,000 reduction for the beautifully remodeled home at 822 Ellen Court. Now priced at $2.2 million, this gorgeous Lakeview home features five bedrooms, over 4100 ft.² of living space and stunning high-end finishes throughout.
Congratulations to my buddy Phil for representing the seller of the Lakeview home at 1011 Apollo Way. Closing escrow at a little bit under $1.1 million this is one of the best Lakeview values among the properties for sale in Incline Village and Crystal Bay.
Daily Incline Village Real Estate Blog Update - Dec. 9 - 10, 2009
With some of the coldest days of the year having settled in this week, the Incline Village real estate market is moving along about as slow as molasses in winter. We have a grand total of one new listing that is a repeat, four price adjustments, one property going into escrow and one property closing escrow on Wednesday and Thursday.
Getting a nice price cut down to $425,000 is the two-bedroom, + loft, two bath, 1400+ Sq. foot condo with a two car attached garage at #21 Fairway Pines. I've been waiting for the seller to hit this price point for quite some time and now this is a much more attractive property at this asking number.
Losing $50,000 of excess weight and now coming in just a smidgen under $1.3 million is the tastefully remodeled Lakeview home at 890 Tyner Way. This spacious abode features five bedrooms and 4.5 baths in 3336 ft.² of living space.
Opening escrow as a short sale is one of the little 1BR condos in Pinebrook and closing escrow is a nice slice of Lakeview property at 513 Gonowabie. I'm not sure how they came up with the IPES of score of nearly 800, but I just report the news, I don't make up the specifications of individual TRPA site assessments.
A sad bit of news to report is that one of our long time and most well liked members of the Incline Village Board of Realtors had their property show up on the notices of default list this week. I hope they are able to get back on track and that I won't be writing about their property going on the auction block several months in the future.
Daily Incline Village Real Estate Blog Update - Dec. 7 - 8, 2009
As a chilly Arctic storm descends on the Lake Tahoe basin we have just a smattering of activity to report on the Incline Village real estate scene. Our only new listing in the last two days is a repeat, we've got four price changes and three properties going into escrow.
The only really big price reduction on the Incline Village MLS while we were getting blasted with the big snowstorm is for the lovely freestanding condo at #10 Red Cedar. This three bedroom, four bath, 2566 ft.² property has been nicely remodeled and offers you some lake views. Wonderful gated community situated near Highway 28, the new asking price of only $979,000 is nearly $200,000 below the old number.
Click Here to See the MLS Info
Sellers don't usually make that big of a move in one shot for a property in this price range. So, that tells me they want to be the next freestanding condo to sell under $1 million and I think that's a very good possibility. Contact me pronto if you have any interest in this property, I think it's a better value than anything for sale in the Country Club Villas across the street from the Hyatt.
Getting accepted offers to start off the week are the cute little one-bedroom condo at #47 Forest Pines, one of the 2BR moderate priced housing units at 915 Incline Way and #119 Third Creek. This last property is the only three bedroom, 2.5 bath condo on the gated side of the community backing up to the Creek priced under $750,000 at the present time.
If you are thinking of coming up to ski, the most recent storm dropped anywhere from one to 3 feet of very light dry powder on the slopes. As much as I like to ski the champagne fluff, it's too early in the year to really enjoy this type of snow with rocks and shrubs lurking just beneath the surface. Please be extremely cautious if you are skiing any time in the coming week. We need a good six-foot base to cover all the obstacles and most ski areas have somewhere between one and 4 feet of snow cover.
Daily Incline Village Real Estate Blog Update - Dec. 5 - 6, 2009
Only one tidbit to report on the Incline Village real estate market for this weekend. 961 Fairway Park Drive went into escrow on Saturday. This cute 3BR, 2BA, 1300+ sq. ft. cabin across the street from the Champ GC is offered at 499K. Now time to batten down the hatches as a major winter storm moves into Northern CA and NV. Much colder than normal for this time of year, I was scraping light, dry powder off the driveway on Sunday evening .Looks like the Tahoe ski season could be moving into full swing by the end of the week!
Daily Incline Village Real Estate Blog Update - Dec. 4, 2009
It's never a dull moment for this Incline Village real estate agent and Friday was no exception. With all the nuances I'm dealing with for the transaction that I have an escrow, two new listings coming online and a 3rd one potentially in the works, the mid-summer pace of activity continues.
We have a total of one new listing, four price changes and two properties going into escrow on today's Incline Village MLS update. I don't have any thoughtful comments on the new listing so let's take a look at a couple of pretty big price reductions. Finally moving closer to the target price that I set 1.5 years ago is the house at 960 Apollo. The $100,000 price adjustment brings this nice lake view home down to $1,095,000.
Taking a $75,000 downward slide is the tastefully elegant Lakeview home at 606 Lakeshore Dr. Now priced at $1,775,000, this four bedroom, 3.5 bath, 3300+ Sq. foot home sits on a large .415 acre lot across the street from the water and a short walk to Burnt Cedar Beach.
It looks like the title and escrow companies have been busy this week with two more properties changing hands today. Congratulations to the buyer of 581 Knotty Pine, you got yourself a beautiful home, great location and lots of upside potential if you should ever decide to expand the place. The final sale price of $865,000 makes this a very good value. I showed this property many times and if the living room was wider several of my clients would have written offers on this property. But, none of them wanted to take on the project of expanding the great room, even though there is plenty of coverage and it would not be too challenging.
Crossing the finish line on the Incline Village real estate market today is #50 Northwood Estates. Selling at $290,000 just a smidgen below the $298,000 asking price, it looks like sanity is returning to this complex of three bedroom, 2.5 bath, 1700+ Sq. foot condos with carports. I never understood anyone paying in the high 400s for these properties, might have been speculative fever during the peak of the real estate boom.
Daily Incline Village Real Estate Blog Update - Dec. 3, 2009
We are blazing through Thursday's Incline Village real estate update as there are just two new listings and two properties closing escrow. On top of that, I am preparing to leave for Chicago on Monday to visit my ailing mom who's 86 and in a nursing home.
The only new listing worthy of any ink today is my super deal alert above for the condo at 259 Ski Way Ridge. Closing escrow today on the Incline Village MLS at the very reasonable price of $592,500 is the three-bedroom, 3.5 bath, three story condo with a one car attached garage at 901 Southwood Blvd., #6 Alta Village. Also getting a new owner on this sunny autumn afternoon is the resale at #46 Incline Creek Estates. The final price of $970,000 reflects what I told the owner of this development these properties would sell for one year ago.
Daily Incline Village Real Estate Blog Update - Dec. 2, 2009
We were greeted with another gorgeous sunny day at Lake Tahoe on Wednesday. And the Incline Village real estate scene brings us a total of two new listings, one price change and two properties closing escrow.
Even if you don't have $19 million to spend, you can appreciate the spectacular property for sale at 915 Lakeshore Dr. You'll find over 9000 ft.² of living space divided into five bedrooms, seven full baths, two half baths and an assortment of other spaces in which to roam. Incredible setting with a sandy beach, your own private pier, two buoys and all the view you can handle.
The only price change is rather unexciting, so let's take a quick look at the two properties closing escrow on the Incline Village real estate market today. One of the little moderate income housing properties at 915 Incline way sold for $226,000. Centrally located, but the industrial park in the back yard doesn't really give you that Tahoe Mountain feel.
825 Southwood #19 sold above the asking price of $150,000 fetching multiple offers and a high bid of $185,000. That is still well below the going rate of $239,000 earlier in the year, but quite a bit above the 150K that my clients paid for #8 just a couple of months ago. Just goes to show you, it doesn't matter if you're rich or you're poor, for the best deals in town come see Don at Lakeshore.
Daily Incline Village Real Estate Blog Update - Dec. 1, 2009
It's another busy start to the week for this Incline Village real estate agent. I've got a couple of new listings to get up and running, the usual nurturing process for a transaction in escrow and a couple of buyers contemplating writing offers. So it's nice that we catch a little bit of a breather with just three price alterations, one property going into escrow and one property closing escrow on the Incline Village MLS today.
Switching hands on the tax assessor's records is the house in the Woods subdivision at 851 S. Dyer. The final sale price of around $575,000 for this three bedroom, 2.5 bath home with built in 1965 is fair deal for this location next to a creek in a woodsy setting. Whether the new owner decides to eventually remodel, or tear down and rebuild is something they likely contemplated before signing on the dotted line.
Going into escrow today is the little one bedroom condo in Pinebrook priced at only $90,000. This is another one of those short sale situations so let's hope it doesn't carry on until next summer for everyone's sake. I don't want to be writing about this one next June.
If you have been waiting for the gorgeous property at 456 Ponderosa Avenue to slide under $10 million then today your wish came true. The new asking price of only $9.2 million is nearly $2.3 million below the old number. I don't currently have any buyers shopping in this price range, but if someone out there is interested I'll be happy to give you the details on this property.
Daily Incline Village Real Estate Blog Update - Nov. 23 - 30, 2009
Just a quick recap for the previous week's activity on the Incline Village real estate market. During the Thanksgiving holiday week we had a total of five new listings (one of which was a repeat), two properties going into escrow and two properties closing escrow. There were a total of 10 price reductions, but only two of them were significant.
Leading the charge on the price adjustments on the Incline Village MLS is my listing at #66 McCloud which was slashed $20,000 down to $549,000. This is arguably the best combination of location, interior quality and view among all the McCloud condos currently on the market.
Shoppers looking for a great value in a single-family home in Incline Village may wish to take a peek at 719 James Ln. This five bedroom, four bath, 2875 ft.² remodeled home in the Lakeview subdivision had $300,000 knocked off the asking price and is now an exceptional value at only $950,000. Nice large lot of approximately 1 half-acre and a great location just a couple of blocks from Lakeshore Dr. makes this one worth a look for anyone shopping in this price range.
The only new listing that catches my eye is the four bedroom, 3.5 bath, 2560 ft.² home next to forest service land at 847 Jeffrey. Priced at only $750,000, which is slightly under $300 per sq. ft., this higher elevation property is on my list for a preview sooner rather than later.
Daily Incline Village Real Estate Blog Update - Nov. 22, 2009
On the surface it looks like a quiet day on the Incline Village real estate market as we had no activity on the MLS. However, this agent was busy dealing with two counter offers, one of which got accepted, showing property all afternoon and lining up tomorrow's afternoon showings. I guess this is why they call me Mr. November. Last year I was writing a counteroffer on Thanksgiving day.
I am hoping to travel down to the Bay Area for a few days to enjoy the Turkey Day festivities. As usual, I will have the laptop and cell phone with me so I will be able to conduct business on the fly. No talking on the phone while driving in California since I've never felt the need living in Nevada to have the hands-free contraption. So, there might be a couple of hours here and there where I'm traveling incognito.
I will still plan to do daily updates on the Incline Village real estate blog so keep those e-mails coming.
Daily Incline Village Real Estate Blog Update - Nov. 21, 2009
It started out as a rather quiet morning for this Incline Village real estate agent. After clearing the snow off the driveway and having a leisurely breakfast I received calls from two new buyers who wanted to look at property this afternoon. Then I submitted an offer on a condo and watched a counteroffer come across my e-mail inbox for another house. So much for writing articles for the next edition of Inside Incline. That's okay, I'd rather be out showing property than pounding the keyboard.
The Incline Village MLS only offers up three price changes and one property going into escrow today. Quite possibly the best value lately in a higher elevation home for the budget minded is our property that changed hands at 861 Jeffrey. The final sale price was only $405,000 for this three bedroom, 2.5 bath, 1560 ft.² home on a tiny lot of approximately 1/7 acre, but in a nice higher elevation location next to some forest service land.
Losing $30,000 of excess weight and now priced at $689,000 is the delightful property at 520 Sugarpine. The short sale at 996 Wedge Court which is new construction and quite luxurious features a new offering price of $1.9 million.
Looks like another busy day on Sunday as I will be out showing properties in Incline Village and maybe shooting some pictures at my new listing over in Crystal Bay. If you've been waiting for a four bedroom single family home with a Lakeview priced under $700,000 you'll want to contact me for more info on this property.
Daily Incline Village Real Estate Blog Update - Nov. 20, 2009
As a fast moving snowstorm descended on the Lake Tahoe basin, the Incline Village real estate market swept through the day with five price alterations, two properties going into escrow and three transactions closing escrow.
The only price adjustment worthy of electrons on this chilly and blustery Friday is the $24,000 downside move to $675,000 for one of my favorite properties in the Mill Creek subdivision at 230 Pinecone Rd. Mostly original three bedroom, two bath, one story house on a large level lot with terrific upside potential. Very livable, could be a remodel opportunity or a tear down / rebuild depending on the eye of the beholder.
Closing escrow today on the Incline Village MLS are two properties within walking distance of the beach. #33 Coeur-du-Lac, which was one of the better values among three bedroom, two bath, remodeled condos at low elevation sold at $430,000. No garage, only 1200 ft.², but a nice spot in the complex. 1-3 Forest Pines which has a similar floor plan but was not updated and is located virtually across the street sold at $380,000. I'd say both buyers got fair deals, drop $50,000 in upgrades into the Forest Pines condo and you're pretty even.
At the higher end of the spectrum the nearly 9000 square-foot mansion at 240 Estates Dr. sold for a little bit under $2.4 million. Five bedrooms, five full baths, two half baths, 8900+ Sq. feet of living space, a large lot of nearly 9/10 of an acre and ceilings a giraffe would love make this a special buy within walking distance of the beach. At around $270 per sq. ft. (which is attributing a value of zero to the land), I don't think you could build this property for the sale price.
Congrats to the listing agent of the house up on Ralston and the freestanding condo in Glenrock for getting both properties into escrow today. Time for me to go out and clear the snow off the driveway, then throw a few more logs into the wood stove. Would be nice to have someone to snuggle with in front of the fire...
Daily Incline Village Real Estate Blog Update - Nov. 17 - 19, 2009
It's been 3 busy days for this Incline Village real estate agent as I was working on writing 2 new offers, putting together two more listing agreements and getting the deal closed for #130 Third Creek. My buyers seem very happy with the condo and we are all pleased with the final sale price of $650,000 for this three bedroom, 2.5 bath property that backs up to the creek. Lovely setting in the woods, quiet and private, the seller paid $865,000 a couple of years ago so I think my clients got a pretty good deal.
The Incline Village MLS brings us a total of three new listings, five price reductions, two properties going into escrow and four places closing escrow. Checking out the new listings, bargain hunters looking for a good location in a Tahoe cabin will want to check out #100 Incline Crest. This 1120 sq foot, three bedroom, two bath, freestanding condo is situated next to a creek in one of the better locations in the development. The asking price of $319,000 looks pretty reasonable especially when you take into account the unique creek side setting.
Higher up the food chain at $950,000 is the five bedroom, 3.5 bath, 3000+ Sq. foot Lakeview property at #19 Red Cedar. Boasting one of the better lake views in the complex and an asking price that would be unheard of just one year ago, this place is worth a gander for anyone shopping in the million dollar price range.
None of the price changes do anything for me so let's take a quick shot at the properties going into escrow and closing escrow on the Incline Village real estate scene. At $3 million event, the beautiful property at 255 Estates Dr. is now under new ownership. This is the sprawling mansion with the putting green in the backyard with high-end finishes throughout. My compliments to the buyer, you've got yourself a fabulous spot just a couple of blocks from the beach in a wonderful gated community.
Also in search of new rec passes will be the owners for the property at #130 Third Creek where I represented the buyers. Moving into new hands are the lovely freestanding condo at 783 Freels Peak with about 2800 ft.² of living space closing at $735,000 and the Lakeview Super Deal Alert at 751 Tyner Way closing at the final asking price of $850,000 all cash. With a bit of remodeling and some tree trimming this place will be worth something in seven figures a little ways down the road. Congrats to the new owner and their agent, this is one of those situations where everyone on all sides of the transaction should be happy.
Wrapping up the action today are the two properties going into escrow. We've got the cute cabin at 861 Jeffrey priced just under $500,000 and another one of my super deal alerts for the condo at #221 Bitterbrush which was that bank owned property I raved about two weeks ago. Multiple offers, probably will sell above the $306,000 asking price.
Daily Incline Village Real Estate Blog Update - Nov. 16, 2009
It was another busy day for this Incline Village real estate agent as I was working frantically to handle the final details to bring a transaction to closing. I also have two new listings that will be coming online before the end of November and an offer to write on Tuesday. So, while we are officially in the off-season I am continuing to work at a midsummer type of pace.
The Incline Village MLS brings us one new listing, four price adjustments and two properties going into escrow on this sunny Monday. The new listing is a repeat for a house on the Championship Golf Course at 996 - 4th Green. The new asking price of $1,395,000 is $400,000 below where this property originally hit the market two years ago. I had clients who were interested in purchasing this property when it was first listed, but we were just too far apart on price so they ended up purchasing another property with an excellent location on the golf course. The time value of money is a topic that many people shy away from, but it needs to be a major consideration whenever a property is listed for sale.
Taking a quick look at the price changes on the Incline Village real estate market, the $51,000 reduction down to $999,000 for the freestanding condo at 289 Deer Ct is the highlight of the day. I don't think the neighbor in this complex who is doing a For Sale by Owner will be too thrilled when they see the competition's asking price.
Losing $25,000 off the asking price is the spacious and very well-designed house at 986 Dorcey. The new asking price of only $975,000 is below replacement cost in my opinion for this nice piece of architecture located next to Forest Service land.
Getting accepted offers today are the three bedroom condo at #14 All Seasons which is a short sale priced at $238,000 and on the opposite end of the playing field at $4.7 million is the gorgeous panoramic Lakeview home at 531 Silvertip.
Daily Incline Village Real Estate Blog Update - Nov. 15, 2009
Just a very quick update on the Incline Village real estate scene today. We have two new listings for your viewing enjoyment and no other action to report on this chilly Sunday. I was out showing property once again and nurturing along the transaction I have an escrow, while most folks were bundled up on the sofa watching the NFL.
First up is a nicely remodeled home in the Lakeview subdivision at 652 Crystal Peak. The asking price of 1,325,000 makes this at first glance appear a bit high based on dollars per square foot.for a 3BR property in Incline Village. But you have to factor in the low elevation proximity to the beach and the high quality interior remodeling work.
Our other new listing on the day is the 3100+ Sq. foot home on a large 1.19 acre lot at 615 Woodridge Circle. Priced at $995,000 this four bedroom, three bath home features spacious living areas.
Daily Incline Village Real Estate Blog Update - Nov. 13 - 14, 2009
The Incline Village real estate market is among the most competitive markets in America. Approximately one out of every 20 people who lives here full time has a license to sell real estate. So, I'm not really sure if I should be surprised that other agents are now following me on Twitter. I guess they figure when I do a super deal alert or a news flash that it will save them the trouble of having to follow the MLS so closely. Maybe I should just pump out garbage on Twitter and keep all the relevant information on this website and continue to send the good stuff via e-mail directly to my clients. It kind of poses a dilemma for me. Any readers have thoughts on this one?
Facing the Incline Village real estate update head-on we've got a total of three new listings, two price changes, one property going into escrow and three properties closing escrow on Friday and Saturday. I am not excited about any of the new listings or either the price changes so let's take a look at the properties on the MLS that changed hands.
Closing escrow at the very reasonable price of $829,000 is the nicely remodeled French country style home at 610 Tyner Way. Good Lakeview, a slightly challenging driveway, gorgeous interior but a washer and dryer in the second bedroom closet provided for an interesting yin-yang on this place.
Also becoming the property of a new owner is the Lakeview home at 907 Tyner Way. Not sure if this is a remodel opportunity, a tear down or just a fun place to live. I can only hope that they don't throw wild parties that will disturb my clients who own the stunning panoramic Lakeview next door at 905 Tyner Way (or at least invite them over to join in the fun if they do).
Wrapping things up on the closed escrows at $615,000 is the freestanding condo at 841 Tanager St. This is the property directly across the street from the Village Pub, so I hope the new owner likes entertainment of all kinds...
Daily Incline Village Real Estate Blog Update - Nov. 11 - 12, 2009
As we move deeper into the off-season, the activity on the Incline Village real estate market is beginning to show signs of tapering off. Our only new listing in the past two days is a repeat but at a new lower price of under $1.3 mil. for 898 Lake Country. We also had four price alterations and one property closing escrow on the MLS as mother nature reminds us that winter is right around the corner.
A couple of inches of snow fell in the Lake Tahoe basin on Wednesday night tempting everyone who is anxious to start ski season. We need about 6 feet more to cover the rocks, but seeing the trees glistening with a coating of white this morning gives everyone hope that will all be riding chairlifts soon.
Closing escrow today is the lakefront property in Crystal Bay at 300 Northlake Cir. The final sale price of $4.5 million, all cash, for this nice property is a veritable bargain by Incline Village real estate standards.
Checking out the price reductions the $80,000 slashing down to $595,000 for the duplex at 910 Harold Dr. is a nice move in the right direction. Those of you seeking a beautifully remodeled two bedroom condo in Bitterbrush may wish to take a look at #99 now that the seller has whacked the price all the way down to $449,000. The original asking price of $749,000 a couple of years ago was a bit of a stretch, but the new number is more than reasonable when you look at the spectacular interior remodel that the seller has done. High-end everything throughout and beautiful finishes with a craftsman's eye to detail that the most discriminating buyer will appreciate.
Daily Incline Village Real Estate Blog Update - Nov. 9 - 10, 2009
I wish that I had a lot of news to report, but scanning the four new listings and three price reductions on the Incline Village real estate market over the past two days I don't find much food for thought.
The only property worthy of any comment is the new listing for the Lakeview condo at #19 Red Cedar. Priced at $950,000, this spacious freestanding condo has nice interior finishes to go along with a good view of Lake Tahoe. You also get a one car detached garage which can also serve as an extra bedroom for those guests who misbehave.
I've pretty much given up commenting on price reductions for properties that are short sales. If the asking price bears no relation to the amount owed on the property, then who knows what the lenders are willing to accept? We have seen a fair amount of short sale properties go into escrow but only a tiny percentage actually close escrow. Just because the seller accepts your offer doesn't mean the lenders will.
Daily Incline Village Real Estate Blog Update - Nov. 7 - 8, 2009
It was a busy weekend for this Incline Village real estate agent as I was out showing property all day on Saturday and working on a new listing on Sunday. But the MLS takes a little bit of a breather giving us one new listing that was a repeat and five mostly uninspiring price reductions.
The only price alteration that merits any electrons on this chilly November evening is the $50,000 redeployment at #119 Third Creek. Good location in the complex, the seller has made a couple of significant price reductions lately showing that they are clearly interested in seeing an offer.
More exciting, are the statistics from last week's sales. We had only three actual new listings (all the others were repeats), and seven properties went into escrow. That might not sound like a lot, but for the first week of November that is a nice steady pace of activity for the Incline Village real estate market. The inventory level has dropped significantly as more properties go into escrow on a regular basis and some sellers pull their properties off the MLS for the winter time.
Daily Incline Village Real Estate Blog Update - Nov. 6, 2009
It was a busy morning for this Incline Village real estate agent and then I took the afternoon off to show a friend from Southern California a few sights around the North Shore of Lake Tahoe. Although the winds were a bit blustery, we did the hike on the Tahoe Rim Trail to the overlook above Kings Beach.
This short 1.5 mile hike one-way brings you to one of the most spectacular views you'll find anywhere on the North Shore. You are perched directly above Kings Beach and you can see the entire Lake Tahoe Basin from the vantage point at the top of the trail. With storm clouds brewing around the edge of the West shore, lenticular clouds hovering above the east shore and sunshine with blue skies in between, it made for quite a dramatic scene.
Taking a look at the MLS we find two new listings, three price adjustments, two properties going into escrow and one property closing escrow today. Changing hands at just under $495,000 is the architecturally unique property at 962 Jenifer St. Congratulations to my buddy Bruce for handling both sides of the transaction. I'll see if he can arrange for us to have one more game of indoor bocce on one of the two courts.
Getting accepted offers today on the Incline Village real estate market are the beautifully remodeled French country style home at 610 Tyner Way priced at $895,000 and the well maintained three bedroom, two bath condo at #19 Southwood Pines. The condo was a bank owned property that had nine offers, a testament to the pent-up demand for properties that are priced, in my opinion, significantly below fair market value. The asking price on this particular Incline Village condo was a sliver under $160,000 and I am betting it closes somewhere between 10% and 20% above the asking price.
Anyone shopping for a low elevation condo with a two-car attached garage may wish to take a look at my listing at #58 Royal Pines. We knocked $50,000 off the price today and the new asking price of $399,000 is much more in line with current market conditions. Offered furnished, subject to some exclusions for artwork and decorations, this well-maintained condo is move-in ready. The fourth bedroom is actually a studio apartment on the ground floor that has done quite well as a long-term rental during the past two decades. So, it's a chance to own a vacation property and you can also pull down some monthly income without having anyone disturbing your quarters upstairs.
Both of our listings are repeats today, however the property at 593 Dyer Cir. is in the hands of new agent and at a much lower asking price. If you have been holding out for the superduper extended family sized vacation home or a place that will make a terrific vacation rental, then this six bedroom, 6.5 bath, 3674 ft.² property in a garden like setting could be what you have been waiting for. The new asking price of only $1,249,000 is $750,000 below the original offering number when this property first came on the market in 2007. Could very well be the next place in this price range to sell, especially when you look at the long-term upside potential of this Incline Village home in the Woods subdivision.
Daily Incline Village Real Estate Blog Update - Nov. 5, 2009
We had a nice autumn breeze blowing through the trees today as the Incline Village real estate market brings us two new listings, two price adjustments and one property going into escrow. Looks like a fairly significant storm in the Pacific Northwest with just the tail end dragging through the Tahoe basin on Thursday and Friday. So, while my Saturday is booked with property showings, Sunday is still open for anyone who wishes to come to Incline Village and view some properties.
Getting an accepted offer today is the beautifully remodeled condo at #73 Royal Pines. Priced at $475,000, this four bedroom, 3.5 bath, 1752 ft.² condo is absolutely gorgeous from top to bottom and you also get an attached two-car garage which is a rarity in this price range for a condo in Incline Village.
It's not every day that you have a Bitterbrush condo with a peek of the lake showing up on the Incline Village MLS as a bank owned property. But that is exactly the result we have today for #211. I remember when this property first came on the market I wrote in this column that the asking price was way too high and being criticized for my comments. Well, the new asking price of just under $307,000 is about $442,000 less than the original asking price of $749,000. Now that's a Ross Dress for Less bargain type of discount if I ever saw one. As my rapping real estate buddy in Oaktown likes to say, "Don't delay, make an offer today, 'cause this one will soon be going away".
Those of you who have been waiting for a good location on the eastern slope under $1 million may wish to take a gander at 649 Alpine View. Priced a smidgen below $900,000, this four bedroom home offers a little bit of Lakeview to go along with a large street to street lot that is just under 1/2 acre and Forest Service land to one side.
Bargain hunters looking for a good value in a low elevation property who want to avoid the rigors of a short sale would do well to take a look at #19 Tahoe Sierra Pines. The $21,000 haircut brings this four bedroom, four bath one level condo all the way down to only $249,000. Whether you make it a vacation getaway or buy it and put it on a long-term rental program as a pure investment play, this low elevation condo is the lowest price we've seen in this complex in roughly a decade.
It's now been almost 3 1/2 years since I first started doing this blog. While there are a number of imitators and even a handful of agents using my blog as the source for their material, I believe that I am still the only Incline Village real estate agent providing current market information on a daily basis. I'd like to thank the thousands of loyal readers who visit my website on a regular basis, your readership and comments are greatly appreciated.
Daily Incline Village Real Estate Blog Update - Nov. 4, 2009
We've got pretty light activity on the Incline Village real estate market on Wednesday. Our only new listing is a repeat, there are three price alterations and one property going into escrow.
I can't explain why the price was raised a couple of hundred thousand dollars for the bank owned property at 996 Wedge Court. So rather than speculate on the seller's reasoning for pushing the price up to $2.2 million it's more interesting to check out the $38,500 shaving at 1079 Flume Rd. This property has been very nicely remodeled and offers expansion opportunities. Nice large level lot in the Mill Creek subdivision. The new asking price of $919,000 should put this property on the viewing list of anyone shopping at low elevation under $1 million for a three bedroom single family home in Incline Village.
Getting an accepted offer today is the beautiful five-bedroom, 8925 ft.² home at 240 Estates Dr. This gated community just below Highway 28 is set back off of the intersection of Mill Creek and Country Club Drive. It was built in the mid-1990s and offers homes with large lots in this case just under 1 acre. Offered at just under $2.8 million, it's a nice luxury property.
Daily Incline Village Real Estate Blog Update - Nov. 3, 2009
As we enjoy another gorgeous autumn day at Lake Tahoe, the Incline Village have MLS brings us two new listings, five price reductions and two properties going into escrow on our real estate update.
The big news of the day is the $100,000 price reduction for my listing at #31 Third Creek. Arguably the most beautifully remodeled condo in the entire complex this stunning property has to be seen to be appreciated. The new asking price of $899,000 puts this gorgeous condo backing up to the creek at around 400 $ per sq. ft. The complex features all the amenities you could want including a swimming pool, spa, sauna, clubhouse, tennis court, men's and women's locker rooms, a small gym and lots of open space for kids to play. Click Here to See the Virtual Tour
Condo shoppers searching at the $500,000 price point and under will want to take a look at 1-23 Forest Pines. The new asking price of just under $450,000 for this four bedroom condo one block from the beach makes this arguably the best value in the complex.
Getting accepted offers today and moving into the escrow process are two properties in the million dollar price range. One of my favorite homes on the west side of town at 581 Knotty Pine with an asking price of $950,000 went under contract. Great property with lots of upside potential located next to a seasonal creek and a beautiful piece of Forest Service land. Also going into escrow on the Incline Village real estate scene is one of the freestanding condos in Incline Creek Estates that is a resale unit priced at $1 million.
Both of the new listings today are condos at 915 Incline Way that fall into the category of "moderate income housing" which means there are some restrictions on who can buy them and how future resales are handled. Newer construction, good location near the center of town within walking distance of everything, these two bedroom, 1 bath units are priced at just under $240,000.
Daily Incline Village Real Estate Blog Update - Nov. 2, 2009
It's another gorgeous day on the north shore of Lake Tahoe with unseasonably warm temperatures in the mid 60s and beautiful sunny skies from dawn to dusk. I focused a lot of my energy on the transaction that I have an escrow.
But I still had a little bit of time to take in the meeting of the Legislative Committee for the Review and Oversight of the Tahoe Regional Planning Agency. What transpired during the two hours I was at that meeting was far more interesting than the two new listings, three price reductions and two properties going into escrow on the Incline Village real estate market today. So, let's take a quick look at offerings from the MLS before digressing to a far more important topic, the preservation and rejuvenation of the Lake Tahoe environment.
Our new listings consist of a repeat at Lakeshore Terrace and another new entry into the game at #234 McCloud. Only three photos, so I can't really offer you much of an opinion except to say that this property is being offered "As-Is".
Checking out the price reductions for the Incline Village and Crystal Bay real estate scene, we've got a big $105,000 adjustment down to $595,000 for the three story condo at 685 Palmer Ct. If you have been searching for a great location on the golf course to either do a remodel or build your own dream home, then the $50,000 slashing at 568 Putter makes this one worth a closer look. Now priced under $1.1 million, this is one of the best spots at the end of a cul-de-sac right on the Championship Golf Course.
A property that I thought was already priced quite reasonably got a $24,000 alteration which shows me some serious motivation on the part of the owner to get this place sold. 840 Jennifer St. is quite possibly the best value in a Lakeview home in its price range of $975,000. Contact me pronto if you'd like to see this property, I don't expect it to be around much longer at the new asking price.
While listening to the various members of the Nevada State Assembly and State Senate ask questions and talk about their concerns for the Lake, I realized that these people genuinely care about preserving and protecting the environment and the Tahoe basin. The problem is that the TRPA which is the entity assigned with that task and given the public trust continues to take a reactive stance rather than a proactive stance toward fulfilling their mission.
Unfortunately, I don't have the time in today's commentary to share with you all of the details about the shortcomings of the TRPA. Suffice it to say that the agency has been behind the curve on such important issues as the use of pervious asphalt and concrete to replace all impervious surfaces, the removal of invasive plant and animal species from the lake and the reduction of forest fuels that can cause catastrophic wildfire. So, while the new executive director talked about how "we must reverse the flow of fine particles entering the lake", she could not even talk in-depth about the sources of those particles or offer solutions to the problem.
There are some very simple solutions that need to be enacted quickly if we are to improve lake clarity and restore the Tahoe basin to a status closer to the natural environment. These steps include aggressive programs to physically remove Asian clams and mussels of all varieties from the lake by hand and by vacuuming. We also need to remove milfoil and other types of algae growing in the lake and this too, will be a labor-intensive project. But it must be accomplished before these invasive plant and animal species spread any further.
It's time to insist that both the Nevada and California state governments require smog checks on all vehicles registered within the Lake Tahoe basin. Right now all vehicles in the Lake Tahoe basin are exempt from smog checks because our air is so clean that it falls outside of the standard for required smog checks. I don't think we should wait until the air here is so polluted that federal standards would then require smog checks. It's up to each state to be proactive, along with prodding by the TRPA to enact legislation and remove offending vehicles from the basin so that we can maintain our superbly clean mountain air.
We can have a five-year program to phase out the use of all diesel vehicles and heavy equipment in the Lake Tahoe basin, except for those vehicles that have the new clean burning diesel engines. A significant percentage of the fine particles dropping into the lake each year are from the vehicular exhaust, especially older diesel vehicles and equipment.
Tire technology has advanced far enough that the special rubber compounds on winter ice tires now offer braking ability equal to those of studded tires. Large amounts of pavement are ground up into fine particles and they eventually wash down into the lake each year. Also, a rigorous program to install pervious asphalt every time a paving project is being done will help to percolate water into the ground and prevent more fine particles from running off into the lake.
So I guess the question is, will the Oversight Committee take to heart any of the recommendations that they received from the general public yesterday. Or will they simply let the leadership of the TRPA continue to operate in a reactive rather than proactive fashion as lake clarity continues to decline.
Daily Incline Village Real Estate Blog Update - October 31 - Nov. 1, 2009
The Incline Village real estate market does not bring us any tricks or treats on this Halloween weekend. Just one minimal price reduction and only one real new listing (not counting the repeat). At $545K we have the mixed use property at 30 Country Club Mall. 3BR condo upstairs, nice large commercial space downstairs.
That's it for the action on the Incline Village MLS for the past 2 days. So, have another slice of pumpkin pie, put on your favorite costume and go out and enjoy the festivities.
Daily Incline Village Real Estate Blog Update - October 29 - 30, 2009
The Incline Village real estate market continues to plod along nicely with two properties going into escrow, one property closing escrow, five price adjustments and 4 new listings as we beckon the arrival of Halloween. I am pleased to report that I am representing the buyer on one of those deals going into escrow for the 3BR condo at #130 Third Creek.
Also getting an accepted offer on the Incline Village MLS is the fixer-upper/tear down at 634 Village Blvd. Buyers continue to fixate on the lower and moderate priced properties where they believe they have the best long-term investment potential.
Closing escrow at the nice price of only $940,000 is the nearly 3000 square-foot, four-bedroom, lake view home at 1014 Apollo Way. The smallish .2 acre lot and the high elevation location are just two of the reasons that this property sold for such a good price. Put this house on Sugarpine or Silvertip on a half acre or more and you would be looking at a significantly higher number.
I'm happy to see #28 Country Club Villas get a significant price reduction all the way down to $899,000. This very nice freestanding condo originally came on the market at $1,070,000 which I found rather perplexing at the time. So, the new asking price makes this property very competitive with the other units in the complex.
Losing $50,000 of excess weight and now priced at $1,649,000 is the nice, newer construction at 112 Steam Cir. Good architecture, nice floor plan with four bedrooms and 4.5 baths, and a spacious 3700+ Sq. feet make this home worth a look for anyone shopping at low elevation in this price range.
Two of the four new listings are repeats so we can fly past them, the third one doesn't really interest me, so let's take a quick moment to encapsulate #19 White Pines. This could be the best value at $389,000 in either the Royal Pines or White Pines complexes. Remodeled end unit featuring three bedrooms, 2.5 baths, a two-car attached garage and a location next to a creek. Definitely worth a look if you are shopping for a low elevation condo in Incline Village under 400K.
Daily Incline Village Real Estate Blog Update - October 27 -28, 2009
As an icy blast of winter descends briefly upon the north shore of Lake Tahoe the Incline Village real estate market finds itself moving at the slow steady pace of molasses. We had one new listing, five price alterations, one property going into escrow and one property closing escrow on the Tuesday/Wednesday combo.
Switching hands to a new owner is the two bedroom, 1.5 bath condo at #28 Incline Manor at the final sale price of $225,000. The asking price was also $225,000 and this property was on the market less than one month, showing that you can't expect a big discount off the list price if the property is offered at a fair number to begin with.
Going into escrow is #15 Pinebrook, a 600 ft.² one bedroom condo value priced at $115,000. This property is a short sale, so will have to wait and see what number the lenders finally accept.
Coming on the market for completion in 2010 is a luxurious panoramic Lakeview home at 533 Eagle. This new construction by Ira Rodman will be over 6000 ft.² in size and features five bedrooms, 5.5 baths and a tasteful architectural style offered at $4,595,000. The builder has a reputation for finding some of the best Lakeview lots and constructing superb high-quality homes, I'll be anxious to see what this Incline Village property looks like a few months down the road.
The only price change that really catches my eye is the $500,000 adjustment for the lakefront condo in the Crystal Shores Tower. The new asking price of $2.5 million for unit F is going to put this on the radar screen of anyone shopping for a lakefront property in Incline Village or Crystal Bay.
Daily Incline Village Real Estate Blog Update - October 26, 2009
As we enjoy what could be the last nice autumn day for a while, the Incline Village real estate market brings us two new listings, five price reductions and three properties closing escrow today. The value priced property of the day changing hands at $375,000 is the cute little cabin at 202 Wheel Rd. This is a gem in the Mill Creek subdivision situated next to a seasonal creek at the end of a tiny cul-de-sac. Congrats to the buyer, it will be interesting to see what their vision is for the property.
Also changing hands to a new owner is #211 Bitterbrush. The final sale price of only $430,000 for this two bedroom, 2.5 bath, 1400+ Sq. foot condo with a peek of the lake shows us that properties in this complex have backed off a good 25% (or more) from the market peak. Selling at over $1 million per bedroom is the luxurious condo at #47 Stillwater Cove. Fetching $3,550,000, no expense was spared in remodeling this super high-end deluxe condo in this gated waterfront community.
Without overstating the obvious, the really big price change today is $4.5 million for the gorgeous lakefront compound at 585 Lakeshore. The new asking price of $29.5 million will now put this into the automatic search of anybody looking for properties under $30 million. This is a big enough price reduction that it should catch the eye of anyone shopping for a spectacular lakefront property in Incline Village or anywhere at Lake Tahoe (if it fits your budget).
At about 1/10 the price you can get a four bedroom home up at 771 Burgundy. This four bedroom, 4.5 bath, over 4000 ft.² home is situated on a lot just bigger than 1 acre. Nice spot in which to entertain or just enjoy daily living perched high on the East Slope in a great neighborhood.
Daily Incline Village Real Estate Blog Update - October 24 - 25, 2009
Not a lot of action to report on the Incline Village real estate update on this autumn weekend. We had just one new listing (2 others were repeats), five mostly unexciting price reductions and two properties going into escrow on the Incline Village MLS.
Shoppers looking for a bit of privacy on the North Shore may wish to check out the new listing at 594 Douglas Ct. Tucked away on a quiet little cul-de-sac, this is a remodeled three-bedroom, three bath, 3149 ft.² home. It looks like this home has a nice mountain style and a rather secluded setting if you don't mind the drive up to this higher elevation location.
Getting a nearly $200,000 shellacking and dropping down to a $1.7 million asking price is the remodeled three-bedroom home at 671 - 14th Green. Nice large lot and extensive use of stone and wood gives this property a real Tahoe feel. The other three Incline Village properties getting adjustments on the downside today are all in the $460,000 to $625,000 price range and may or may not be of interest to you depending on your personal preferences.
Those of you who procrastinated on taking a look at the Lakeview house at 751 Tyner Way have missed the boat as this place went into escrow today. I am actually quite surprised that none of my buyers stepped up to the plate to make a reasonable offer on this property, especially when the asking price was cut $250,000 all the way down to $850,000. Some lucky buyer is acquiring this excellent property with tremendous upside potential.
Daily Incline Village Real Estate Blog Update - October 22 - 23, 2009
With expired listings coming back on the Incline Village real estate market with regularity, the number of new listings popping up each week is made up of many repeats and few truly new offering. So, we've got a total of six new listings (4 are repeats) to go along with seven price alterations and three properties going into escrow for your cerebral pleasure.
Bargain hunters will appreciate the 2 good values that just hit the Incline Village MLS. #19 Southwood Pines is superbly priced for a three bedroom, two bath condo at a sliver under $160,000. I represented the buyer of #8 in this same complex recently for just a smidgen less, so anticipate #19 will sell rather quickly. Also getting the attention of anyone looking for a good deal in a distressed property under $300,000 is #57 Royal Pines. The asking price of $297,000 is not going to help me get my listing sold next door, but it should attract a buyer for this four bedroom, 3.5 bath, inside unit condo with a two-car attached garage that's now bank owned.
Checking out the price adjustments on the Incline Village real estate scene, we've got a couple of attention getters. If you have been shopping for a lakefront condo then the $200,000 reduction at #2 Crystal Bay Cove is sure to pique your interest. The new asking price of under $2 million for this three-bedroom, three bath, 2100 ft.² condo on the water puts this much closer to the price of recent sales in the complex.
One of My Favorite Higher Elevation Lake View Homes at 1011 Apollo Way is now just under $1.1 million. I cannot show you a better value in a Lakeview home in this price range with anywhere near this good of a view of Lake Tahoe. If you have been holding out for a great value in a lake view property, please contact me pronto because I don't expect this one to be around much longer at the new asking price.
Daily Incline Village Real Estate Blog Update - October 21, 2009
With the autumn colors in their full regalia and all the little critters stashing away food for the winter, the Incline Village real estate market continues along at a relatively steady pace. We have a total of one new listing, four price changes, two properties going into escrow and two more properties closing escrow on the MLS the past two days.
Changing hands to a new owner at the final sale price of $669,000 is the nice three-bedroom, three bath condo at #84 Third Creek. So now everyone in the audience has a good comp for my listing at #88 which is priced at only $649,000 and is completely remodeled. Since my listing is priced $20,000 below the most recent sale, I'm hoping we'll see more interest in the near future now that #84 has finally closed and a lot of people have been holding their breath waiting on that final number.
Also closing escrow is the luxury one bedroom condo at #6 Stillwater Cove with a final sale price of $975,000. Considering this condo has 972 ft.² living space, that works out to about 1000 Dollars per Sq. foot. The other large crowd waiting for a comparable sale in the Country Club Villas, can now be satisfied knowing that #17 sold at $864,000. You can now safely write offers on the other units in the complex knowing what this place sold for and try to negotiate your best deal. The other sellers will either have to negotiate with you or watch you march on to the next property.
The bargain of the day is #181 Mountain Shadows which closed at only $350,000. Very rare oversized 1782 ft.² unit with a loft and a one car garage. I doubt we'll see another one of these anywhere near this price in the near future. Lots of regular units for sale in Mountain Shadows, but nothing quite like this one.
I just reshot the virtual tour for the Panoramic Lake View Home at 905 Tyner Way. This one loads in a fraction of the time of the old tour. Enjoy!
See The New Quick Loading Virtual Tour
Going into escrow today is the value priced three bedroom condo at #6 Alta Village priced in the $600,000 range and and just two blocks from the beach. Joining in on the action and also getting accepted offers are the cute little cabin at 202 Wheel Rd. and the luxurious Freestanding Condo at 876 Lake Country Dr.
Bargain hunters looking for a good deal in a condo under $300,000 will want to run over and take a look at #57 Royal ponderings. This bank owned property might be an inside unit, but at the asking price of $297,000 I can't show you another place in town with four bedrooms, 3.5 baths and a two car attached garage.
The only price reduction on the Incline Village real estate update that hits me with any excitement is the $34,000 movement on the downside at #64 Racquet Club. The new asking price of only $295,000 ( and this is a straight sale not a distressed property) makes this the best value in the complex.
Daily Incline Village Real Estate Blog Update - October 19, 2009
We've got an interesting start to the week on the Incline Village real estate market. Two new listings, four price reductions and one property falling out of escrow greet us on this stormy Monday.
My condolences to the listing agent at 1351 Zürich for seeing the little chalet drop out of contract today. This property was a short sale, so I have idea whether the property fell out of escrow because of a disagreement over the price or some other contingency. And since we have a dozen or more contingencies in every purchase agreement for a piece of Incline Village real estate, it would be pure speculation on my part to guess the reason this property is now back on the market.
Leading the charge on the price changes today is the over $200,000 redeployment for #1 Incline Creek Estates. I am rather stunned to see this property being promoted as a short sale, so I am wondering if this is the personal investment of one of the original partners in the development. I'll have to do some more research to find out the answer to that question. This is the original model and has every upgrade known to mankind (or at least in this complex). Slab granite, travertine, raw wood, stone, nice appliances, smart technology, you name it this place has got it. The new asking price of only $990,000 should put this on the shortlist of anyone shopping for a freestanding condo.
Our other big price reduction on the Incline Village MLS today is for 564 Ponderosa Ave. It looks to me like this could be falling into the short sale category also at the new asking price of $895,000. I don't know how many people in the audience needs seven bedrooms, but if you do this is probably the cheapest 7BR property we've seen up here in a long time.
Those of you shopping for a panoramic Lakeview home that have been waiting for a spectacular deal need wait no longer. 687 Cristina is back on the market with a new listing agent and a new price of only $1,580,000. Fantastic vacation rental, the place could use updating, but you've got 10 bedrooms, 10 full baths and over 7000 ft.² of living space. Short level driveway, very private lot on the east slope and a view of Tahoe that goes on forever. Anyone looking for a great long-term investment that doesn't mind fixing up this place over time will reap fabulous rewards from this property.
Daily Incline Village Real Estate Blog Update - October 17 - 18, 2009
We have some pretty slim pickings on the Incline Village real estate update today. Both new listings are repeats and only one of the two price reductions merits any electrons.
Those of you shopping for a good value in a Lakeview home may wish to take a close look at 1000 Apollo. This very nice property with a wonderful mountain feel next to a large chunk of forest service land is now only $1,325,000. With no other excitement to report on the Incline Village MLS today, I'm going to call it an evening and go out on the deck and enjoy the beautiful stars tonight. With a new moon, the Milky Way should be out in full force.
Daily Incline Village Real Estate Blog Update - October 16, 2009
The week is off to a rousing finish with four properties closing escrow, two properties going into escrow, five price adjustments and two new listings on the Incline Village real estate market today. One of the new listings on the MLS is a repeat so we can ignore that and move right along to the Lakeview house at 577 Tyner Way.
At just under $2.6 million, this three bedroom, 3.5 bath, 3800+ Sq. foot home boasts a wonderful setting, four car attached garage and a great neighborhood. I will have to take a walk up the street and check this place out, especially since the property around the corner at 587 sold just a couple of months ago and that will make for a good comp.
Checking out the price adjustments on the Incline Village real estate scene, my favorite is the $100,000 slice off the price at #5 - 1000 Lakeshore. This three bedroom, two bath condo is in a gated lakefront community with a private sandy beach. The new asking price of just under $800,000 makes this far and away the least expensive condo in this complex in many, many years. I don't expect this one to be around too long at the new offering number.
The other eyecatcher is the $126,000 reduction for 868 Rosewood Cir. The new asking price of $969,000 for this freestanding condo in Incline Creek Estates makes this one worth a look for anyone shopping in this category. It's kind of funny, I met with the owner of the development last December and told him that these properties needed to be priced somewhere around $1 million in order to sell and it looks like the market has spoken and pushed them in that direction anyway. Whether this will continue or buyers will pay a premium for the brand-new construction in the development is a story that will unfold in the coming year.
I'm a little pressed for time so we're going to zoom through the properties changing hands today. Getting accepted offers are the cute little cabin at 803 Jennifer St. and what I've been touting as one of the best values in a freestanding condo at 783 Freels Peak, especially since the asking price got knocked down under $800,000.
Closing escrow today on the Incline Village real estate market is the beautiful home at 125 Mayhew Cir. which fetched $2 million even. Three condos also got new owners including #35 Fairway Pines at $437,000, the oversize two-story, two bedroom condo at #53 McCloud selling at $575,000 and the fixer-upper unusual design 3BR at #63 Third Creek at $775,000. This last property has a great location and a real Tahoe Mountain style feel, but most buyers would probably put at least a couple of hundred thousand into it in updating and remodeling.
Daily Incline Village Real Estate Blog Update - October 14 - 15, 2009
This Incline Village real estate agent has had more than his share of sports injuries and bizarre accidents in life, but few experiences weirder than the subluxation of my right femur (and subsequently popping it back into place on my own a week ago). It seems like the x-ray is ok and things are getting better day by day, but I won't really know for sure until I have to strap on the skis or wrestle with the snowblower.
If there are any orthopedists or physical therapists in the crowd, they know what I've been going through. I still want to ski the other half of the chutes at Mount Rose that I haven't accomplished yet. And I'd like to have confidence that my femur won't be popping out of place unexpectedly while I'm making a turn in the trees at 50° (I've never been big on that statement "he died doing what he loved", I'd rather live and keep doing it)
As we move deeper into the off-season, the Incline Village MLS brings us one new listing, three price adjustments, one property going into escrow and two properties closing escrow during the past two days. It's not every day that you can snatch up a three-bedroom condo under $150,000 in Incline Village, but that rare event occurred with the sale of #82 Racquet Club. Yes it's an inside unit and a fixer-upper, but you're not finding properties in this town at $50,000 per bedroom on a regular basis.
Also changing hands to a new owner is the four bedroom, 3.5 bath home in the Lakeview subdivision at 631 Martis Peak. With an asking price of $915,000, a final sale price of $895,000 and on the market just barely over one month, this is a great example of why there is no blanket statements about average percentages off or average days on market in Incline Village. If you have a desirable property in a great location and you price it fairly, there is a reasonable chance that buyers will be showing up at your front door to take a look and maybe write an offer.
Going into escrow is the only bank owned property in Incline Creek Estates. With an asking price of $970,000 which is well below what every other property in the development is priced at, it's no surprise to see this one under contract.
The only big price change and it's a doozy is the $300,000 whack at #4 The Glen. Arguably one of the most luxurious developments of freestanding condos on the north shore of Lake Tahoe, the new asking price of just under $1.3 million must be giving the other owners in the complex a conniption fit. However, you can't blame the seller for wanting to price his property to draw attention and try to bring in an offer.
Rounding out the action on today's Incline Village real estate update is the short sale at 1343 Tirol Dr. If the asking price of just under $600,000 is acceptable to the lenders, then it looks like a heck of a good deal for this freestanding condo. You've got over 2500 ft.² living space, a two-car attached garge, mountain views, four bedrooms, three baths and two large decks from which to enjoy the scenery.
It looks like a beautiful start to the weekend on Saturday. While I have buyers coming in next week on Tuesday and Wednesday to look at property, this coming weekend is relatively open at the present time. I won't be hiking to the top of Mount Rose this weekend, that's for sure!
Daily Incline Village Real Estate Blog Update - October 13, 2009
As a heavy rainstorm pummels the roof of my house and the dark clouds obscure the nighttime sky it's time to contemplate the activity on the Incline Village real estate market today. We've got one new listing, four price alterations and one property going into escrow for your viewing pleasure.
Getting an accepted offer today is the luxurious and spacious home at 255 Estates Dr which features five bedrooms, five full baths, two half baths, over 6400 ft.² of living space and a putting green (the putting green is outside). Wonderful location in a gated community off of Country Club Drive below Highway 28. Priced at $3.2 mil.
Our new listing today is a cute little one-bedroom condo in Forest Pines offered at $319,500. Anyone seeking a small condo within walking distance of the beach will want to think about checking out this place.
Getting a $300,000 reality check today is the beautiful Lakeview home at 451 Jill Court. The new asking price of $2,250,000 brings this one closer to the sweet spot. The other big mover on the day is a $250,000 alteration for the Lakeview fixer-upper at 751 Tyner Way. The new asking price of $850,000 makes this property an exceptional value if you have the vision and extra cash to update this very special place. I'm not quite sure why the lower-level bathroom has a toilet, urinal and wall-to-wall carpeting. But I don't design 'em, fix 'em or build 'em, I just sell 'em...
Daily Incline Village Real Estate Blog Update - October 12, 2009
Now that we are moving deeper into the off season and Incline Village real estate matters only consume a few hours a day, I have time to search for a new girlfriend. If my readers would like to introduce me to anyone or if there are any single women in the audience who would like to enjoy a wonderful life at Lake Tahoe, feel free to send me an e-mail.
With a rather unusual storm headed our way bearing the leftover remnants of a typhoon from the Pacific, it's not going to be your typical week up here on the north shore of Lake Tahoe. Fortunately, the Incline Village real estate market eases us into the week with four new listings (most of which are repeats), three price adjustments, one property going into escrow and one property closing escrow.
Changing hands on the tax rolls today is the fixer-upper/tear down in the Lakeview subdivision at 828 Freels Peak. The final sale price of $900,000 is almost exactly 10% off the latest asking price. This looks to me to be a pretty fair deal all the way around for this four bedroom, three bath, 2700+ Sq. foot home on a nice level of just under 1/2 acre. It's a good example of a realistic seller reducing the price from $1.1 million to just under $1 million in an effort to attract buyers. Getting an accepted offer for the second time is the short sale at 621 Tumbleweed.
Checking out the price reductions on the Incline Village MLS today we have a nice $50,000 redeployment for #6 Village Highlands. The new asking price of $1.1 million is getting closer to where we might see a buyer write an offer on this spacious and well located low elevation condo. Low elevation shoppers seeking elegance, mountain style charm and a semiprivate beach will want to check out the $200,000 adjustment at 1535 Debra Lane. This nicely remodeled 4600 ft.² home features four bedrooms, 3.5 baths, extensive use of raw wood and stone and is situated on a level .577 acre lot just a stone's throw from the beach.
Daily Incline Village Real Estate Blog Update - October 9 - 11, 2009
It's a spectacular autumn weekend in Incline Village and the town is moderately full of homeowners and vacationers enjoying the gorgeous weather before the big storm arrives on Tuesday. It's difficult to say where the snow line will be, but I've seen lots of folks bringing their skis to the Village Ski Loft in anticipation of the fluffy white stuff.
During the past 3 days the Incline Village real estate market brought us4 new listings and nine price alterations. One of the new listings is a repeat for the short sale at 621 Tumbleweed and the other is a freestanding condo up high on Divot Ct. I'm not sure why the property on Tumbleweed came back on the market and who knows if the new asking price of $649,000 will be acceptable to the lenders. But if it is, it's a very good deal for that property.
Scanning the price reductions on the Incline Village MLS there are four rather exciting ones. Kicking things off is the Super Deal Alert above this column for my listing at #6 Incline Villas. The sellers have lopped another $26,000 off this three-bedroom, three bath, 1584 ft.² condo next to the Champ Golf Course bringing the new asking price down to only $399,000. My clients are very motivated to get this condo into escrow before the end of October and have slashed the price to a 2003 level. So, for about the same price as a one-bedroom McCloud condo you can get this great 3BR, 3BA property that has a very good vacation rental history. Click Here to See the Virtual Tour
Those of you shopping for a freestanding condo may wish to zoom over and take a look at 972 Fairway View Court, #1. The new asking price of only $799,000 is a fraction of the $1.2 million original offering price when this property first hit the market with a different agent in 2007. This is a really nice freestanding condo and much higher quality than anything else in its price range anywhere in town. The only weakness is that the deck looks over the street. But, hardly anyone drives up the street because it dead ends and there are only a handful of full-time residents. You also get a pretty nice mountain view from the deck, so I think the trade-off is worth it, especially at this fantastic new asking price. This is basically a Country Club Villa and we know those properties sell for a heck of a lot more than 799K.
The monster price reduction in both dollar and percentage terms is the $355,000 adjustment at 564 Ponderosa Ave. This is a spacious seven bedroom home at low elevation with a new asking price of only $995,000. At that price, you could turn it into dorm rooms for the kids who work at the ski area.
Wrapping things up on today's Incline Village real estate update is one of my favorite houses in the Mill Creek subdivision. The beautifully remodeled home on the large level lot at 1089 Oxen is now a sliver under $1.5 million. I can't show you a higher quality home on a nicer lot at this price with this good of a low elevation location. And the owner is one of the more pleasant people to do business with in our community.
Daily Incline Village Real Estate Blog Update - October 8, 2009
It was another gorgeous day on the north shore of Lake Tahoe on Thursday. Before we attack the Incline Village real estate update I must report that it looks like the battle with sciatica is over. It turns out that the cause was not a side effect of the ski accident that I had back in '94. But rather a partially dislocated right hip.
When I was doing some stretching exercises on Wednesday night I felt this excruciating pain for a couple of seconds as my hip joint slid back into place. Both the doctor and physical therapist had commented that my right hip was higher than my left but never pursued that line of reasoning any further. I did some research on the Internet on Thursday morning and it appears that somewhere between 8% and 19% of all sciatica cases have as the root cause some type of hip problem. So, between the side effects of the hip joint sliding back into place (which include weakness and an intense burning sensation) and what could be the first significant winter storm arriving next week, backpacking season is in serious jeopardy.
Blazing through the Incline Village real estate market we've got one new listing, three price adjustments and one property going into escrow. The new listing doesn't really do anything for me and none of the price reductions are all that exciting today. Getting an accepted offer is #211 Bitterbrush. I think the listing agent might be on vacation in Europe, so this is one of those rare times where you can leave town and actually be making money. Priced at $499,000, this two bedroom, two bath, 1412 ft.² condo with a loft has a peek of the lake, excellent views of the local ski area and is being offered fully furnished right down to the silverware (I think).
Daily Incline Village Real Estate Blog Update - October 7, 2009
A very quick update on the Incline Village real estate market today. We have just one new listing and one property going into escrow to report.
Our new listing on the MLS today is a repeat at a new lower price for #9 Tahoe Sierra Pines. The new asking price of $349,000 is much more reasonable than the 400 something that was being asked last year. Budget shoppers looking for a four bedroom, four bath condo at low elevation will want to check out this property before it disappears. This is not a distressed sale, so make your best deal while you can before someone else snaps this one up.
Going into escrow today is the two bedroom, one bath, 1010 square-foot condo at 915 Incline Way. Properties continue to go under contract at a steady pace especially in the lower-priced sector of our market. It looks like beautiful weather this coming weekend and a great time to come up and look at property in Incline Village.
Daily Incline Village Real Estate Blog Update - October 6, 2009
It looks like the autumn weather is finally settling in on the north shore of Lake Tahoe. As a result the pace of activity is starting to slow down and we have three new listings (two of which are repeats) and five price adjustments on the MLS update today.
I'm going to skate past the new listings and move right over to the three big price reductions in the $1 million plus price range. Starting things off is the $141,000 redeployment for #16 Country Club Villas. The new asking price of only $949,000 shows me the seller means business and wants to see an offer pronto. Very good location, slightly different floor plan, you can always change out some of the interior paint if it's not your liking.
The beautiful three bedroom home at 671 - 14th Green got a nice hundred thousand dollar reduction and is now much more palatable at $1,895,000. That's a lot of money per bedroom, the property has a great lot, wonderful setting, elegant architectural and interior features. Wrapping things up on today's Incline Village real estate commentary, we are finally seeing #220 Glen Way crash through the $2 million barricade to the new asking price of $1,995,000. It's nice to see this luxury freestanding condo at low elevation moving in the right direction.
Daily Incline Village Real Estate Blog Update - October 5, 2009
The Incline Village real estate market gets off to a modest start this week with one new listing, five price adjustments and one property going into escrow. Getting an accepted offer today is the little 600 ft.², one bedroom, one bath condo at #42 Pinebrook.
Making its debut on the Incline Village MLS today is the Lakeview home at 839 Jennifer St. Offered at $1,295,000, this is a remodeled five bedroom, 4.5 bath, 3480 ft.² home on the down slope. I'll have to check this one out when it hits the tour and see how it compares with the competition right across the street at 840.
Taking a quick look at the price reductions on the Incline Village real estate update today, the two significant ones are the $40,000 whack for #64 Incline Manor which brings this three bedroom, 1.5 bath condo with a carport down to only $279,000. Upscale shoppers looking for a Lakeview property under $1 million will greatly appreciate the $80,000 redeployment for the remodeled French country style home at 610 Tyner Way. The new asking price of only $895,000 makes this an excellent value if you like the interior of this beautiful single family home in Incline Village in the Lower Tyner subdivision.
I am trying to refine the plans for my backpacking trip and it looks like a departure of somewhere around October 18. So, anyone who would like to look at property or write an offer before that time, we can structure the contingency period so that no deadlines occur during my absence. That way you don't have to worry about something needing my attention while I'm sleeping 10,000 feet up on the side of a mountain.
Daily Incline Village Real Estate Blog Update - October 4, 2009
Not a lot to report on today's Incline Village real estate update as we had just one new listing and one price reduction on the MLS. Garnering the headlines today is the panoramic Lakeview condo at #34 Lakeshore Ter. Priced at $1.4 million, you get a two-car garage to go along with three bedrooms, three full baths and over 1700 ft.² of living space. Situated in a lakefront community, this is a choice location just steps from the pier.
Daily Incline Village Real Estate Blog Update - October 2 - 3, 2009
Just a smattering of activity to report on the Incline Village real estate market. We had a total of two new listings, two price alterations, one property going into escrow and two places closing escrow on the MLS the past two days.
Checking out the new listings scene, the Lakeview home at 840 Jennifer is back on the market with a new agent and a new asking price of just under $1 million. One of the better locations for a higher elevation property with forest service land across the street. Fairly nice views of Lake Tahoe from this south facing four bedroom, 3.5 bath, 3024 ft.² home.
None of the price changes do anything for me, so let's jump ahead to the properties changing hands. Getting an accepted offer is the four bedroom, four bath, value priced condo in Tahoe Sierra Pines. The asking price of $315,000 for this modest condo is right in line with market conditions for the present time.
Closing escrow on the Incline Village real estate blog today is the beautifully remodeled home at 968 Mica Ct. The final sale price for this five bedroom, 3363 ft.² home was a bit over $1,562,000.
I am holding off on my backpacking trip for at least a week or two, especially since we are getting another dusting of snow this evening at Tahoe. Thank goodness I'm not planning to go on a trip in Colorado or Wyoming since they could be receiving over 2 feet of snow in those areas this weekend. I like camping in the off-season, but I also like being able to get back to my car.
Daily Incline Village Real Estate Blog Update - October 1, 2009
Another gorgeous autumn day on the North Shore of Lake Tahoe and I was out showing property enjoying the spectacular lake views. Not much to report on the Incline Village real estate market today, just 1 new listing and 6 price changes. And a Happy Birthday to my mom who turned 86 today.
All of the price changes are significant, except the 1k nibble for 803 Jennifer. No favorites today, they are all good properties at decent prices now in their respective categories.
If you want to check out the MLS info for each big mover Click Here
I'll be out hiking up the route to Tamarac Peak near Mt. Rose on Friday morning, so e-mails and phone calls will get returned later in the day. Maybe another dusting of snow this coming weekend????
To See Prior Daily Updates with the Incline Village MLS New Listings Click Here to Read My Real Estate Blog
The daily Incline Village MLS update contains the personal opinion and sarcastic wit of Don Kanare concerning Incline Village real estate for sale and is provided as information for the general public. None of the properties mentioned in the updates are Don's listings unless specifically stated. Every listing and price change that occurs on the Incline Village MLS for properties in Incline Village and Crystal Bay can be found by clicking the appropriate links above. I do not include information for new listings or price changes that may be posted on the Incline Village MLS if those properties are outside of Incline Village or Crystal Bay Nevada, since I focus on a small geographic area and will not comment on properties outside my area of expertise. If you have questions about Incline Village real estate please contact Don.
The information on this site is for anyone looking for Incline Village real estate and information on the Incline Village MLS. On this site you can search all of the available Incline Village MLS properties for sale such as condos, houses, free-standing condos (PUDs), lots and land, multi-family, investment residential and commercial property. Arguably the most desirable community at Lake Tahoe, Incline Village is located on the Nevada side, on the sunny northeast corner of the Lake. When you need assistance with real estate, or help deciphering the information on the MLS, make Don Kanare your real estate agent to help you buy or sell property in Incline Village. With Don as your Incline Village Realtor, his knowledge and expertise will guide you through the intricacies of the Incline Village NV real estate market.
