Incline Village Real Estate


Don Kanare
RE/MAX North Lake
P O Box 4862
Incline Village, NV 89450

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"Incline Village Real Estate" MLS Update April 14, 2014       
Commentary on homes, condos and property for sale in Incline Village
by Don Kanare of RE/MAX North Lake

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MARCH INCLINE VILLAGE REAL ESTATE NEWSLETTER

April 7 - 14, 2014
With the Easter Bunny making his annual appearance right around the corner theIncline Village real estate market brings us a smattering of activity during the past week. Out of the 15 new listings on the Incline Village MLS, five are repeats and only three leap out at me as being worthy of detailed analysis at this moment. Along with six properties closing escrow and four price changes we have four properties going under contract ranging in price from $282,000 for a condo up to just under $1.1 million for a piece of raw land in the Lakeview subdivision.

New Listings         Price Changes             In Escrow          Closed Escrow

There is so little vacant land in Incline Village and Crystal Bay that buyers who wish to build their own custom home almost always need to find an existing property to tear down first. However, I have a client with an undeveloped lot that they are considering selling this year. So, if you have been thinking about constructing your dream home on the North Shore of Lake Tahoe please contact me and we can talk about the possibilities for this particular parcel which is located next to and across the street from U.S. Forest Service land.

The first new listing on the Incline Village real estate scene that merits a look this week is the three-bedroom, two bath, 1343 square-foot condo at #87 The Racquet Club. Located in one of the best spots in the complex next to a year-round Creek, this mostly original condition unit is priced to sell at only $270,000. Condos in this part of the complex rarely come up for sale as the owners tend to hold them for very long periods of time occasionally passing them onto the next generation. You're just a short walk from the recreation center, beach, Hyatt hotel and casino, Country Club Mall shops and restaurants and the disc golf course.

Buyers searching for a reasonably priced single family home in Incline Village will want to check out 559 Len Way. Offered at only $628,000, this is a three-bedroom, 2.5 bath, 1536 square-foot house with an attached two car garage located in a nice spot in the lower Tyner subdivision. Partially updated, forced air gas heat, short driveway and a relatively sunny location makes this one worth a look especially when you consider how few habitable houses we have in our community priced under $800,000.

While the asking price of $915,000 for #5 Country Club Villas might seem a bit pricey when compared to the most recent sale at $835,000 last year, we are seeing so few units in this development come on the market that this property is sure to get a fair amount of showing activity. Unfortunately, the listing agent didn't post any interior pictures which puts us into a bit of a guessing game. However, I will be viewing the property on Monday afternoon and will be happy to give anyone a report. So feel free to send me an e-mail or give me a phone call if you would like more information about this three-bedroom, 2.5 bath, 2130 square-foot freestanding condo.

March 31 - April 6, 2014
After the best week for ski conditions all season, it looks like things are going to deteriorate pretty quickly at Lake Tahoe as unusually warm weather returns to the basin. It was a lot of fun skiing powder in the trees last Tuesday, but now it's time to focus on the activity on the Incline Village real estate market. Things keep humming along with the Incline Village MLS reporting 4 properties going under contract, 6 places closing escrow, 11 new listings (4 of which are repeats) and a handful of price changes.

New Listings         Price Changes             In Escrow          Closed Escrow

We have a couple of interesting new listings on the Incline Village MLS this week. Buyers who are looking for a quality property at low elevation will have to move quickly as evidenced by the accepted offer for the new listing at 250 Pelton Ln. This very nice single-family home in the Millcreek subdivision was on the market for only a few days before going under contract.

Coming back on the market at the new asking price of only $472,000 is the tastefully remodeled mountain style chalet at 1353 Zürich Ln. Located in the lower part of Tyrolean Village just above the diamond peak ski area you'll find this partially furnished three-bedroom, two bath, 1286 square-foot freestanding condo in move-in ready condition. Anyone who has been shopping for Incline Village real estate knows that it is becoming more and more difficult to find properties of this quality under $500,000.

At the upper end of the spectrum we have a new lakefront property located at 825 Lakeshore Dr. The asking price of $7.9 million is pretty reasonable for this very nicely remodeled 4509 square-foot home that features five bedrooms, 5.5 baths and a superb location on the water in Incline Village.

If you have been looking for a single-family home on the North Shore of Lake Tahoe that exudes mountain style warmth and charm then the approximately $50,000 price reduction at 1026 Apollo could very well be to your liking. This Lakeview property is situated on a relatively large .57 acre upslope lot and comes with a Lakeview. You'll find three bedrooms, three full baths, a three car attached garage and quick access to the Mt. Rose Highway at an asking price just under $1.2 mil.

March 24 - 30, 2014
Different would be the best word to describe the Incline Village real estate market during the past week. Sales of houses, condos and freestanding condos have been fairly steady all winter long so it was rather odd to see just one property close escrow based on transactions reported to the Incline Village MLS. But our market has not slowed down by any means as we saw nine properties going under contract in the past seven days along with three new listings and a couple of price changes.

New Listings         Price Changes             In Escrow          Closed Escrow

The properties getting accepted offers ranged from a tiny cabin of just over 1100 ft.² priced at $320,000 all the way up to a luxury condo in the Stillwater Cove lakefront complex fetching $2,195,000. The other thing that was really different about Incline Village and Crystal Bay real estate sales is that the property mix going into escrow consisted of four condos, four freestanding condos and only one single-family home. The only house going under contract last week was the property backing up to the mountain golf course located at 714 Bunker Court.

Mother Nature brought us a nice surprise with anywhere from a few inches of snow in Incline Village all the way up to a couple of feet on the peaks along the West shore. This late-season winter storm is just what the ski resorts needed if they have any hope of eaking out some profitability during the 2013 – 2014 season. The storm that rolled in on Saturday had moved away by sunrise on Sunday thereby giving Caltrans and NDOT a chance to clear the roads. I had to wait about 15 min. at the top of the Mt. Rose Highway on Sunday morning while the road crew did avalanche control work at the summit.

If you still have the urge to go skiing, I recommend that you come up this week because you will experience some of the best conditions we have had all year. It looks like there will be a series of small disturbances rolling through the Sierras on and off for the next several days which will help to freshen up the slopesquite a bit. Be careful though, the snow pack is still unseasonably low and there are lots of rocks and obstacles just beneath the surface especially on the South and West facing slopes.

With our inventory of properties for sale in Incline Village and Crystal Bay sitting at its lowest level in eight years at the start of April, it's becoming more and more difficult for buyers to find their dream home on the Nevada side of North Lake Tahoe. Properties of every size and shape in good locations are getting snapped up fairly quickly if they are priced to sell. I recommend that buyers consider making a special trip to Tahoe this spring if they wish to get ahead of the summer crowds and have a better selection of properties from which to choose. And if you can't find what you're looking for during the spring time at least I can keep my eye out for new listings for you and also network with other agents to see who might have a pocket listing that meets your criteria.

March 18 - 23, 2014
With abundant sunshine and beautiful springlike weather on the North Shore of Lake Tahoe during the third week of March, the Incline Village real estate market brings us eight new listings (three of which are repeats), a few rather uninspiring price changes, six properties going under contract and five properties closing escrow. With the exception of the remodeled Lakeview home at 612 Doeskin Ct. which has an asking price of $3.5 million, all of the other properties getting accepted offers during the past week were in the lower to moderate price range between $469,000 and $1.1 million.

New Listings         Price Changes             In Escrow          Closed Escrow

We had a little switch in the action this time around with four of the properties going into escrow being houses and only two condos getting accepted offers. This is in contrast to last week where we saw four condos, two freestanding condos and only one single-family home go under contract. It's only a matter of time before luxury buyers return with a vengeance to the marketplace. So, with ski season starting to wind down and only one small potential storm on the horizon I anticipate that more buyers in the seven-figure price ranges will start looking at homes once they hang up the skis and snowboards.

The only new listing on the Incline Village MLS that leaps out at me that is not a repeat is the newer construction filtered Lakeview home at 910 Tyner Way. This five bedroom, 3.5 bath, nearly 3700 ft.² house sits on a downslope lot of .404 acres but feels endless due to the Forest Service land that tumbles down the mountainside. You'll find a short level driveway, sunny South Western exposure, and beautiful finishes throughout that make for a warm and inviting mountain style property. The asking price of $1,975,000 is sure to attract a fair amount of interest.

As we move further into spring time, more and more sellers will begin to prepare their homes for sale all-around Lake Tahoe.  Since the inventory will surely rise as we move from Spring to Summer, it’s imperative that sellers do everything they can to stand out from the competition.  Just taking a few photos and listing your property on the MLS is not enough to induce buyers and agents to view your property.  Doing the necessary staging and shooting a virtual tour are necessary if you want to stay abreast of the competition. You will also want to do some essential landscaping, touch up paint as needed, have a deep cleaning performed throughout the interior and attend to any repairs that will make your property shine.

March 10 - 17, 2014
It was a rather interesting week on the Incline Village real estate market as sales activity remains strong with seven properties going into escrow. Taking a closer look at the action on the Incline Village MLS we see that all of the properties going under contract were priced between $150,000 and $999,000. For some inexplicable reason luxury buyers have been sitting on the sidelines the past few weeks while the moderate price shoppers continue to snap up the best values.

The Third Creek condominium complex continues to be a hotbed of activity and there are now only three properties for sale in the development. It looks like 2014 is going to be another good year for the condo market in Incline Village and Crystal Bay. Since the vast majority of our sales involve vacation homeowners, the appeal of having a condominium where you can walk out the front door and not worry about anything is rather attractive to a large percentage of out of area buyers.

The most intriguing of all the new listings on the Incline Village real estate scene during the past week is the three-bedroom, two bath, 1456 ft.² remodeled condo at 811 Southwood Blvd. – #8 Brookstone. Great location that is close to the post office, Village Shopping Center and Burnt Cedar Beach. The only thing missing is a garage, but you are not going to find that feature with a property that has an asking price of only $369,000.

It's that time of year when property owners contemplate what their strategy should be before the summer crowds arrive in just a few months. So, without further adieu I offer for your viewing and intellectual reading pleasure the article that I crafted below.

New Listings         Price Changes             In Escrow          Closed Escrow

Trade Up, Trade Down, Hold On, or Cash Out
As the Ides of March come and go, it's that time of year when property owners in Incline Village and Crystal Bay start to think about whether they want to continue using their place on the Nevada side of North Lake Tahoe or explore other options. With our local real estate market having rebounded nicely during the past two years it's an excellent time to contemplate whether to trade up, trade down, hold on or cash out.

We have discussed in the past that a rising tide does not lift all boats equally when it comes to real estate in our community. While we have seen price increases for every property category since bottoming out in January 2012, not everything has moved upwards at the same rate. Single-family homes with lake views and remodeled properties at low elevation have seen significantly greater price appreciation than high elevation properties or condominiums in general. As a result, there is a unique situation in 2014 for some property owners to consider downsizing while simultaneously reaping economic benefits during what will likely be a relatively short window of opportunity.

Owners of single-family homes that have appreciated by 20% or more in the past two years who have been thinking about downsizing into a condominium could find themselves enjoying the best of both worlds. This is especially true if you have a property with a view of Lake Tahoe or a house in the Millcreek or Lakeview subdivisions. With a relatively small supply and a very good demand for these types of places you could likely sell your property rather easily in 2014, purchase a condo in a desirable location and put a substantial amount of money in your pocket after completing both transactions.

The reason this opportunity exists is because condo prices for the most part have not appreciated as quickly as prices for a good percentage of single-family homes in Incline Village and Crystal Bay. Since coming out of the Great Recession, condo prices have rebounded but buyers in this market segment are being somewhat cautious after seeing how prices tumbled in the post-2008 world of real estate. As of this writing, you can still find condos in highly desirable locations with asking prices that are between 25% and 35% below the prerecession peak.

One of the bellwethers of the local condominium market is the ever popular McCloud complex. Even though there were over 30 transactions in this 256 unit development during 2013 along with the current situation of a seller’s market, prices are still significantly below the peak that was reached several years ago. The same situation is true concerning the condos in Third Creek. Consequently, owners of single-family homes find themselves in a rare position where they can sell their property which has appreciated significantly during the past two years and trade down with favorable economic results.

With the condo inventory hovering between 60 and 70 units for sale during this time of year, there is also the opportunity for condo owners to consider selling in the spring time and trade up to a larger property before they have to compete with the usual summer crowds. While you will normally have to come out of pocket a few dollars to make a trade up purchase, not having to compete with throngs of buyers in the summertime provides you with a better opportunity to negotiate your best deal.

Some property owners will make the decision to simply hold on and enjoy their house, condo or freestanding condo for the next few years. Since it appears that properties in all classes in our market will continue to appreciate in the foreseeable future at a steady, but likely slightly slower rate than we saw during the past two years, any downside risk at this point in time appears to be rather minimal. Considering that Incline Village and Crystal Bay provide a fabulous quality of life along with superb recreational amenities, holding onto your property and living the dream on the Nevada side of North Lake Tahoe is a darn good alternative.

For some folks the nice levels of appreciation we have seen since the end of the Great Recession provide the ideal time to cash out. Every year there are some property owners who have personal reasons, changes in family plans and goals or any of a number of considerations that lead them to the decision to sell and move away. With the lowest inventory levels we have seen in approximately 8 years, 2014 could be the ideal time to sell your property and ride off into the sunset.  Property owners at Lake Tahoe have some interesting things to contemplate and a wide variety of options to consider in a real estate market that offers opportunities for everyone.

March 3 - 9, 2014
The first week of March brought 9 new listings, several price changes, 4 properties going into escrow and 7 places closing escrow on the Incline Village real estate market. It looks like the inventory has bottomed out on the Incline Village MLS as we now have 187 houses, condos and free standing condos for sale as of this writing.

Our listing at 156 McCloud was just reduced $10,000 down to $439,000. This is a very nice 2BR, 2BA, 1111 sq. ft. condo with a sunny southern exposure, one car garage and is in the group closest to the beach.     Click Here to See a Virtual Tour

New Listings         Price Changes             In Escrow          Closed Escrow

 I’m glad that I took a few hours to ski powder on March 1st before going to the RE/MAX convention in Las Vegas as it looks like we might not have any significant storms on the horizon for a while.  There might be a light dusting of snow above 7000 feet to start the 2nd week of this month, but ski season appears to be on the wane for the majority of people who like sliding down the mountainside.

I had a very productive week at the RE/MAX convention. It was a great opportunity to attend educational seminars, learn some new business ideas and do a lot of networking with other agents and brokers.  One of the most rewarding experiences was appearing as a panelist to lead a seminar that took an in-depth look at vacation home and resort area markets. It was very enlightening to have the opportunity to interact with real estate professionals from around the globe who shared their questions, concerns and ideas about the unique attributes affecting the purchase and sale of vacation homes.

There are three new listings on the Incline Village MLS this week that jump out at me. It's getting more and more difficult to find a livable single-family home in Incline Village and Crystal Bay under $700,000. So, the three bedroom, two bath, nearly 2100 square-foot place at 965 Chipmunk listed at 689K merits a closer look for anyone shopping in this price range. Located next to U.S. Forest Service land, you also get a two-car attached garage, hydronic heating system and Cathedral ceilings in the living room.

Before we examine the other two rather desirable new listings on the Incline Village real estate market this week I think it's very important for buyers to know that the condo I wrote about last week at #52 Third Creek already got an accepted offer. When quality properties at low elevation are put up for sale at a reasonable price there is so much pent up demand that they are moving fairly quickly. It's definitely worthwhile to hop on a plane (if you live more than a four hour drive away) to check out the more unique and well priced properties before they disappear into the ether.

It is extremely unusual to find a piece of raw land available at a decent price in the Lakeview subdivision. So, 727 Martis Peak Dr. represents a superb opportunity for anyone looking to break ground and build their dream home on the Nevada side of North Lake Tahoe. Offered at $865,000, this nearly level lot of .416 acres is within walking distance of just about everything. It's also located on the quiet side of the street away from Highway 28.

Lakefront condo shoppers will very possibly find the newest listing at 525 Lakeshore Blvd. – #38 Crystal Shores West to be to their liking. This is an extremely rare end unit in the complex with a one car detached garage. I believe there are only six condos in the entire development that have garages. You'll find three bedrooms, three full baths, almost 1900 ft.² of living space and a knock your socks off panoramic Lakeview priced at $2,122,000. I'm not quite sure how they calculated the asking price, but from a feng shui perspective the digits total up to 7 which is considered a lucky number in that genre.

February 24 - March 2, 2014
As March comes in like a lion across most of America and Russian troops make their way into Crimea, the Incline Village real estate market brings us six new listings, three properties going into escrow, and five properties closing escrow during the past week. Winter storm Titan dropped anywhere from a few inches to a couple of feet of snow in the Sierras and then pummeled Southern California with several inches of rain.

New Listings         Price Changes             In Escrow          Closed Escrow

The skiing improved dramatically at resorts around the Lake Tahoe basin with the additional snowfall helping to fill in the bare spots and cover rocks that had been exposed all winter long. I was even able to do some tree skiing at Mount Rose on Thursday and Saturday, making it the first time all year that I was able to safely venture off piste.  It looks like the coming week could provide the best and most consistent ski conditions of the entire winter season and since it's not a holiday week this could be the most enjoyable time to have fun on the slopes without big crowds.

Taking a quick look at the recent activity on the Incline Village MLS we have a couple of new listings for your viewing pleasure. #52 Third Creek is one of the rare cabin style oversized two bedroom condos in the complex at over 1700 ft.². You'll find a large master suite with its own private deck overlooking the common area, a one car detached garage and a warm mountain feel that exudes Tahoe charm. Priced at $599,000 I anticipate this property will get a lot of interest especially since it is an end unit just a stones throw from the swimming pool, tennis court and clubhouse.

Luxury buyers who would like to own a piece of new construction at low elevation will want to take a close look at 602 Lakeshore Dr. Priced at $3,995,000 this is an excellent opportunity to build your own home within walking distance of Burnt Cedar Beach. The large gently upslope lot of over one half-acre provides you with a significant amount of coverage on which to construct your dream home on the North Shore of Lake Tahoe. Tentative plans call for a 5800 square-foot house with a three car attached garage. Customize it to your hearts desire and enjoy a beautiful woodsy setting in a neighborhood of superluxury single-family residences.

February 17 - 23, 2014
It was a beautiful holiday week for looking at Incline Village real estate and buyers continue to snap up the best values with seven properties going into escrow on the Incline Village MLS. Along with five properties closing escrow the title companies were rather busy during a time of year that is normally the depths of the winter doldrums. The properties going under contract last week included four houses and three condos ranging in price from $279,000 all the way up to nearly $6.5 million. 

New Listings         Price Changes             In Escrow          Closed Escrow

The lowest priced house for sale on the Incline Village real estate market is priced at $570,000 and the median asking price is up around $1.6 million. It's becoming more and more difficult to find anything habitable in the way of a single-family home under $800,000. And the properties below that threshold for the most part are either ultra high elevation, fixer uppers or tear downs.

The total inventory of houses, condos and freestanding condos listed for sale on the Incline Village MLS stands at 178 properties as of this writing. When you compare that to the same time in 2012 we had 305 properties on the market so that's a decrease in the inventory of nearly 40%. There will need to be a minimum of 300 new listings in 2014 just to keep up with demand. Since it's unlikely we will see that many properties put up for sale this year, there will continue to be upward pressure on prices especially in the more desirable lower elevation subdivisions.

Checking out the new listings this week we kick things off with #99 Mountain Shadows. Priced at $324,000, this three-bedroom, 2.5 bath, 1360 ft.² condo backs up to a nice chunk of open space. Partially updated it also has forced air gas heat and a gas log fireplace to keep you warm and toasty during those cold winter months.

The three bedroom, two bath, 1536 square-foot freestanding condo with a two-car attached garage at #37 Cedarcrest is offered at $435,000. What makes this property special is that the deck is on the backside overlooking the woods instead of on top of the driveway as is fairly common at this end of the complex.

What appears to be one of the best properties to come on the market around the $800,000 price range is the remodeled three-bedroom, 2.5 bath, 1964 square-foot single-family home at 702 Golfers Pass Rd. Hardwood floors, open beam Cathedral ceiling, warm mountain feel and a great location just below the Mt. Rose Highway all for $805,000 makes this one worth a look.

The skiing around Lake Tahoe during the holiday week was about as good as it has been all season. Unfortunately, that's not saying a lot but at least the major runs above 8000 feet that face North and Northwest have a decent amount of snow on them. It's still not safe to ski in the trees for the most part and even on a lot of the major runs you'll still find rocks and shrubs poking through. It looks like we might get some significant snowfall later in the week and it will be greatly appreciated by skiers and farmers alike.

February 11 - 16, 2014
We had a pretty good flurry of activity on the Incline Village real estate market last week as more people flocked to the Lake Tahoe basin to enjoy the improved ski conditions. The Incline Village MLS brings us 12 new listings, seven properties going into escrow, six properties closing escrow and four price changes. Condos dominated the action during the past seven days with five properties going under contract along with one house and one freestanding condo. The properties getting accepted offers ranged in price from $259,500 all the way up to $1,395,000 for a luxurious condo at #18 The Pointe.

New Listings         Price Changes             In Escrow          Closed Escrow

Along with finishing up the remodeling of our new RE/MAX North Lake office in the center of Incline Village I was a guest on the Nevada Real Estate Radio Show with host Peter Padilla. The main topic of discussion was luxury homes in Incline Village and Crystal Bay. In 2013 approximately 20% of all of the single-family homes that sold in our market were priced in excess of $2 million. With the real estate market rebounding dramatically during the past two years luxury home buyers are snapping up the best values all around the Lake Tahoe basin.

The most enticing of all the price reductions on the Incline Village real estate scene is the $300,000 haircut for the spacious 5200+ square foot mountain style home at 317 Country Club Dr. You'll find six bedrooms, 4.5 baths, a three car attached garage along with a Mountain View all situated on this virtually level 1 acre lot. The new asking price of just under $2 million makes this one worth a look and with so little snow on the ground it's easy to see what this property offers you.

Lakefront shoppers who have been contemplating building a custom home will want to explore the possibilities at 1170 Vivian Ln. The homeowners on this beautiful street share a semiprivate beach and pier. Priced at $9.7 million, this level lot is slightly larger than one half-acre and provides you with a spectacular panoramic view of Lake Tahoe along with oodles of fine white sand in which to squish your toes. Over 6800 ft.² of coverage gives you an opportunity to construct a fairly sizable single-family home at one of the most prestigious addresses on the North Shore of Lake Tahoe.

If your budget is substantially less but you still want a view of the Lake then the three-bedroom, 3.5 bath, 3008 square-foot home at 842 Jennifer St. might be to your liking. This tastefully remodeled property provides a nice mixture of elegance and the modern mountain look at an asking price of $1,595,000. You also get great neighbors next door and across the street.

What if your budget is about half the price of the house on Jenifer Street? Well you're in luck too! 953 Garen in the upper Tyner subdivision is priced at a very reasonable $749,000. This high elevation three-bedroom, 3.5 bath home features 2880 ft.² of living space along with a two-car attached garage. You also get a nice view of the mountains and a relatively short, level driveway. Plus you are close to some neighborhood hiking trails that are lightly used and provide quick access to a level of solitude rarely found at Lake Tahoe.

February 7 - 10, 2014
With the first major snowstorm of the season arriving in the Lake Tahoe basin the Incline Village real estate market was a little bit calmer during the past week. The Incline Village MLS brings us six new listings, two price changes, two properties going into escrow and four properties closing escrow.

New Listings         Price Changes             In Escrow          Closed Escrow

It was nice to see several feet of snow falling at the highest elevations of the local ski areas. Down at lake level the weather alternated between periods of rain and wet heavy snow leaving a very messy, slushy mix on the roadways. The Washoe County road crews have performed admirably clearing the streets during four days of near constant precipitation.

The best new listing in the last week could very well be the freestanding condo at 671 Country Club Dr. in a little development known as Brookside. Properties in this complex rarely come up for sale which tells me that the owners really like this woodsy spot next to a year-round Creek. This particular property is a little bit under 1400 ft.² and features two bedrooms, two full baths and a refurbished interior with a warm and cozy mountain feel. The asking price of only $398,000 should put this one on the priority list for anyone shopping in this price range.

January 27 - February 6, 2014
The last 10 days have been very exciting and frankly extraordinarily busy for this Incline Village real estate agent who is now the broker / owner at the new RE/MAX North Lake office.  I have been working very hard on all of the tasks needed to get a new business up and running in the state of Nevada. While I have managed to get in a couple of hours skiing at Mount Rose, the reality is that virtually everyone in the Lake Tahoe basin is hoping this next series of storms will bring several feet of much-needed snow.

New Listings         Price Changes             In Escrow          Closed Escrow

Checking out the new listings on the Incline Village MLS there are two that really leap out at me as special opportunities. #85 Third Creek is priced to sell quickly at only $615,000. This three-bedroom, three bath, end unit with a one car attached garage backs up to a nice lawn area on the Northwood Boulevard side of the complex. From the pictures it looks mostly original but very well maintained and this is one of the more desirable floor plans in the entire complex. Please contact me promptly if you have any interest as I anticipate this particular condo will get a lot of showings. Click Here to See the MLS Info

Value shoppers looking for a low elevation condo under $400,000 will want to check out 862 Southwood Blvd., #3. You'll find three bedrooms, three full baths, over 1700 ft.² of living space, and a two-car attached garage with this inside unit located in a small complex of only four condos. Priced at $375,000, I was pleasantly surprised with the spacious floor plan and well-maintained interior. There is even a nice large common area behind the property big enough to toss the football or throw a frisbee.

In the luxury single-family home category the elegantly remodeled property at 762 Lakeshore Dr. is well worth a look for anyone shopping in the $4 million price range. With nearly 6700 ft.² of living space, this five bedroom, 6.5 bath mountain style home is situated on a pretty much level lot of just under one half-acre. There are just too many features to list, this is one of those beautiful homes with open beam cathedral ceilings that has to be seen to be appreciated.

The only price change that resonates with me the past 10 days is the $245,000 alteration at 790 Fairview. This stunning architectural masterpiece built by Ira Rodman is now offered at $6.5 million. Panoramic Lakeview, plenty of guest parking, six bedrooms, seven full baths, two powder rooms, 8800 ft.² of living space, four car attached garage and stunning high-end finishes throughout. This gorgeous single-family home on the East slope originally came on the market at $8.5 million, so the new asking price puts it in the sweet spot for anyone searching for this type of a property in Incline Village or Crystal Bay.

Sales activity continues at a nice pace with nearly one property per day going into escrow which is highly unusual for the middle of winter. The Incline Village real estate market has rebounded quite nicely during the past two years and shows no signs of abating even with the volatility in the stock market the last two weeks. At the present time there are only 98 houses, 60 condos and 19 freestanding condos listed on the Incline Village MLS. That is the lowest inventory level in over seven years.

January 19 - 26, 2014
While skiers are finding little variety in the terrain that they have to choose from this season, buyers of Incline Village and Crystal Bay real estate purchased a nice selection of properties during the past week. And shoppers looking at houses and condos priced under $1 million have a couple of new listings that look rather enticing.

New Listings         Price Changes             In Escrow          Closed Escrow

The Incline Village MLS brings us seven new listings (two of which are repeats), a couple of price changes, six properties going into escrow and four properties closing escrow during the next to last week of January. With sunny skies, unseasonably warm weather and roads that are free of ice and snow it's a rare opportunity to see properties in the wintertime and get a good look at the view, slope of the land, etc.

Bargain hunters shopping for a three-bedroom condo in Incline Village under $300,000 will want to take a gander at this new offering in Tyrolean Village near the Diamond Peak Ski Area.  1326 Zurich Ln is a three-bedroom, two bath, 1252 square-foot chalet style architecture condo that features a nice view of the mountains and the ski area. It's offered furnished at the asking price of $279,000.

If you prefer to be within walking distance of the beach, then take a look at #47 Forest Pines. Priced at $565,000 this remodeled three-bedroom, two bath, 1449 square-foot two-story townhouse style condo will catch your eye for the nice interior and good location.

Maybe you prefer golf course property? Then 908 Harold Dr. should be your next stop if you are going out to look at property in Incline Village. This nicely remodeled four-bedroom, three bath, 2000+ square-foot condo sits right on the golf course and comes with a two-car garage. Offered at $665,000.

January 19, 2014
Regular readers of this column may have been wondering about my absence the past two weeks. I was away on a business trip from January 10 through 18 and was unfortunately too busy with meetings that I was unable to carve out some time to update the Incline Village real estate blog. Market activity remained fairly steady as buyers continue to take advantage of the nice weather and look at properties on the Nevada side of North Lake Tahoe.

New Listings         Price Changes             In Escrow          Closed Escrow

During the past seven days the Incline Village MLS brings us five new listings, a few price changes, four properties going into escrow and six places closing escrow. Luxury buyers appear to be taking a breather as the properties going under contract ranged from $359,000 up to just under $1.2 million.

The article below pretty much sums up the state of the Incline Village real estate market in January 2014.

Lower Inventory Equals Higher Prices
The Incline Village / Crystal Bay real estate market is characterized by a finite supply of properties and increasing demand over the long term. In good economic times such as what we have been experiencing during the past couple of years, sales of houses, condos and freestanding condos in our community have ratcheted steadily upward while the inventory of properties for sale has declined to its lowest level in eight years. This change in the supply / demand equation has resulted in higher prices for properties of all types since the local real estate market bottomed out in January 2012.

Taking a look at the numbers there are a total of 179 houses, condos and freestanding condos listed on the Incline Village MLS as of this writing. That is a decline of 44% when compared with the same time two years ago and 18% versus the number of properties for sale on this date in 2012. With a total of 458 property sales in Incline Village and Crystal Bay during 2013, the current inventory has slipped to a supply of only 4.69 months. This is a dramatic turnaround considering the inventory had reached a staggeringly high level during the recession where it fluctuated between 24 months and 36 months at any given time.

Even with this very significant decline in the number of properties available for sale in Incline Village and Crystal Bay, prices are still well below the peak reached back in 2007– 2008.  Since there is virtually nowhere to build a new condominium development in our community and more than 99% of all buildable parcels have already been developed, for all intents and purposes we have a permanently finite supply. As the population of our country continues to grow and more millionaires are created each year the demand to own a property on the Nevada side of North Lake Tahoe will only continue to increase.

However, the rising tide of real estate prices does not lift all boats equally. Single-family homes have generally seen a higher rate of price appreciation than other types of properties. And within this category, there is an enormous variation in price increases depending on location, view, ease of access, level of remodeling, floor plan, architecture and other attributes. Some homes have such unique characteristics that they continue to remain on the market after several years even though they appear to be reasonably priced. So, while the increase in demand coupled with the decrease in supply bodes well for the overall market, there will always be a certain percentage of properties in our community that appeal to a very small percentage of prospective buyers.

The lack of snow during the winter of 2013 – 2014 has permitted buyers a unique opportunity during what is normally a busy ski season to search for and purchase property. Without snow on the ground to obscure the landscape or the usual winter storms which make looking at property a less enjoyable experience, far more buyers than usual have been viewing dozens of properties every week. Sales activity this time of year will never approach the busy summer months, but we continue to see new transactions taking place several times a week.

Fortunately for the local economy the real estate market and all of the affiliated businesses continue to remain strong during an unusually weak ski season. Normally, the ski industry and the tourism that it brings to the Lake Tahoe basin is the primary driver of the local economy from December through April. But, the historically low snow levels and minimal operations at all of the Tahoe area ski resorts have resulted in a significant reduction in the amount of activity on the slopes. On the flipside, the unseasonably nice weather has provided contractors with the opportunity to continue working both indoors and out and keeping far busier than normal during this time of year.

Sellers who are thinking about putting their properties on the market sometime in 2014 may wish to test the waters in late January or until such time as the long-range weather forecast makes a substantial change. This is not usually the best time of year to list your property for sale. But with so little inventory, beautiful weather as far as the eye can see and buyers continuing to stream into the Lake Tahoe basin looking for their dream vacation home, listing your property for the next 30 days just might bring in a buyer willing to pay a fair price.  Buyers would do well to continue scouring the market during the winter months if they want to strike a deal before prices rise further in the coming year.

 

December 30, 2013 - January 5, 2014
It was a busy week for the escrow officers and title companies dealing with Incline Village and Crystal Bay real estate with 10 properties closing and four more going into escrow on the Incline Village MLS. Luxury buyers took a breather as all four deals going under contract were priced between $339,000 and $950,000.

New Listings         Price Changes             In Escrow          Closed Escrow

With only one new listing and one price change it was truly a holiday week although buyers were out in full force looking at properties and contemplating new offers. Visitors to the Lake Tahoe area over the past two weeks were unfortunately treated to beautiful clear weather but not the several feet of new snow that was needed to get the ski resorts into full operation. I'm frankly quite surprised that with the minimal snowpack and reservoirs well below their normal stage for this time of year that the water districts all over Northern California and Nevada have not instituted mandatory rationing.

But I digress as we should take a moment to focus on the panoramic Lakeview home that is new construction and will be finished this spring over in Crystal Bay. This lakefront property at 434 Gonowabie Road features five bedrooms, 4.5 baths, over 3800 ft.² of living space and a two-car garage priced at $4.2 million. Hydronic heat, steam shower, nice sunny exposure, open beam Cathedral ceilings, redwood decks, this is a home that has to be seen to be appreciated.

The properties closing escrow on the Incline Village real estate market last week range from a condo at $257,000 all the way up to a beautiful lakefront estate at 881 Lakeshore Dr. which sold for an even $13 million. Eight of the 10 properties changing hands last week had asking prices under $1 million, but half of those were condos which is why the average price for a piece of real estate that sells in Incline Village and Crystal Bay is a completely meaningless statistic.

If you have been looking for a remodeled condo in a contemporary style at low elevation then the $20,000 price reduction at 770 Southwood Blvd., #14 just might grab your attention. With over 1600 ft.² of living space this three-story townhouse style freestanding condo is just a stones throw from the post office and Village Shopping Center. The new asking price of $379,000 is sure to attract some attention.

With no significant snow storms on the horizon, the second half of January could be an excellent time for buyers to look at property and strike a good deal. Sellers during the winter months tend to be a bit more flexible when it comes to price. With the roads clear, most properties completely free of snow and beautiful weather to enjoy, it's a great time to do some hiking (not skiing) and take a look at houses and condos at Lake Tahoe.

December 23 - 29, 2013
Real Estate Sales Look Bright in 2014

As 2013 comes to a close with real estate sales at their highest level in the past eight years, it's a good time to take a look into the crystal ball and see what the future holds. With only 194 houses, condos and freestanding condos listed for sale on the Incline Village MLS as of this writing we are beginning the New Year with a relative shortage of inventory for the first time in nearly a decade.

The properties going into escrow last week on the Incline Village real estate market include 1 condo (yours truly has the buyer), 2 houses and 1 small lot priced at $40,000 (which I believe was the least expensive buildable raw land in our community).

The most exciting and intriguing new listing on the Incline Village MLS is the 2.54 acres consisting of 3 parcels at 20 Crystal Drive. Priced at $13 million, all 3 have lakefront land and spectacular panoramic views of Lake Tahoe. If you have ever wanted your own private compound this should be on your short list of properties to view.

New Listings         Price Changes             In Escrow          Closed Escrow

The law of supply and demand tells us that a shortage of supply coupled with increasing demand will cause prices to rise during the coming year. However, in the micromarket of custom homes in Incline Village and Crystal Bay a rising tide does not lift all boats equally. There are some pockets of excess supply, such as in the Mountain Shadows condominium complex where there are currently eight properties listed for sale and there are a few places exhibiting a shortage of supply (there are presently only two condos for sale in McCloud). Depending on how many new listings come on the market during 2014 in each subdivision, we can anticipate a rather wide variety of price disparities throughout our community.

A disproportionate number of single-family homes with either a lake view or a low elevation location sold in 2013. Demand for these types of properties continues to remain strong and there is no reason to believe that this will change anytime soon. Anyone with a lake view home who kept their property off the market during the recession may wish to consider putting it up for sale in the coming year. Even if your property is a fixer-upper or a tear down, there is a finite supply of lake view properties which should continue to put upward pressure on prices for these types of homes.

The unseasonably warm and pleasant weather during the first two weeks of winter has contributed to more buyers than usual looking at property during the Christmas and New Year's holiday period. During the past week four more properties went into escrow ranging in price from a small lot at $40,000 all the way up to a spacious Lakeview home on the highly desirable East Slope offered at $1,987,000.

When real estate sales activity remains relatively steady during what is traditionally the off-season that is generally a good sign that the market will remain strong during the coming year. It is very likely that we will see 400+ sales of houses, condos and freestanding condos in Incline Village and Crystal Bay during 2014. This means the current inventory represents less than a six month supply which historically has led to steadily higher prices in our local market.

With more properties getting multiple offers than in years past, buyers who lose out in a bidding war generally tend to be more aggressive with subsequent offers. This has a tendency to change the psychology of buyers and their agents with a greater percentage of offers being written closer to the asking price. As buyers realize that the transition has been made to a seller's market there is both an increased sense of urgency and a perception that lowball offers which would have been considered a couple of years ago are no longer getting much attention.

Sellers with quality properties in good locations who establish a reasonable asking price can anticipate getting a lot of showings and should be prepared for the possibility of handling multiple offers.  This does not mean that sellers can put a pie-in-the-sky asking price on their property and hope that the greater fool theory will prevail. The reality is that buyers have more market information than ever before thanks to the multiplicity of resources available via traditional methods and the Internet. Buyers understand that times have changed and prices are rising but that does not mean they are going to pay an unrealistically exorbitant price. However, we are seeing some transactions where buyers are paying a slight premium for the enjoyment of a particular property that meets their specific needs.

Barring some type of an economic or environmental catastrophe it appears that 2014 will be a good year for real estate sales on the Nevada side of North Lake Tahoe. There is such a tiny amount of raw land available for purchase that buyers for the most part will have to be satisfied with acquiring a piece of property that is already developed and either remodeling or doing a tear down / rebuild to create their dream home at Tahoe.

December 16 - 22, 2013
As 2013 comes to a close, the Incline Village real estate market keeps plugging along with four properties going into escrow, six places closing escrow, five new listings (only one of which is a repeat) and five price changes. The Incline Village MLS has seen an extraordinary amount of activity during the past year with 441 properties closing escrow so far and another 42 houses, condos and freestanding condos currently under contract. In the past week prices of properties getting accepted offers ranged from $265,000 all the way up to just under $1.5 million.

New Listings         Price Changes             In Escrow          Closed Escrow

Bargain hunters will want to run not walk to the new listing in Pinebrook which is priced at only $150,000. This is by far the least expensive property for sale on the Nevada side of North Lake Tahoe. It's a one bedroom, one bath, 600 square-foot condo within walking distance of everything. Prices have nearly doubled in this complex during the past two years since we bounced off the bottom at the end of 2011.

If you have been searching for a single-family home priced under $500,000 in Incline Village or Crystal Bay than Santa has been listening. Located in the upper nosebleed section of the upper Tyner subdivision is the new listing at 970 Dorcey Drive. This three-bedroom, two bath, 1600+ square-foot single-family home situated on a lot of .2 acres even comes with a two-car garage and a view of the mountains.

Lakeview buyers who don't mind a relatively high elevation location in the lower Tyner subdivision (lower Tyner is really a misnomer because this property is located above 7000 feet) may wish to stop by and check out 560 Chiquita Ct. This 2744 square-foot house features three bedrooms, 2.5 baths, a .4 acre lot and tons of privacy since it is situated next to endless Forest Service land. The asking price of just under $1.2 million makes this one worth a look for anyone shopping in this price range.

It looks like the seller of the freestanding condo at 1313 Moritz located just above the Diamond Peak Ski Area is getting motivated with the $20,000 price reduction last week. The new asking price of $429,000 makes this mostly remodeled two bedroom, two bath, 1368 square-foot chalet a bit more appealing. You get a view of the mountains and the ski area, but no garage at this price.

This Incline Village real estate agent continues to be fairly busy showing property at least a few times each week along with closing another deal representing the seller of #217 McCloud. This beautifully remodeled two bedroom, two bath, 1111 square-foot upper unit sold at the highest price for this floor plan in 2013 fetching $460,000. That's better than 98% of the asking price and we were only on the market for about a month.

There have been 29 transactions in the McCloud condo complex this year and the inventory has dwindled to where only #86 and #156 still remain available for sale. If you have considered buying a condo within walking distance of the beach I highly recommend that you take a look at the two condos still on the market before prices rise even further next year.

December 9 - 15, 2013
It has been quite a battle with the flu for this Incline Village real estate agent since last Friday. I am finally starting to feel a little bit better and just happy that I did not have any appointments to show property over the weekend.

New Listings         Price Changes             In Escrow          Closed Escrow

There is a smattering of activity to report from the Incline Village MLS during the past week. Just one new listing which is a repeat for #21 at 1000 Lakeshore and a handful of price changes. However, we did have eight properties go into escrow and another eight properties closing escrow which is extremely strong for this time of year.

With Christmas falling on a Wednesday, vacationers and visitors will start flocking to Lake Tahoe at the end of this week. Unfortunately, there is very little snow at the ski resorts and in spite of all the marketing hype there is not a single ski area that is anywhere near full operation. When you hear the various resort operators stating that they are open from top to bottom that does not mean that all the runs are open. It simply means that you can ride a lift to the top and ski down one or two runs to the bottom of the mountain.

A side effect of this type of limited operations means that there will be more collisions than usual on the ovrercrowded slopes and the emergency rooms and medical clinics will be treating lots of people with broken bones, torn ligaments and other assorted injuries. Also, the lack of snow coverage means there are rocks and other obstacles that need to be avoided. As much as I love to ski, I'm only going to be out on the slopes for a couple of hours on weekdays until we get several more feet of snow.

Taking a quick look at the price changes on the Incline Village real estate scene we kick things off with 769 Mays Blvd. – #1 The Cedars. After losing a little over $20,000 of excess weight the new asking price a sliver under $425,000 makes this one of the least expensive properties in Incline Village and Crystal Bay with an attached two car garage. This three-bedroom, two bath, 1670 square-foot end unit has been partially updated and is just a stones throw from the Village Shopping Center. Nice low elevation location, a short walk to Burnt Cedar Beach, definitely worth viewing at the new asking price.

Lakeview shoppers will be intrigued by the $25,000 price drop at 500 Ponderosa Ave.  While it has a bit of an upslope driveway, this sunny South facing low elevation spot means you don't get a lot of snow and what you do get will melt off rather quickly. Good floor plan, excellent vacation rental potential and long-time owners who have maintained the house beautifully. You will find over 3400 ft.² of living space divided into four bedrooms, three full baths and rooms that are all very well proportioned in size. The new asking price of $1,270,000 should attract some lookers during the upcoming holidays.

999 Fairway came on the market quite some time ago at just under $2.4 million. This spacious home of nearly 4700 ft.² has a sweet golf course location overlooking the 10th hole of the Champ course. The new asking price of $1,695,000 should generate a bit of excitement. The large nearly level lot exceeds 1/2 acre in size. Great home for entertaining and the big U-shaped driveway provides easy access along with loads of extra parking.  Buyers will appreciate the nicely remodeled kitchen and other elegant touches throughout this lovely home.

December 2 - 8, 2013
What does the Incline Village real estate market have in common with the Detroit Lions versus Philadelphia Eagles football game on Sunday? Both games were played in the snow and the action was stronger in the second half. Once again we had seven properties going into escrow on the Incline Village MLS during the past week which is remarkably good for this late in the season.

New Listings         Price Changes             In Escrow          Closed Escrow

With just 2 new listings and a handful of properties coming off the market as some listing agreements expired, there are only a total of 204 houses, condos and freestanding condos for sale in Incline Village and Crystal Bay entering the second week of December. If the demand for properties on the Nevada side of North Lake Tahoe in 2014 is anything like it was this year, there will definitely be a shortage of inventory next summer and prices will continue to rise further.

Condo shoppers are the beneficiaries of the only two new listings this week on the Incline Village MLS. Coming out of the starting gate at $370,000 is the larger size floor plan of 1649 ft.², three bedrooms, two baths at the Tahoe Racquet Club. This end unit is located near a year-round creek and within walking distance of the rec center and the beach.

Also for your viewing pleasure is #4 Incline Villas. The golfer in your family will love this location next door to the Incline Village Championship Golf Course. This 1584 square-foot property features three bedrooms, three full baths and a homeowners association that includes a pool for the small complex. Offered at $519,000, it is sure to draw some interest.

The most noteworthy price change on the Incline Village real estate scene during the past week is the $34,000 adjustment at 688 Tumbleweed Cir. Now priced at $665,000, this three-bedroom, two bath, 1722 square-foot Gambrell style home in a private woodsy setting has been nicely remodeled.

November 25 - December 1, 2013
Now that everyone has had their fill of turkey, turkey sandwiches, turkey soup, turkey hash and wrestling matches at the local shopping mall we can focus our energy on the latest sales totals for the Incline Village / Crystal Bay real estate market. With 409 houses, condos and freestanding condos closing escrow over the course of the first 11 months in 2013, it's the biggest year for real estate sales on the Nevada side of North Lake Tahoe since 2005.

Price Changes             In Escrow          Closed Escrow

You are not hallucinating, for the first time in a long time there really were not any new listings on the Incline Village MLS during the past week. And looking at the four price changes, all of them are less than 3% of the asking price which tells me they are more attention getters than anything else. But you never know how much a seller is willing to negotiate once they get a written offer in front of them.

With unit sales nearly double those of just two years ago, 2013 is turning out to be a great year for both buyers and sellers. Our local market is primarily characterized by discretionary purchases of vacation properties, with only the occasional local buyer putting down roots. So, during the Great Recession buyers had no trouble waiting out the downturn in holding off on these discretionary purchases until they saw a definitive uptrend. This uptick in prices and unit sales commenced in the early stages of 2012 and like a train rolling down the tracks shows no signs of stopping anytime soon.

The year to date sales totals for houses, condos and freestanding condos looking all the way back to 2005 can be found in the chart below. With the inventory of properties for sale on the Incline Village MLS at the start of December dropping under 215 units we can anticipate further upward pressure on prices if the present pace of sales continues into 2014 (and there’s nothing to lead us to believe it won’t).  Inventory levels have dropped by more than 30% versus this same time one year ago and are down 50% from the desperation days of 2009. 

Year    Houses     Condos      Free Standing      Total Sales

2013    190                  171                  48                    409

2012    134                  136                  36                    306

2011    92                    99                    22                    313

2010    105                  105                  27                    237

2009    84                    62                    23                    169

2008    78                    59                    23                    160

2007    129                  91                    42                    262

2006    115                  110                  39                    264

2005    212                  224                  56                    492

The strong performance in the real estate market in 2013 is helping to power the local economy. The title companies are working over time to keep up with all of the escrows. Contractors who were twiddling their thumbs a while back are now booked out several months in advance. Plumbers, electricians, carpenters and even day laborers are finding their services to be highly in demand. Fortunately, materials prices have not shot up dramatically but it's only a matter of time before remodeling projects and new construction start to squeeze the availability of supplies in some areas.

A healthy market for condo sales has resulted in 171 closed escrows in this part of the real estate sector in 2013. The ever popular McCloud condo complex alone has seen 28 properties change hands this year along with two places currently in escrow. Prices are up between 15% and 20% from their lows and there are only two condos currently for sale in McCloud, both of which are getting a lot of showings.

Even though there is a small snowstorm predicted to pass through the Lake Tahoe basin this week, there should not be anything significant enough to inhibit buyers from looking at property in the near future. With interest rates still quite low by historical standards and prices for real estate in Incline Village and Crystal Bay remaining well below the peak of several years ago, buyers who have been patiently waiting for a good deal will want to write offers and try negotiating during the winter months. 

If you can’t find what you want listed on the MLS, ask your agent to do some networking and see if any other agents have a pocket listing that may suit your needs.  It’s routine for sellers to pull their properties off the market this time of year if they have not yet sold, but they may still be willing to entertain an offer.  Just because something is no longer listed on the MLS doesn’t always mean it’s not for sale

November 18 - 24, 2013
After dominating the market the past several weeks, condo buyers took to the sidelines during the ides of November and luxury home buyers rushed in to fill the void. It's been quite a run for the condo market in Incline Village and Crystal Bay during 2013 with 169 condominiums changing hands to new owners year to date.

New Listings         Price Changes             In Escrow          Closed Escrow

The inventory of condos for sale as we enter the third week of November has dropped down to 66 units of which 54 are priced under $1 million. At this point in time the least expensive property for sale in this category is offered at $250,000. This is quite a contrast to what we saw during the great recession when there were a handful of one-bedroom condos for sale in Incline Village with sticker prices less than six figures.

Distressed properties are starting to go the way of the dinosaur as there are only three condos currently on the market in the short sale sphere. The vast majority of property owners who realized they were in dire financial straits during the great recession took action to unload their properties a long time ago.  While this temporarily depressed prices due to an overabundance of inventory and short sale properties, the market has come roaring back with a vengeance and the median price for a condo in 2013 is just under $400,000.

While condo shoppers took a brief hiatus from writing contracts last week, luxury home buyers stepped back in and snapped up a couple of very special properties. The 6200+ square foot lakefront home at 881 Lakeshore Blvd. was only on the market a handful of days before getting an accepted offer. This stunning four-bedroom, 4.5 bath single-family residence situated on a lot of .865 acres has 100 feet of private beach along with its own pier.

Offered at $13,650,000, this property has an outstanding panoramic lakeview and walk to everything location. Other special features include a boathouse, two buoys, along with an outdoor fireplace and a nice level lawn on which to entertain family and friends. Lakefront buyers were rare birds when our market took a downturn a few years back, but after waiting patiently for a definitive trend they are snapping up the choicest locations as they come available.

One of the more expensive homes in Crystal Bay priced at just under $3.4 million also went under contract during the past week.  475 Tuscarora Road is a lovely estate situated on just over 3 acres of land and offers a beautiful panoramic lakeview. The mountain style architecture is warm and inviting and fits perfectly on this private lot on the mountainside in Crystal Bay.

It might not be in the luxury category, but the lakeview home at 593 Fallen Leaf Way has the potential to become a shining star sometime in the future.  One by one the homes on this street are either being torn down or remodeled and this property is a prime candidate for someone to create their dream home. The private location next to U.S. Forest Service land also has an outstanding view of Lake Tahoe. Features include a short level driveway, a lot of over one half-acre, 3374 square feet of living space and a cul-de-sac location that is peaceful and serene.

Since the snowstorm last week just barely grazed Incline Village and Crystal Bay it appears that buyers will continue to stream up looking for the best values during the off-season. Until such time as the roads are covered in snow and skiers outnumber buyers we should continue to see relatively strong sales activity on the North Shore of Lake Tahoe.

November 4 - 17, 2013

New Listings         Price Changes             In Escrow          Closed Escrow

There are four rather intriguing new listings and a couple of price changes worth a look on the Incline Village real estate scene. Kicking things off at $410,000 is the two bedroom, two bath, 1293 square-foot condo at 998 Driver Way – #10 Pinecreek. Located just a stones throw from Country Club Drive, this end unit will appeal to anyone shopping in this price range who wants a little bit of nature combined with a rather peaceful setting.

Moving up a notch at $535,000 is the delightfully remodeled two bedroom, two bath, 1512 square-foot condo at #8 Third Creek. Built in 1993 and situated close to the tennis court, pool and clubhouse this two-story inside unit has one good-sized bedroom with walk-in closet on each floor. The elegant furniture is negotiable for the most part as the owner intends to keep a few particular pieces after the close of escrow.

Single-family home buyers may wish to check out 564 Silvertip Dr. You'll find three bedrooms, 2.5 baths, over 2300 ft.² of living space, a two-car attached garage and a nice woodsy setting on this upslope parcel. Very livable as is, at the asking price of $850,000 it provides a good opportunity for someone to do their own updating and personalize the interior to their heart’s content.

I'm not sure why the listing agent of #43 at 999 Lakeshore Dr. did not put in any comments and left out most of the details on the Incline Village MLS information sheet. With an asking price of $1,395,000 the commission is certainly large enough to spend an extra 10 minutes filling in all of the fields and providing some descriptive information about this condo in a lakefront community in Incline Village.

The private sandy beach is a main attraction, even if the properties in this complex do not have garages. Taking a look at the pictures it appears they have done some remodeling inside this three-bedroom, three bath, 1440 square-foot condo. If you have been waiting for a lakefront condo to come on the market within walking distance of everything this one should be on your radar screen.

Checking out the price changes on the Incline Village real estate market there are two particular properties that catch my eye on this beautiful autumn day in November. #7 Incline Villas had $10,000 knocked off the asking price and is most assuredly something to consider at $549,000. This updated two-story townhouse style condominium features three bedrooms, three full baths, 1584 ft.² of living space and a great location next to the Championship Golf Course.

The owners of the nearly 4500 square-foot mountain style home at 608 Caddie Ct. slashed the asking price by $105,000 bringing the new number down to $1,895,000. Elegantly remodeled with soaring open beam Cathedral ceilings, this five bedroom, five bath home with a three car attached garage is situated on a nearly level lot of just under one half-acre.

October 30 - November 3, 2013
As Mother Nature brings some chilly weather to the North Shore of Lake Tahoe the Incline Village real estate market has also cooled off a little bit but has not stopped frozen in its tracks. During the past week we had six properties go into escrow, eight places closing escrow, four new listings and seven price changes on the Incline Village MLS. Luxury shoppers took a breather as the properties going under contract ranged from around $175,000 up to just under $900,000. Condo buyers led the way once again with four units getting accepted offers along with two single-family homes.

New Listings         Price Changes             In Escrow          Closed Escrow

The new listings during the past week offer a rather unusual combination of three pieces of raw land for sale, one of which is a commercial lot just a stones throw from the corner of Village Boulevard and Highway 28. The other two parcels are adjacent to each other and located at relatively high elevation on Saddlehorn Drive.  So, that just leaves one new listing for us to ponder which is the house at 317 Country Club Dr.

Situated on 1 acre of land and set back from the street just a short distance from Highway 28 this is a six bedroom, 4.5 bath, 5215 ft.², home in a nice woodsy setting backing up to the Championship Golf Course. Offered at $2.3 million, according to the listing agent there will be some interior photos for your viewing pleasure on the Incline Village MLS in the near future.

The only price reduction in the past week that generates any enthusiasm on my part is for the house at 999 Fairway Blvd. which also backs up to the golf course. Slightly smaller at 4686 ft.², this four-bedroom, 3.5 bath property came on the market a while back with an original asking price just under $2.4 million. After a series of price reductions, the latest adjustment makes this place look rather palatable at the new number of $1,745,000. Nice setting, some tasteful updating and a ton of extra parking along with a great location makes this one worth a look.

NEWS FLASH - October 29, 2013
I just learned last night that I'm the #1 RE/MAX agent in total sales for the first 9 months of 2013 in the entire State of Nevada and #5 overall in the Southwest Region which is comprised of Nevada, Arizona and New Mexico combined. A big thank you to all the buyers & sellers who I've worked with this year that helped me achieve this extraordinarily high level of sales.

October 23 - 29, 2013
It was another busy week for this Incline real estate agent as I closed two more escrows (#80 McCloud and 785 Mays Blvd.) along with picking up a new pocket listing for a low elevation Lakeview home. If you have been looking for a three-bedroom house with a big great room, open beam Cathedral ceilings, family room, and a two-car attached garage please contact me for more information.

New Listings         Price Changes             In Escrow          Closed Escrow

The Incline Village MLS continues to hum along at a steady pace with five new listings, a handful of price changes, six properties going into escrow and nine places closing escrow. We had a nice variety of properties going under contract ranging in price from $228,000 up to $1,950,000.

Sales activity could slow down a little bit during the coming week as we are getting the first significant snowstorm of the season. Even though we had a couple of dustings earlier in September and October, most of that precipitation in the form of snow fell above 8000 feet. This latest weather experience has already dropped 3 inches of snow at Lake level with over a foot of the fluffy white stuff piling up above 10,000 feet.

The Dreamweaver software I am using for this website has been temperamental lately and I am not able to change the property picture on the homepage. So, you can see all of my listings on the Current Listings Page. Hopefully this technical glitch will get fixed rather soon as I like to showcase each of my client’s properties on the homepage of this website on a regular basis.

Of the five new listings on the Incline Village real estate market during the past week the only one that catches my eye is the single-family home located at 583 Valley Dr. Offered at $999,000, this 3134 square-foot home situated on a lot of just under 1/4 acre features four bedrooms, 3.5 baths, an oversized two car garage and a great floor plan!

On the entry-level you have a big kitchen, nice size great room, open beam Cathedral ceilings and one master suite. Downstairs you'll find a second master suite, two more bedrooms and a family room that would make an ideal place for kids to hang out away from the adults upstairs. Nice lake views from both levels, very short gently sloping driveway and natural landscape.

I can't get excited about any of the price changes on the Incline Village MLS recently. Quite often when a property has been for sale for more than six months price is not the issue, it's something else to do with the property such as the floor plan, location, neighbors, slope of the driveway or some other feature. Since we are a community of custom homes the uniqueness of any particular property may result in it having a lack of appeal to the vast majority of buyers.

A good example is the house at 32 Crystal Dr. which finally sold after being on the market for approximately 10 years. This is a very unique lakefront home that was quite large, required that you go across a land bridge and then either take an elevator or walk down 42 stairs just to get to the first floor. And you had to descend 2 more floors to get to the kitchen.  So, even though it had a spectacular setting and incredible view of Lake Tahoe and the mountains, the layout and floor plan inhibited many buyers from writing an offer.

Sellers who think they can keep reducing the price to attract a buyer will not be successful unless their property was dramatically overpriced to begin with and the place has mass appeal to the general public. If the house or condo you are trying to sell has some quirks, then all you can do is have your agent continue to market the property aggressively and hope that sooner rather than later the right buyer comes along.

October 15 - 22, 2013
I apologize for the delay in getting the weekly Incline Village real estate update posted on my website. Last week I took a few days off for my first break in nearly 3 months to do some hiking in the Sierras between Caples Lake and Markleeville in the wilderness off Highway 88. The Aspen trees and mountain oaks were extraordinarily beautiful and I did not see any other people on the trails that I explored. The fall foliage will be fading quickly so if you have free time to take a trip to this part of the world it will be your last chance to see the gorgeous autumn colors before they disappear.

Click here to see some pictures from the trip

There was not a huge amount of activity on the Incline Village MLS while I was wandering through the wilderness. The Incline Village real estate market brings us a total of six new listings, the usual autumn abundance of price changes, six properties going into escrow and nine properties closing escrow. It was one of those rare weeks where the market was relatively balanced with two houses, two condos and two freestanding condos getting accepted offers all in the moderate price range from $499,000 up to $2.1 million. This is the first time in a few weeks that we have seen any properties going under contract priced over $2 million as luxury shoppers wait out the effects of the government shutdown (which is now thankfully over).

New Listings         Price Changes             In Escrow          Closed Escrow

One of the things that caused a delay in my ability to update the Incline Village real estate blog is the fact that Charter Internet has been going down intermittently the past 4 days so each time I tried to publish my web site it was a futile effort. I wish that Charter would stop advertising their reliability because it's simply not true. While it's nice having the 30MB connection when it actually works properly, the latest spate of outages is frustrating to say the least. It's' too bad that Charter has a monopoly on high speed internet service up here, or I'd switch to another ISP.

Anyone shopping for a loan in Incline Village and Crystal Bay will find that the banks and mortgage brokers are able to move more swiftly this time of year especially now that the surge in refinancing during the summertime has somewhat abated. While it was taking anywhere from 30 days to 40 days to get loan approval before the autumnal equinox, lenders can now get appraisals done in as little as 15 to 21 days and routinely we are seeing loans approved in only 25 to 30 days. With all of the new financial regulations that have been imposed since the markets imploded several years ago buyers and sellers need to be realistic and allow approximately 5 to 7 business days between final loan approval and the close of escrow.

The inventory of houses, condos and freestanding condos for sale on the Incline Village MLS has dropped down to 247 properties as of this writing. With only 67 condos currently for sale in Incline Village and Crystal Bay and only 16 of those priced above $600,000, it looks like there will be upward pressure on prices as demand outstrips supply. When it comes to single-family homes it is becoming much more difficult to find anything under $800,000 that does not need a significant amount of updating and/or repairs. There are still a handful of houses under $600,000 for sale in our community, whether they require a contractor or a bulldozer is in the eye of the beholder.

This Incline Village real estate agent has seen no shortage of activity putting two more properties into escrow recently; 583 Lucille Dr. where I am representing the buyer and 400 Fairview Blvd. – #112 Bitterbrush where I am representing the seller. I also have two transactions scheduled to close escrow later this week which will push my total to 24 transaction sides so far in 2013. That's more than a decade worth of sales activity for the average real estate agent on the Nevada side of North Lake Tahoe and I would like to thank all of the buyers and sellers who have given me the opportunity to help them with their deals.

October 6 - 14, 2013
After a light dusting of snow last week, the beautiful sunny autumn weather has returned to the Lake Tahoe basin. This Incline Village real estate agent had another busy week writing offers, showing property and closing the deal for #81 Third Creek where I had both the buyer and the seller. It's the third time in the last year that I had both sides of a transaction in this highly desirable condo complex.  I would like to thank Shannon and her staff at First Centennial Title Company for once again doing a great job managing the escrow.

New Listings          Price Changes             In Escrow          Closed Escrow

Checking out the action on the Incline Village MLS we have a total of six new listings, several price changes, six properties getting accepted offers and nine properties closing escrow. The properties going under contract ranged in price from $319,000 up to $1,670,000 as once again luxury buyers play a waiting game pending the outcome of the federal government shutdown and the possibility of a default.

As a hard-working, taxpaying American it galls me that 535 people on Capitol Hill have the audacity to risk the full faith and credit of the US government over petty politics and their personal reelection agendas. I say let's throw them all out at the next election and get some people representing us who actually care about the nation as a whole. There are a lot of real problems that need to be solved at the federal level and the current game of stonewalling and political chicken is not benefiting the general population. In college I was a political science major and consider myself to be extremely independent. Maybe if we had a parliamentary form of government instead of a bicameral legislative branch with a chief executive who has veto authority the major issues would get solved more quickly and our elected representatives would have a higher level of accountability. And then there is the issue of gerrymandering which has created a situation where it is extraordinarily difficult to unseat incumbents.

But I digress and it's time to return to the business at hand that puts food on the table which is the activity on the Incline Village real estate market and in particular three new listings that are worth a look. Kicking things off is the tastefully updated house at 327 Second Creek Drive. This is a three-bedroom, 2.5 bath, 1700+ square-foot home on a very sweet residential lot of just over 4/10 of an acre. The spacious family room downstairs could also be considered the fourth bedroom and the half bath can easily be remodeled to make a full bathroom thereby creating a second master suite. The asking price of $649,000 makes this a very attractive value in the low elevation Ponderosa subdivision.

Panoramic Lakeview condo shoppers will want to take a close look at #14 Crystal Bay Cove. Priced at $1,325,000 this three-bedroom, three bath, 2100 square-foot property also comes with a one car attached garage. You will practically feel like you are falling into the water when you look at the staggeringly beautiful Lakeview from the deck at the front of this condo. This place is offered furnished so you can move right in and enjoy those gorgeous Tahoe sunsets without having to unpack the moving van.

Lakefront buyers with sufficient coin will want to consider viewing 570 Gonowabie in Crystal Bay. Now that the spacious and elegant property at 32 Crystal Dr. has closed escrow ($7.5 million last week was the final sale price), this new listing situated on approximately one half-acre is a real eye catcher. Five bedrooms, seven full baths, 6573 ft.² of living space, a deep water pier, 2 buoys, and you also get an unbuildable lot in Incline Village thrown in as part of the deal so that you get full Incline Village beach privileges. The asking price of $9,998,000 looks pretty reasonable when you add up all the features and amenities, not to mention the lovely interior quality of this lakefront home.

The only price reduction on the Incline Village real estate market that does anything for me is the $155,000 adjustment at 988 Trap Court. This 4000+ square foot home features four bedrooms, three full baths, three half baths, a four car attached garage and is situated on a level lot of .401 acres. Beautiful little cul-de-sac with other high end homes and stunning architecture makes this one worth a look.

I'm not sure what's up with the $100 price reduction for the little house in the Millcreek subdivision that shall remain anonymous because I don't want to embarrass the listing agent too much. In our community nobody does a price reduction of $100 unless they are just trying to get attention by putting their place on the MLS hot sheet for a day. I know Halloween is coming up later this month but one would think they could come up with a better trick or at least some treats for the agents who are showing the property.

September 30 - October 6, 2013
With the US government shutdown as a result of disagreements between the House, Senate and the executive branch it's up to the Incline Village real estate market to keep the economy rolling along. During the past week we had eight new listings, several price changes, five properties going into escrow and eight properties changing hands to new owners on the Incline Village MLS. Just a couple of days after being listed, #61 McCloud got an accepted offer making this the 25th transaction in the complex this year.

New Listings          Price Changes             In Escrow          Closed Escrow

This Incline Village real estate agent just listed #217 McCloud which is arguably the most beautifully remodeled and furnished two bedroom, two bath condo in the complex at the present time. Offered at $469,000 this upper unit is in a fantastic woodsy location with a very private setting on the Incline Way side of the complex. Slab granite counters, nice appliances, enhanced lighting and quite possibly the most elegant furnishings you will ever see in a McCloud condo. It will be on the Incline Village MLS tour on Tuesday morning October 8 from 9 AM to 11 AM, so stop by and see this beautiful property.

Single-family home shoppers looking for a quality property under $750,000 will want to check out 771 Randall Ave. This three-bedroom, three bath, 2200+ square foot remodeled home is situated in a private setting across the street from Forest Service land. Offered at $729,000 and with not much competition in this price range, I anticipate this property will get a lot of showing activity during the coming week.

Getting a nice price reduction from $750,000 down to $699,000 is the very livable four-bedroom, two bath home at 975 Tyner Way. This 2054 square-foot property is being offered furnished and it also features a two-car detached garage. The asking price reflects the high elevation location, but you are on a school bus route so you can count on the snow plows coming by on a regular basis to keep the street clear.

It was nice to see a little broader range of properties going under contract during the past week on the Incline Village real estate scene. The asking prices of properties getting accepted offers ranged from $319,000 all the way up to $1,840,000. The beautiful autumn weather enticed lots of buyers to come up to look at property on the Nevada side of North Lake Tahoe. And while we might get a little dusting of snow on Wednesday or Thursday this week, it looks like sales activity will continue to remain strong for the foreseeable future.

I had an opportunity to go hiking for a few hours on Sunday, October 6 and I highly recommend that anyone who wants to see the Aspen trees changing colors take a stroll in the woods during the next two weeks. In the narrow canyons, the colors have already peaked but on the more exposed areas the leaves are just starting to change. It was quite a treat to encounter a mother bear and her two approximately 18-month-old cubs as I was walking along the slope of Incline Peak.

While I have seen bears in the wild on numerous occasions during my various hiking and backpacking journeys, this is the first time in quite a while that I have seen a family just romping across the mountainside in the middle of the day without seemingly a care in the world. I find it unfathomable that anyone could possibly want to hunt these majestic creatures in the state of Nevada where the bear population most likely numbers less than 300 critters total. With ecotourism and wildlife viewing becoming a more important part of our economy every year, the only thing we should be shooting these animals with is a camera.

NEWS FLASH - SEPTEMBER 29, 2013 - This Incline Village real estate agent just received an award for being the #1 individual in total sales for all RE/MAX agents in the entire State of Nevada for the month of July. I would like to thank all of my buyers and sellers for helping me achieve this special recognition from RE/MAX corporate.

September 23 - 29, 2013
Third Quarter Sales Finish on a Strong Note


As the leaves on the Aspen trees change from green to autumn gold it's time to take a look back on the real estate sales in Incline Village and Crystal Bay during the third quarter of 2013. Even with the massive amounts of smoke from the Rim Fire on the West side of Yosemite National Park putting a damper on things for nearly 4 weeks, sales of houses, condos and freestanding condos in our community turned out very strong overall.

New Listings          Price Changes             In Escrow          Closed Escrow

There were a total of 129 closed escrows on the Nevada side of North Lake Tahoe during the months of July, August and September. During the depths of the recession a few years ago we had only 189 sales for the entire year showing just how far our local market has come since the financial markets crashed in late 2008 and early 2009. While many people complain that the banking reforms enacted by Congress have inhibited housing sales around the country, nothing could be further from the truth when you step back and realize that these changes were needed to bring stability and sanity to the mortgage lending process.

Sales activity during the past quarter for single-family homes was skewed towards properties priced under $800,000 or over $1.2 million with only eight out of the 55 houses that closed escrow selling between those price points. Historically over the past decade that price range would have encompassed a much larger number of sales, but we are continuing to see a fair number of buyers in the moderate price range sitting on the sidelines and hoping to pick up a bargain during the off-season. Unfortunately, most of these shoppers will be disappointed as a significant number of properties falling into this price category are finding their way into the rental pool as discouraged sellers seek to earn some income during the off-season.

Prices of single-family homes that closed escrow during the third quarter ranged from a bargain basement fixer-upper at $345,000 all the way up to a luxurious lakefront home selling for $19,750,000. 12 of the 55 properties changing hands had final sale prices in excess of $2 million which shows that the luxury market continues moving forward at a very solid pace.

Condo sales in Incline Village and Crystal Bay were nothing less than extraordinary with 54 units being snapped up during this three-month time frame. The ever popular McCloud and Third Creek condo complexes led the charge with a total of 15 properties closing escrow and nine more going under contract. Normally, 24 transactions combined in these two developments would be an excellent total for an entire year of real estate sales. So, this is clearly demonstrates that 2013 is a boom year for the Incline Village/Crystal Bay real estate market and should not be construed as the “new normal.”

As of this writing there are only three condos for sale in McCloud which is an exceptionally low number for any time of the year.  There is a tremendous amount of pent up demand for three-bedroom condos in this complex especially since the last sale for a three-bedroom unit occurred all the way back in February 2013. That last transaction closed escrow at what now seems a paltry sum of $537,000.  It is almost certain that the next time one of these properties is listed the asking price will be at or above $600,000, and quite possibly significantly higher when looking at the dollar per square foot prices of the two bedroom condos that have sold recently.

Even sales of freestanding condos which had been languishing over the past few years got a nice boost during the recently ended quarter. A total of 20 properties closed escrow with prices ranging from $230,000 all the way up to $1,185,000. There would have been a lot more sales in this category except for the lack of inventory especially in the highly desirable Country Club Villas development. There is so much pent up demand for properties in this complex located within walking distance of the beach that the next one to hit the market will likely result in a multiple offer situation.

During the next couple of weeks readers will be bombarded by statistical information from a variety of sources trying to spin the third quarter statistics in a way that favors a particular firm or locale. It is not practical to lump together statistics from the Tahoe/Truckee area since each community has very different market attributes.  What is most important is to focus on the general trends and ignore the statistics being spouted that emphasize average prices or other meaningless numbers that are used to promote someone's agenda. Like politics, all real estate is local and you cannot aggregate unit sales or prices from disparate communities and have an analysis that makes any sense.

With the inventory of properties for sale in Incline Village and Crystal Bay at its lowest level for this time of year since 2005, buyers would be well advised to continue shopping during the fall of 2013. It is almost certain that prices will continue to rise during the next two years as the year-to-year inventory continues to decline and demand increases due to a host of economic factors and the effects of Proposition 30 driving high income individuals to seek residency in the tax friendly environs of Nevada.

September 16 - 22, 2013
While the local title companies were extraordinarily busy as 14 transactions closed escrow on the Incline Village real estate market during the past week, most buyers sat on the sidelines with only three properties going into escrow. This might seem like an anomaly, but during the past five years the third week of September has been rather lackluster when it comes to real estate sales on the North Shore of Lake Tahoe. The properties going under contract included two condos and one freestanding condo, not one single family home received an accepted offer during the past seven days.

New Listings          Price Changes             In Escrow          Closed Escrow

Just looking at the raw statistics for the Incline Village MLS one would think we were analyzing a week during mid spring with 12 new listings coming on the market. The only thing that made it seem like fall besides the drop in temperatures and the first light dusting of snow were the 20 or so price reductions.

Since I am currently managing seven deals in escrow there isn't time unfortunately to provide a detailed description on each of the properties that received a price adjustment recently.  If you have been shopping for a house or condo in Incline Village or Crystal Bay now is an excellent time to strike a good deal before a large number of listings expire during the coming weeks.

We have a few eye-catching new listings on the Incline Village real estate scene that buyers will want to check out. Anyone shopping for a condo under $300,000 might wish to take a look at #36 Mountain Shadows. Priced at only $259,000 this is a rare two-bedroom, 1.5 bath, 1152 square-foot townhouse style condo that is being offered furnished. The seller is even willing to split the $18,000 assessment 50/50 making this much more attractive to prospective buyers.

The McCloud condo complex has been a hotbed of activity this year with 24 transactions so far and likely more on the way. #156 is the best of the two new offerings with a superb location in the group closest to the beach and a sunny southern exposure. Priced at $449,000 (furniture negotiable), this two bedroom, two bath, 1111 square-foot upper unit overlooks a large chunk of forest and open space. When you consider that #153 sold earlier this year at $440,000, the asking price looks spot on for #156.

Lakeview shoppers will want to check out the new listing at 533 Knotty Pine Dr which comes with a price tag of $1,522,000. Nice location in the lower part of the Ponderosa subdivision, but away from the road noise of Highway 28. This 3310 square-foot home boasts four bedrooms, 4.5 baths, a large South facing deck all of which is situated on a lot of nearly one half-acre.

The local real estate offices in Incline Village and Crystal Bay like to utilize statistics from the Incline Village MLS to promote how much market share they have and how many sales their agents have done during the current year.  What the official MLS statistics do not show are pocket listings or sales involving private transactions, which for an agent like myself can drastically alter the numbers.

Already this year I have closed deals involving 15 sides and with the current properties that I have in escrow it brings me to a total of 25 transaction sides in 2013. Even as the sole RE/MAX practitioner on the Nevada side of North Lake Tahoe, (my broker's office is down in Reno), those numbers make me the fifth-largest office in Incline Village out of 28 offices that have closed sales this year.  To put things in perspective, the biggest real estate offices in Incline Village and Crystal Bay with 20 to 60+ agents are averaging between one and three transaction sides per agent in 2013.

September 10 - 15, 2013
Sales Jump As The Sky Clears

It did not take long for a shift in the winds to blow the smoke out of the Lake Tahoe basin and bring back real estate buyers to Incline Village and Crystal Bay in full force. During the past week we had 15 properties go into escrow covering a broad range of prices from $189,000 all the way up to $9.2 million. This is the second week in a row that our market saw a property with an asking price in excess of $9 million going under contract as a luxury buyers continue to snap up the best values in the high-end sector.

New Listings          Price Changes             In Escrow          Closed Escrow

The Rim Fire that has devastated the Northwest side of Yosemite National Park continues to scorch a large swath of the earth and many popular destinations such as Crane Flat, Tuolomne Grove and White Wolf remain closed to the general public. It requires a very long drive for anyone from the San Francisco Bay Area or Sacramento Metropolitan region to get to Yosemite as long as Highway 120 does not provide direct access to the park. And with the wind changing and pushing the smoke from the fire away from Lake Tahoe, buyers and late summer vacationers have returned to enjoy recreational opportunities in our community.

So, while real estate sales slipped briefly during the previous few weeks, there is so much pent up demand for properties on the Nevada side of Lake Tahoe that it looks like sales will remain strong well into autumn. Of the 15 properties that got accepted offers during the past week, 10 of them were single-family homes along with three condos, one freestanding condo and one very expensive lakefront lot.

It will be interesting to see what type of home gets built on the nearly three-quarter acre  lakefront property located at 1675 Pine Cone Cir. This is one of the parcels situated in what is known as the Sierra Star Estate and was our highest priced property of the week getting an accepted offer.  This is a phenomenal location on the northeast corner of Lake Tahoe with spectacular panoramic views, a private beach and terrific upside potential.

One of the barometers used to gauge sales activity in Incline Village and Crystal Bay is the ever popular McCloud condominium complex. Already 18 properties have changed hands in 2013 and there are several others under contract. Historically, there are at least six to twelve condos for sale at any given time in McCloud. But, with buyers scrambling to purchase these places within walking distance of the beach, the inventory has been depleted to where there is only a single one bedroom and just one two bedroom condo for sale at the present time. During the past two weeks there was a flurry of activity as buyers rushed to snap up the remaining properties for sale in the complex before prices take another leap to the upside.

The inventory of houses, condos and freestanding condos for sale on the Incline Village MLS is hovering around the 260 marked this week. With only four new listings during the previous seven days and 15 properties getting accepted offers, the inventory will likely continue to decline for the remainder of the selling season. We will likely see only a few dozen new listings between now and the end of the year as many sellers contemplate waiting until 2014 when they can anticipate prices rising further. 

For sellers with properties that have not received offers during the busy summer months this is the time of year when many of them will consider either doing a significant price reduction to attract interest or pulling their property off the market until next spring. With sales activity continuing at robust levels, anyone who wants to get their property sold before the snow flies should do a careful analysis and determine what would be the best strategy for their personal situation.

As long as the skies remain clear and the California economy stays strong, it looks like buyers will continue to stream up to the Nevada side of North Lake Tahoe well into autumn. With the annual highway construction projects on Interstate 80 winding down and beautiful weather beckoning visitors to our paradise, the Incline Village/Crystal Bay real estate market can look forward to a healthy finish in 2013.

September 2 - 9, 2013
Frenetic is the best word to describe the lifestyle of this Incline Village real estate agent during the past week. I was hoping for a little break in the action to enjoy the gorgeous late summer weather but that is not the case as I had eight different buyers in town looking at property during the past 10 days. One of my offers got accepted and there are three others in play at the present time so it will be interesting to see how the negotiations shakeout for each of these houses and condos.

New Listings          Price Changes             In Escrow          Closed Escrow

Third Creek is starting to look like a Monopoly board with five condos currently in escrow in that one complex and yours truly has three of the deals. I just hope that the relatively new HOA manager, Bernadette, can keep up with all the activity because it's a lot of work in a very short time.

Checking out the action on the Incline Village MLS we have seven new listings, seven properties going into escrow, six properties closing escrow and a bunch of price changes as sellers start to make their moves to attract buyers before the frost is on the pumpkin. Showing activity picked up the last few days now that the winds have shifted and the smoke from the fire near Yosemite has temporarily left the Lake Tahoe basin.

The most interesting of all the price changes on the Incline Village real estate scene is the very nice 3604 square-foot home in the Lakeview subdivision at 647 Martis Peak Dr. The $70,000 adjustment to the downside brings this three-bedroom, three bath home situated on a nearly one half-acre lot down to $1,225,000. The property has been nicely remodeled, it has a great yard and a fairly private setting for such a low elevation location.

I'm not sure why the price for the elegant and spacious 8900 square-foot lakefront home at at 565 Lakeshore was raised recently up to $16.4 million and then lowered to just a sliver under $15 million. Are they just trying to get attention?

Luxury Lakeview shoppers will want to check out 475 Tuscarora Rd. which just lost $200,000 of excess weight and is now priced at $3,395,000. Beautifully remodeled from top to bottom, this single-family home in Crystal Bay is situated on a large lot of just over 3 1/4 acres next to forest service land. Nearly 5000 ft.² of living space, stunning architecture, four bedrooms, four full baths, two half baths and one of the sunnier locations around (which is important because many homes in Crystal Bay get shadowed out early in the afternoon)

The best new listing on the Incline Village MLS last week was snapped up by one of my buyers before it could even get on the MLS tour. When I see a property that is priced in the sweet spot I contact my buyers and alert them to these good values. So, when 785 Mays Blvd. hit the market at $640,000,  I was not at all surprised when one of my buyers wanted to see this three-bedroom, two bath place rather immediately. Even though we were involved in a multiple offer situation, I wrote such a clean offer with very strong terms that we were able to beat out the competition. I can’t share all of my secrets in this Incline Village real estate blog, all I can say is that one particular tactic helped my buyer to gain an edge over the competition resulting in an accepted offer.

The cute and cozy three-bedroom, three bath, 1522 square-foot condo at #38 Fairway Pines is worth a look if you are not entertaining large crowds. Nicely remodeled kitchen along with other beautiful touches makes this worth a look at the asking price of $379,500. No garage, but a good location across the street from US forest service land with a sunny southern exposure. The pictures make the place look bigger than it is, however the owner has done a good job with the updating and keeping this Incline Village condo well maintained.

The properties going into escrow on the Incline Village MLS last week spanned the broadest range we have seen since the Rim Fire near Yosemite started blowing smoke into the Lake Tahoe basin. From $399,000 all the way up to just under $10 million, the action was almost evenly divided between three houses and four condos.

Congratulations to my comrade Lexi for getting the expansive panoramic Lakeview home at 32 Crystal Dr. into escrow after being on the market for approximately a decade under several different listing agents. This is actually the first place I lived in (as a housesitter, not a resident), when I first moved to Incline Village back in October 2002. It's a bit of an anomaly, but in less than 12 months all three super luxury homes on this tiny stretch of Crystal Drive have changed hands to new owners.

August 26 - September 1, 2013
The Rim Fire that is devastating parts of the central Sierra including the west side of Yosemite National Park along with the American Fire to the northeast of Forest Hill, California have created another side effect that many have not considered. Besides the large number of vacationers who canceled their reservations at Lake Tahoe for the last week of August and the Labor Day holiday, buyers of Incline Village and Crystal Bay real estate sat on the sidelines unlike anything we have seen this time of year since 2007.

New Listings          Price Changes             In Escrow          Closed Escrow

Normally, the last week of August provides a surge of activity for real estate sales in our community. However, the smoke from these fires invaded the Lake Tahoe basin for the better part of the last two weeks and dramatically reduced the number of properties going into escrow. The chart below shows a year-by-year comparison from 2007 through 2013 for sales during the last week in August.

Year                Properties Going Into Escrow
2013                            5
2012                            14
2011                            8
2010                            15
2009                            7
2008                            7
2007                            2

Even during the depths of the recession we had significantly more houses, condos and freestanding condos going under contract during this time of the year than in 2013. And while some might argue that the early return of students to the public schools has altered the vacation schedules of many families, the reality is that school schedules have only a minor impact when compared to the decline in visitors during the past two weeks.

Adding support to this analysis is the fact that the prices of properties going into escrow in the last week of August were in a very narrow range from $227,500 up to only $759,000. Buyers of lake and mountain view properties (which generally begin above $800,000) have become tentative when they cannot see the scenery that is normally enjoyed from these choice locations. While the local real estate agents usually know just what the view is like from any particular property, it can be difficult if not impossible for someone who lives outside the area to envision that the view they hope they are seeing is equal to what they will ultimately purchase.

As the prevailing winds continue to push up from the south and southwest, it is likely that smoke from the Rim Fire will continue to obscure the views along with making it less than pleasant to be outdoors. Sore throats, clogged sinuses and burning eyes are not conducive to making a purchase decision especially when you're talking about properties that cost hundreds of thousands or even millions of dollars. So, even though we will occasionally have days when the winds shift to a more westerly direction and the smoke clears out of the Lake Tahoe basin like it did on Saturday, August 31, buyers have little incentive to make the trip up here to shop for property.

Most likely the Rim Fire will have a temporary effect on real estate sales and we can expect a surge in activity when clear skies return during autumn. Traditionally, many of the buyers who live in northern California travel to Lake Tahoe from late September through mid-November to take second looks at properties they viewed during the summertime or to hunt for bargains among the most motivated sellers. Therefore, sellers should not despair while this cruel smoky phenomenon has disrupted showing and sales activity as summer comes to a close.

August 19 - 25, 2013
It was quite a week for this Incline Village real estate agent and our market in general. I hit the trifecta on Thursday putting three properties into escrow; 81 Third Creek, 46 Third Creek and 224 McCloud. With 13 properties going into escrow, nine properties closing escrow and just eight new listings during the past week on the Incline Village MLS, the inventory of properties for sale on the Nevada side of North Lake Tahoe appears to have peaked for the summer of 2013.

New Listings          Price Changes             In Escrow          Closed Escrow

Before we get into our analysis of the Incline Village real estate market for the past week I need to comment on the Rim Fire which is raging along the western slope of the Sierra and has made its way into Yosemite National Park.  As the first person to create a comprehensive website on Yosemite all the way back in 1995 and having made over 100 backpacking and camping trips in the park I am intimately familiar with the trails and ecosystem.

Unfortunately, this fire started on the west side of the park and with the prevailing winds coming off the Pacific from a west or southwesterly direction, the conditions are favorable for the fire to continue to expand rapidly in the foreseeable future.  It will take an enormous rain storm or snowstorm to put this fire out because there is no way to get manpower to contain it in this extremely rugged and mostly roadless terrain. Compounding the difficulty is the fact that the fire is advancing on the Hetch Hetchy Reservoir which is the primary source of water for San Francisco and the Peninsula. There are also electrical transmission lines that could be consumed by the blaze.

Air tankers cannot drop fire retardant anywhere near the reservoir or in the watershed because the chemicals will contaminate the water supply. Monumental amounts of ash will likely fall into the watershed creating an additional problem. The terrain below 6000 feet in elevation is filled with extremely dry plants and trees after two years of drought, including enormous amounts of poison oak. Firefighters risk having their lungs scarred permanently (and the possibility of death) if they inhale any significant amount of smoke from burning poison oak.

The real tragedy is that it is almost certain this fire was caused by human carelessness because there were no lightning strikes anywhere near this area at the time the blaze started. A cigarette not being properly crushed out or a campfire that was not attended to or extinguished properly could very well be the initial source of this horrific inferno. Smoke from the fire has been pouring across the Sierras and has spilled into the Lake Tahoe basin for the better part of the last five days. This has resulted in the curtailment of a lot of outdoor activities in the Reno / Tahoe area along with a significant amount of the central Sierra.

Looking a little deeper into the activity on the Incline Village MLS last week, the 13 properties going into escrow ranged from $325,000 up to $1,199,000. In my conversations with other local real estate agents, a lot of offers were written and are in the process of being negotiated, so it looks like another strong week of sales is coming up ahead.

Taking a gander at the new listings, we have a couple of McCloud condos hitting the market that are definitely worth a look. #33 is a rare two-story, two bedroom, two bath end unit priced at $485,000. Great location backing up to a nice large wooded area, the entire upstairs is a nice master suite. #147 McCloud is a tastefully remodeled lower unit on the Incline Way side of the complex featuring granite counters and stainless steel appliances in the kitchen and is offered at $455,000.

Luxury home buyers on the Nevada side of North Lake Tahoe will want to take a look at 1680 Pine Cone Cir. Offered at $6,250,000 this 4809 square-foot property features four bedrooms, four full baths, two half baths, a game room, mudroom and even a basement.  You will also find a two-car attached garage, but more importantly this house has privileges for the semiprivate beach at the end of the street including the use of the pier and you even get your own boat buoy.

Since I'm a little bit crunched for time as I have to write an offer and meet with a client this evening, my only comment on the price changes is that all of them are worth a peek. The properties getting alterations on the Incline Village real estate market range from a one bedroom, two bath condo at #341 Burgundy Hill now offered at $285,000 all the way up to the luxurious new construction by Rodman Homes at 517 Crossbow. The latter property actually had a slight price increase up to just under $5.5 million, but the panoramic Lakeview and superior high-end construction make it worth every penny.

August 12 - 18, 2013
After a little bit of a slow down during the last week of July and the first week of August, the Incline Village real estate scene is rockin’ and rollin’ again with 13 properties closing escrow, 12 properties going into escrow and 13 new listings during the past week. Since our market on the North Shore of Lake Tahoe is characterized primarily by discretionary purchases of second, third and tenth homes, the amount of activity on the Incline Village MLS will vary dramatically even during the busy summer season.

New Listings          Price Changes             In Escrow          Closed Escrow

Ironically with all of this action taking place, there has been virtually no activity for sales of single-family homes priced between $800,000 and $1 million. Sellers in this price range need to understand the randomness of buyer selectivity in our niche market up here and not get overly concerned with the pace of showings or lack of offers at this point in time.

Before we analyze the latest information on the Incline Village MLS I have a quick story to share about a new form of recreation that will be coming to Incline Village and Crystal Bay. While I can't go into the specifics of this widely enjoyed recreational activity (the details will come out in late August or September), it's something that is so obvious I can't believe that I was the person to think of it and make a presentation to our local Parks and Recreation Department. Adding this activity and related events to the offerings provided will give people an opportunity to engage in something that is fun, inexpensive and has universal appeal. With ecotourism becoming a larger part of the Lake Tahoe economy each year, this new offering is a natural for our community.

Buyers looking for a budget priced property will appreciate the new listings at #49 Tahoe Racquet Club and #4 All Seasons. Both properties are priced under $300,000 and are in low elevation locations where you can walk to pretty much everything. Neither one has a garage, but you would not expect to find garages for properties in this price range in our community. The latter property is an end unit that has been nicely remodeled; the former is mostly original but has a lot more square footage inside.

Moving up into the moderate price range for condos, 875 Southwood Blvd. – #15 is a three-bedroom, 2.5 bath, 1546 square-foot property with a one car garage. Offered furnished at $549,000 I need to see the exact location along with the interior of this place as soon as possible to understand why it's priced significantly higher than the last sale in this complex.  With condo prices ratcheting up, especially for low elevation properties in good locations this could turn out to be a very good value that savvy buyers will want to check out at their earliest opportunity.

Anyone waiting for a panoramic Lakeview property at a relatively reasonable price will want to scurry over to 1168 Altdorf Terrace. Priced at $1,650,000, this townhouse style condominium is situated in lower Tyrolean Village below the Diamond Peak Ski Area. Nicely remodeled end unit with four bedrooms, three baths, 3169 ft.² of living space and a one car attached garage. You’ll find high quality finishes throughout along with the stunning Lakeview, making this a very attractive property for those who are shopping for a panoramic Lakeview under $2 million.

This Incline Village real estate agent has been incredibly busy during the past week and I would like to thank my assistant Sabrina for doing a remarkably good job of helping me through the rather intense summer season. In just the past seven days we closed escrow on 26 Cedarcrest and 49 Village at Incline along with putting our listing for 721 Champagne Rd. (priced just under $3 million) into escrow. That's on top of opening escrow for our listing at #103 Third Creek and getting tons of showings at many of our other properties. As much as I would like to do a bit more hiking in the Sierras the summer, it looks like any overnight trips will have to get deferred for a while with all of this ongoing activity.

August 4 - 11, 2013
With the public schools going back into session in many parts of Nevada and California, the summer time crowds are starting to thin out on the North Shore of Lake Tahoe. This Incline Village real estate agent was actually able to go shopping in the Raley’s supermarket on Saturday morning without having to wait in line at the checkout stand. Considering what a busy summer it has been until now, it was quite a surprise to see the store relatively empty on the second Saturday in August.

New Listings          Price Changes             In Escrow          Closed Escrow

Even the activity on the Incline Village MLS has slowed down a bit with just six new listings, five properties going into escrow and seven properties closing escrow during the past week. While we normally see fewer listings coming on the market as we get deeper into August, with all  the showing activity one would expect to see more properties going under contract. The prices of properties getting accepted offers ranged from $209,000 for a two-bedroom condo in Incline Manor up to $975,000 for a more luxurious condo in Stillwater Cove.

Taking a quick look at the properties that closed escrow on the Incline Village real estate scene we have everything from a budget priced condo at around $200,000 all the way up to the panoramic Lakeview home at 535 Alpine View with a final sale price of $3 million.  The latter property sold in September 2012 at $2.8 million, so it makes me wonder why the owner would turn around and sell it less than one year later.

A couple of price changes on the Incline Village MLS last week merit a closer look. Dropping $20,000 down to $1,380,000 is the beautiful three bedroom, three+ baths home at 746 Eagle Dr. Superb high quality construction characterizes this Lakeview home at a moderately low elevation on the East slope. The gourmet kitchen would delight any chef and with copious amounts of counter space there is plenty of room for your family and friends to help the preparation of dinner. Nice location backing up to forest service land along with a year-round Creek just behind the property.

Also getting a $20,000 price reduction is the lovely mountain style home at 767 Geraldine Dr. Appearing much larger than the approximately 2200 square-foot floor plan, the tastefully elegant architecture and Tahoe charm interior makes this an attractive value at the new asking price of $880,000. You will find four nice sized bedrooms, three full baths, and oversized two car attached garage all situated on a very private lot surrounded by forest service land. A babbling brook borders the property and provides the perfect habitat for a variety of the native wildlife.

Buyers looking for a quality condo at low elevation will want to check out the new listing at 929 Northwood Blvd. – #81 Third Creek. This is the only two bedroom condo to come on the market in this highly desirable complex in 2013. Priced at $520,000 it has a nice location backing up to a large chunk of common area providing plenty of room for kids to play or the family to just lounge around and enjoy the beautiful scenery. Tastefully furnished throughout, the two master suites upstairs are quite spacious and inviting. You'll also find a one car attached garage and all the amenities for which Third Creek is famous including a swimming pool, tennis court, outdoor spa, elegant clubhouse, exercise room, locker rooms and separate men’s and ladies saunas. 

July 29 - August 4, 2013
The Incline Village real estate market keeps plugging along at a steady pace, albeit a little bit less frenetic than the previous couple of weeks. While this agent continues to work long hours each day during the busy summer season, I was able to take a quick two-day backpacking trip along the Pacific Crest Trail.

New Listings          Price Changes             In Escrow          Closed Escrow

My route on Wednesday afternoon took me North from Ebbetts Pass to Pennsylvania Creek where I set up a base camp for two nights. On Thursday I went on a day hike several miles further north and took the spur trail up to Raymond Lake. This alpine lake next to ancient volcanic spires is one of the more obscure destinations in this part of the world. Along the way I encountered only a couple of people on the trail and was fortunate enough to have the entire lake to myself for the day. The conditions were more like mid-September than early August as virtually all of the creeks have completely dried up and the only wildflowers to be found are in the few places that still have a little bit of running water. The fire danger is so high that campfires, smoking and any type of open flame (other than in a cooking stove) have been completely banned for the remainder of the season.

Now back to the business at hand as we take a look at the Incline Village MLS activity during the past week. For the first time in recent memory the number of price reductions outstripped the number of new listings. This is the time of year when sellers who are truly motivated will contemplate making an adjustment to the asking price if they have not yet received an acceptable offer. Many of the price changes were rather minimal, but there are a couple that are worth some electrons in this week's Incline Village real estate blog.

One of my favorite freestanding condos in all of Incline Village and Crystal Bay is the property located at 976 Fairway View Court. Situated in a beautiful setting overlooking the first fairway of the Championship Golf Course, this three-bedroom, 2.5 bath, 2100+ square foot property has been tastefully remodeled and comes with a two-car attached garage. Built in 1999, the new asking price of $929,000 makes this property worth a look, especially if you are a golfer and can appreciate the short walk to the driving range and practice putting green.

If you need the same number of bedrooms but want to spend a few hundred thousand dollars less, then my listing at #103 Third Creek might be just the ticket. You'll find three bedrooms, three full baths, 1787 ft.² of living space and a one car attached garage at this well maintained end unit on the gated side of the complex. Now offered at $669,000, the property is very easy show and with the tenants having departed recently you no longer need to give advance notice to see this place.

Luxury home buyers will want to take a look at 377 – First Green which just received a $200,000 price reduction bringing the asking price down to $2,287,000. This sprawling 5930 square-foot home on the East slope boasts five bedrooms, 4.5 baths, an enormous four car attached garage, elevator, workshop, game room and two decks from which to enjoy a filtered view of Lake Tahoe.

Bargain hunters shopping for a single-family home in Incline Village may wish to take a look at 968 Little Burro Court with a price tag of only $684,900. This property offers a great opportunity for remodeling and possibly expansion. You will find 1404 ft.² divided up into three bedrooms, two full baths and just oozing Tahoe charm. Located on a little cul-de-sac on the East slope, the sunny southern exposure and short, gently up sloping driveway make this a little gem for anyone shopping in this price range.

Panoramic Lakeview shoppers who don't want to spend $2 million plus for a single-family home in Incline Village or Crystal Bay are urged to take a look at 400 Fairview Blvd. – #69 Bitterbrush. Granted, this is a condo not a house, so you don't own any land.  But, at only $895,000 you are getting a lot of bang for the buck with over 2400 ft.², three bedrooms, 3.5 baths, loads of sunshine and a nicely remodeled interior. There is also a two-car attached garage which is a nice attribute considering how few condos in Incline Village and Crystal Bay have this particular feature.

July 23 - July 28, 2013
It was an epic week for the Incline Village real estate market with 19 properties going into escrow, 13 properties closing escrow and only 11 new listings on the Incline Village MLS. It is rare to see the inventory of houses, condos and freestanding condos decline this early in the summer season. So, depending on how the next few weeks shakeout we may have already seen the greatest number of properties for sale a week or two ago. Inventory sits at approximately a seven month level, a far cry from the 18 to 24 month inventory that haunted the North Lake Tahoe real estate market here during the recession.

New Listings          Price Changes             In Escrow          Closed Escrow

Properties closing escrow during the past week ranged from under $300,000 for a couple of freestanding condos in Glenrock and Incline Crest all the way up to the Lake front property at 28 Crystal Dr. which sold at $6,250,000. Yours truly, represented the buyer on that property which was the fourth most expensive property to sell in Incline Village and Crystal Bay during 2013. I also closed escrow on #153 McCloud and opened escrow representing the seller of #58 Village at Incline, making for a rather productive week.

On top of all of that, on Saturday I listed 721 Champagne Rd. on the Incline Village MLS at $2,970,000. Offering stunning panoramic Lakeviews, incredible mountain views, a lot of more than 1 acre in size and boasting a 4900+ square-foot home, this four-bedroom property sits in one of the most spectacular locations on the East slope of Incline Village. The entire top floor is the master suite with a knock your socks off view of Lake Tahoe. The middle level contains the living, kitchen and dining areas along with direct entry from the oversized three car garage. All of the guest bedrooms plus a family room occupy the lower floor, providing excellent privacy and direct access to the backyard.

Shock and awe are the best words to describe the final sale price of 911 Driver Way. When this property was on the Incline Village MLS tour a few weeks ago, myself and virtually all of the other agents were stunned at the asking price of nearly $3 million. So, to see this property close escrow at $2,950,000 was a jolt to just about everyone connected with the local real estate industry. Congratulations to the former owners on extracting top dollar for this lovely 5800+ square-foot home on the Championship Golf Course. I just hope that the neighbors don't try using it as a comparable sale based on dollars per square foot, because it will give everyone on the street delusions of grandeur.

Eight of the 13 properties that changed hands to new owners had asking prices under $450,000. All of these places were either condos or the aforementioned freestanding condos as sales in these two categories have been very strong especially the last couple of months. The home at 112 Rubicon Ln. that I raved about a couple of weeks ago when it first at the market sold for all cash at $1,225,000 which is just a couple of percentage points off the original asking price. Fabulous location in the Lakeview subdivision, the buyer has acquired a real gem at a very reasonable price.

Time does not permit a complete dissertation on the sales activity on the Incline Village real estate scene last week. But there is one new listing that bargain hunters will want to jump on before it too disappears. #76 Woodstock is in one of the better locations in the complex and offered at the reasonable price of only $269,500. This three-bedroom, three bath, 1243 square-foot condo is within walking distance of everything along with being in close proximity to the parking area so you don't have to haul your groceries very far to get to the front door.

July 15 - July 22, 2013
During the past few years patience was considered a virtue when shopping for real estate at Lake Tahoe. Buyers who waited until late summer or fall to make a purchase decision were finding a lot of excellent opportunities and an unusual willingness among sellers to negotiate price and terms. But times have changed in a most dramatic fashion and buyers who wait around hoping to pick up a bargain in September or later in the year are going to be severely disappointed in 2013.

New Listings          Price Changes             In Escrow          Closed Escrow

With nine properties going under contract and 13 more properties closing escrow during the past week, real estate sales activity continues strong in Incline Village and Crystal Bay. Recently, three properties that came on the market had accepted offers within just a few days of being listed on the Incline Village MLS. Houses and condos that have asking prices close to fair market value are getting a large number of showings every week as the crowds of summertime visitors pursue buying opportunities unlike anything we have seen since 2007.

While we have not yet returned to the feeding frenzy of the real estate boom during the previous decade, prices are trending upward and buyers are out in full force. During the recession, large numbers of prospective buyers sat on the sidelines waiting to see when the market would bottom out and looking back we know that occurred about 18 months ago. With real estate prices on the Nevada side of North Lake Tahoe clearly on the rebound, buyers who were in a wait and see mode during the recession have returned with a vengeance.

As of this writing, there are 279 houses, condos and freestanding condos listed for sale on the Incline Village MLS.  This compares with 388 properties for sale at the same time in 2012 which means the inventory has declined by approximately 28% in just the past year. With more buyers competing for fewer properties this is helping to create upward pressure on prices. But what it is also doing is giving buyers an incentive to make purchase decisions during the summer instead of hoping that the property they like the best will still be available in the fall.

The strategy of waiting until after the summer crowds depart and then trying to negotiate a great deal between September and December is a losing proposition in 2013. Buyers who procrastinate this year will find that the property they hope to pick up at a bargain price after summertime will likely no longer be available.  Some sellers are sticking to their guns and refusing to budge very much off the asking price, but this does not mean that when the off-season arrives they will be any more motivated to cut and run. More likely, they will sit tight in the uptrending market and possibly ask for an even higher price next year.

July 11 - July 14, 2013
Lake Tahoe has some of the most beautiful weather in America during the summer of 2013 and along with everybody enjoying endless varieties of recreation opportunities up here in the Sierras, real estate buyers are out in full force snapping up the best properties in short order. The Incline Village real estate market brings us 16 new listings, 13 properties went into escrow and six more properties closed escrow on the Incline Village MLS.  The properties going under contract spanned an enormously wide range from $299,000 up to $8.9 million ending the short hiatus taken by luxury shoppers the past two weeks.

New Listings          Price Changes             In Escrow          Closed Escrow

Now that the partying crowds from the Fourth of July holiday week have departed, serious buyers are cruising the streets of every neighborhood in Incline Village and Crystal Bay looking for that special place. At the top of my list among the new properties being offered for sale is the three-bedroom, three bath, 1787 ft.², end unit at #102 Third Creek. Priced at $685,000, this mostly original condo is very well maintained and in one of the five or six best locations in the entire complex. Beautiful setting at low elevation overlooking the Creek, this is about as quiet, private and enjoyable as it gets for a condo on the North Shore of Lake Tahoe.

While there is something for everyone among the new listings this week, time does not permit a complete dissertation on every property. Budget priced Lakeview shoppers will want to check out my new listing at 400 Fairview Blvd. – #112 Bitterbrush priced at only $455,000. You'll find two bedrooms, 2.5 baths, spacious great room with cathedral ceilings, gas log fireplace, one car garage plus a carport. This is the only two bedroom condo for sale in the complex at the present time, so check it out before it disappears.

575 McDonald is the latest gem in the Woods subdivision to arrive on the Incline Village MLS. Offered at $825,000, this three-bedroom, 2.5 bath, 2000 ft.² home is on a nice large lot of .432 acres and provides you with a lovely Mountain View especially from the deck off the master suite. Easy access to everything and the oversized three car garage plus a great workshop makes this one worth a look.

Luxury condo buyers will want to take a quick detour off of Village Boulevard and check out #21 Village Highlands located at 150 Juanita Drive. While the asking price of $1,179,000 might scare some folks away, this is one of the most beautifully remodeled condos at low elevation you will ever find. 2354 ft.², three master suites, 3.5 baths, less than two blocks from the beach and quality throughout. You also get a two-car attached garage which enhances the feeling that you are actually living in a house in the Lakeview subdivision, not a mountain style condo.

This Incline Village real estate agent represented the buyer of a house that closed escrow on Jenifer Street last week but you won't find it showing up on our local MLS information screen. My buyer had been looking hard for a very specific type of property and during the past year we could not find anything listed for sale that was just quite right. So, back in the spring time I e-mailed all of the agents in town and asked if anybody had a pocket listing that met certain parameters.

Lo and behold, several agents contacted me and one in particular had just the right combination of location, floor plan and square footage to meet my buyer’s needs. We put a deal together as a private transaction and thanks to the hard work of Shannon and her team at First Centennial Title Company the deal closed escrow on July 12. If you can't find what you're looking for on the Incline Village MLS, there is a good chance that myself or another agent will have a pocket listing with the location and features you are seeking.

July 4 - July 11, 2013
It's been another hectic week for this Incline Village real estate agent with one deal closing escrow, another one going in to escrow and managing five other transactions currently under contract,  I've barely had time to take a walk around the neighborhood, let alone go for a hike in the forest somewhere except for a brief couple of hours on the Fourth of July. But that particular hike was quite an experience as I got to witness a gigantic tree falling over in the Mt. Rose Wilderness. What was especially unique about this particular moment is that this nearly 100 foot tall tree fell uphill. While that may seem unusual to the uninitiated, when trees have been eaten through by carpenter ants or have rotted sufficiently at the base you never know in which direction they may go.

New Listings          Price Changes             In Escrow          Closed Escrow

Taking a quick look at the action on the Incline Village MLS during the past week there were 27 new listings which is a remarkably high number for this time of year.  With prices trending upward it looks like sellers that have been sitting on the sidelines waiting for a rebound are putting their properties on the market during the busy summer season. Sales activity continued along at a relatively good pace with eight properties going into escrow and 11 properties closing escrow. High-end buyers sat on the sidelines during the last week as the properties going under contract ranged from $419,000 up to just under $1.4 million.

Quite possibly the most intriguing listing to hit the Incline Village real estate market is the Lakeview home at 967 Chipmunk. Priced at $989,000, in addition to the good view of Lake Tahoe you have a pretty much level entry to the kitchen, great room and master suite with guest bedrooms downstairs. Nice quiet little cul-de-sac with forest service at the end of the street makes this higher elevation location very desirable.

June 27 - July 3, 2013
Even though interest rates took a big jump in the past week soaring well above 4% for the first time in the past couple of years, buyers are still out in full force snapping up properties on the North Shore of Lake Tahoe. The Incline Village real estate market witnessed six houses, two condos and two freestanding condos going into escrow during the past week, continuing a remarkably strong start to the first half of 2013. Statistics for the first six months of the year show that we are on the hottest pace for real estate sales since 2005, creating somewhat of a mini real estate boom in our community.

New Listings          Price Changes             In Escrow          Closed Escrow

With property sales in units up nearly 80% when compared with one year ago and the median price of a single-family home in Incline Village and Crystal Bay jumping past the $1 million mark in 2013, buyers who were sitting on the sidelines during the recession have come back into the market with a vengeance. Since a large percentage of the purchases in our local market are all cash, the recent spike in interest rates will do little to dampen buyer enthusiasm.

The chart below is the clearest evidence that real estate sales in Incline Village and Crystal Bay are rocketing to new heights not seen in nearly a decade. And with the median price for single-family homes climbing over 30% in the past year, demand for quality properties continues strong with no end in sight. As the number of bank owned and short sale properties has dwindled to just a tiny fraction of the overall market, an ever-increasing number of buyers are competing for a much smaller inventory than in the past several years.

YTD Sales     Houses     Condos     Free-Standing Condos  Total
2013               110                 82                    23                                215
2012               61                    47                    16                                124
2011               44                    47                    12                                103
2010               46                    54                    21                                121

Multiple offer situations are becoming somewhat commonplace especially among the ever more difficult to find value priced properties. Occasionally, buyers are driving the final sale price above the listed asking price especially when three or more parties are competing for the same place. Sometimes, a buyer competing in a multiple offer situation misses out on their first choice property and has to settle for something similar before it too, disappears from the market. We are seeing more properties being purchased “as-is” or with a repairs budget request far below what was being sought in contract negotiations during 2012. Buyers have learned that in order to get an offer accepted in 2013 they cannot make the same demands on sellers as were commonplace during the past few years.

Concomitant with that theme, sellers are routinely rejecting offers that are contingent on the sale of another property. So, buyers need to come prequalified or with cash in hand when entering the negotiating process. During the busy summer season, most owners are not going to consider an offer that is contingent upon a buyer selling another property that they own in order to make the deal work. There is just too much pent up demand and too many buyers beating the bushes to have a seller’s property tied up during the peak of the real estate sales season to accept an offer that is based on the contingent sale of another property.

June 18 - 26, 2013
With six transactions currently in escrow, 15 active listings on the Incline Village MLS and showing property several times a week, this Incline Village real estate agent has less time than I would like for either hiking or blogging. I'm glad that I went to Yosemite for a few days at the end of May because it's been pretty much nonstop since my return.

New Listings          Price Changes             In Escrow          Closed Escrow

During the past week the Incline Village MLS brings us 18 new listings, six properties going into escrow, six properties closing escrow and just a handful of price changes.  My new listing at 767 Geraldine got rave reviews from all the agents on the MLS tour on Tuesday. Priced at $900,000 even, this four-bedroom, three bath, 2240 square-foot home is situated on a beautiful property just under one half-acre and surrounded by forest service and state of Nevada conservation land for the ultimate in privacy. See A Virtual Tour

Taking a look at the more attractive listings on the Incline Village real estate market during the past week first up is a bargain priced three bedroom, three bath, low elevation condo at #90 Woodstock. If you don't mind the close proximity to Highway 28, this remodeled 1243 square-foot condo puts you within walking distance of pretty much everything.

After getting a couple of days of light rain which really helped to wash the pollen off the houses and freshen up the air, it looks like beautiful sunny warm weather ahead all the way through the Fourth of July holiday. All the hiking trails are in excellent shape and the mountain passes are pretty much free of snow much earlier than normal. Wildflowers are popping out on the South facing slopes and streams are still running strong although they will fade rather quickly this summer. If you are planning to do hiking or backpacking in the Lake Tahoe area July will be the prime month to get out and enjoy the wilderness.

Glancing at some of the other new listings on the Incline Village real estate scene, we have a few nice houses for buyers to contemplate. The four-bedroom, four bath, 3509 square-foot home at 594 Sugarpine Dr. looks like a nice property on paper. Offering mountain views, this low elevation place is situated on a .379 acre lot and has been tastefully remodeled. The asking price of $1,470,000 makes this one worth a look before it disappears.

Panoramic Lakeview shoppers will not want to miss out on the gorgeous home at 569 Alden Ln. Offered just a smidgen under $3.3 million, this nearly 6000 ft.² home features four bedrooms, 6 full baths, two half baths, along with a formal dining room, family room and game room. Fabulous location on a tiny cul-de-sac, you've got room for the entire family to stretch out and enjoy a nice vacation at Lake Tahoe.

If that house is a little pricey for your budget, then consider fixing up the charming four-bedroom, 3.5 bath, 2208 square-foot home with a peek of the Lake at 966 Chipmunk. Also located on a cul-de-sac, but over on the super sunny East slope, the asking price of $699,000 is sure to draw a lot of interest.

Another panoramic Lakeview home that catches my eye is the remodeled 4500+ square-foot place at 1045 Apollo. You'll find four bedrooms, four full baths, a family room, game room, two-car attached garage all situated on a nice large .56 of an acre lot. The asking price $1,895,000 pencils out to just $415 per square foot.

While we are on the subject of dollars per square foot, the stunningly remodeled and expanded 3BR, 3 bath, 3,278 sq. ft. house just up the street from me at 605 Tyner Way closed escrow last week at around $715 per square foot. Granted, this home sits on a large lot of 1.18 acres, but it still works out to around $750,000 per bedroom at the final sale price, all cash, of $2,250,000. Elegantly furnished, nice Lakeview (although not panoramic), but you still have a north side driveway that can be a little bit of a challenge in the wintertime. There are very few high quality homes at low elevation with good Lakeviews, so buyers are going to have to pony up if they want a great property in a good location.  And everyone in the neighborhood loves how it helps the comps.

June 12 - 17, 2013
With sales levels rocketing in the 3rd week of June, the Incline Village real estate market saw 14 properties go into escrow and it looks like there are more on the way in the next couple of days. This level of sales activity during the month of June portends well for the summertime as that is generally the busiest time of year for properties listed on the Incline Village MLS to go under contract.

New Listings          Price Changes             In Escrow          Closed Escrow

More to follow on Tuesday, I just put 2 properties into escrow on Monday and have some new listings on the MLS that are keeping me busy. Here's a quick synopsis of the activity last week.

Properties getting accepted offers in the past week spanned every price category from $249,000 up to nearly $20 million for a lakefront property. Sales activity was split between eight condos and six single-family homes going under contract, with four condos in the very popular McCloud complex getting accepted offers. Many buyers are racing up to the North Shore of Lake Tahoe to make purchases before they have to compete with the summertime crowds.

As of June 17 there are 242 houses, condos and freestanding condos listed for sale on the Incline Village MLS versus 360 properties at the same time last year. This is a dramatic decrease in the inventory of approximately 33%. One of the primary factors contributing to the increase in sales and drop in inventory level is a robust economy in the geographic areas of northern California that provide a large percentage of the buyers purchasing real estate at Lake Tahoe.

Not be overlooked is the impact of California Proposition 30 which raised state income taxes on high earners making Nevada residency a very desirable option. Also, the record highs in the stock market helped to fuel a general wealth effect along with buyer confidence returning after the recession. All signs point to these trends continuing for the remainder of 2013 and on into 2014.

June 6 - 11, 2013
This Incline Village real estate agent has been working at a rather frenetic pace the last few days showing property to five different buyers, putting a property into escrow and negotiating a couple of other offers. It seems like the level of showing and sales activity is moving along at a midsummer pace, not just for me but the other top agents as well. We continue to see new listings on the Incline Village MLS just about every day and unlike a couple of years ago price changes are becoming an endangered species.

New Listings          Price Changes             In Escrow          Closed Escrow

Let’s dive right into the new listings this week starting off with a short sale condo priced at only $190,000 in Incline Manor. This three-bedroom, 1.5 bath, property is being remodeled and will likely see multiple offers. Move swiftly if you want to get in on the action.

The remodeled four-bedroom, three bath, 2164 square-foot home at 108 Steam Cir. is worth a look if you are shopping in the Millcreek subdivision. Priced at $995,000 you will find some nice finishes, a great low elevation location just one block from Lakeshore Drive and a pretty much level lot that is over 1/3 of an acre in size.

Lakeview shoppers who can afford the $1,849,000 price tag will definitely want to check out 948 Jupiter. This elegant six bedroom home that is nearly 4200 ft.² exudes the warmth of Tahoe along with having a great setting not too far from the Mt. Rose Highway.

There were only three price adjustments on the Incline Village real estate market last week, and one of the was actually a price increase. This particular property at 1323 Zürich Ln. is a nice mountain style chalet with a detached two car garage is offered at $649,000 now. If you like having a nice view of the ski area put this on your shortlist.

May 30 - June 5, 2013
After a short 4 day trip backpacking in Yosemite, this Incline Village real estate agent is back in the fray. It was nice to have a little break and spend the warmest days so far this year in the Sierras hiking and camping between 8000 and 10,000 feet in the high country off Tioga Rd. While all the major streams are still flowing nicely, the snow is melting very quickly and the waterfalls will likely be down to minimal flows by the end of June, which is 2 months earlier than normal.

New Listings          Price Changes             In Escrow          Closed Escrow

The big news on the Incline Village MLS is that 15 properties went into escrow during the past week. That is an enormous number in just seven days during the month of June and only a couple of years ago that would've been the total for the entire month. The prices of properties going under contract ranged from a cute little condo on Northwood Boulevard priced at just over $212,000 all the way up to a stunning French château style lakefront property offered at $18.5 million. While the vast majority of the houses and condos in Incline Village and Crystal Bay going into escrow were priced under 900K, We have seen more activity in the luxury sector in the first half of 2013 than any time during the past several years.

More than a dozen properties closed escrow during the past week and the most notable among the bunch is the gorgeous home at 1570 Vivian Ln. The final sale price of $4,350,000 for this 4BR, 3.5 bath, 4563 sq. ft home is very reasonable and the fact it was on the market for only about 2 weeks shows it was a choice property in a great location, along with the use of a semi-private beach just down the street.

The only price change that excites me among the properties on the Incline Village MLS during the past week is the nearly $400,000 adjustment at 721 Champagne. Now offered at just under $3 million, this panoramic Lakeview home is nearly 5000 ft.² of living space features four bedrooms, three full baths, two half baths and is situated on a lot that is just over 1 acre in size. Located on the upper reaches of the prestigious East slope, the new asking price should draw interest among anyone shopping in this price range.

While we have a plethora of new listings hitting the Incline Village real estate market, a significant number are repeats coming back just prior to the busy summer season. The home at 828 Ellen Court looks like it is priced to sell at $899,000. A smidgen over 2600 ft.², you will find three bedrooms, 2.5 baths, a two-car attached garage and a peek of the Lake looking towards Sand Harbor.

Also showing up on my radar screen is the remodeled freestanding condo at 1323 Zürich Ln. Offered at $640,000, this three-bedroom, three bath, 1900+ square-foot property comes with a two-car attached garage which is a nice bonus for being in upper Tyrolean Village. You also get a good view of the nearby mountains and Diamond Peak Ski Area. I anticipate this property will get a lot of interest.

At just over 4700 ft.², the remodeled single-family home at 717 Cristina offers a nice Lakeview with an asking price of $2,439,000. You'll find four bedrooms, 3.5 baths, family room, game room, breakfast room, a loft and plenty of space to entertain all your friends and family. Nice sunny location and a downslope lot of just over 1/3 of an acre.

May 23 - 29, 2013
As the month of May draws to a close, this Incline Village real estate agent has been working fast and furious on new listings and putting a couple of transactions into escrow. Anyone shopping for a house or condo in Incline Village or Crystal Bay will want to keep a close eye on the market as there are new properties being listed for sale on the Incline Village MLS on a daily basis. You can search all the properties for sale right here on my web site, the menu up and to the right has a link to Search the MLS.

New Listings          Price Changes             In Escrow          Closed Escrow

We had a couple of anomalies in our local market last week with only one price reduction (for a McCloud condo) and all six of the properties going into escrow were houses. A lot of condos were being shown by the real estate agents up here on the North Shore of Lake Tahoe and some offers were written that did not come together. With inventory levels much lower than they were the past couple of years, buyers do not have quite the same variety from which to choose. However, as new properties continue to be put up for sale anyone shopping for Incline Village or Crystal Bay real estate will still have a good number of choices during the remainder of 2013.

Taking a look at the new listings on the Incline Village MLS the vast majority of them during the past week were priced under $900,000 and there were no new properties coming on the market between $895,000 and $1,389,000.

One of the more attractively priced properties is the single-family home at 900 Ace Ct., which is a fairly tiny cul-de-sac located adjacent to Village Boulevard on the West and the championship golf course on the East. Priced at only $686,000, this one story, 1960 ft.² home was built in 1988 and features three bedrooms, two baths, nice living areas and a two-car attached garage. Mostly natural landscape on a relatively level lot with easy access to both the center of Incline Village and the Mt. Rose Highway.

If you do not mind being a little further away from town surrounded by a beautiful woodsy setting, then 666 Tumbleweed might be to your liking. Only a smidgen bigger at 2001 ft.², this four-bedroom, three bath home also has an attached two car garage and appears to be fairly reasonably priced at $650,000. The listing agent is also a very nice person who has a reputation for doing very smooth transactions and being extremely conscientious.

Shoppers looking in the Lakeview subdivision have a couple of new choices that are definitely worth a look. Priced at $1,389,000, the single-family home at 742 Joyce Ln. sits on a .412 acre lot and comes with three bedrooms, 3.5 baths, 2800+ square feet of living space and a peek of the Lake.

Just a couple of blocks away at 876 Freels Peak you will find a spacious five bedroom, four bath home that is nearly 3700 ft.² offered at $1,395,000. Nice interior, great location where you can take a short walk to get to the post office and the Village Shopping Center.

May 14 - 22, 2013
It looks and feels almost like summer with the snow melting quickly off the peaks surrounding Lake Tahoe along with Incline Village real estate sales moving along at a rapid pace. We had 18 properties close escrow and 12 properties get accepted offers during the past nine days spanning all price ranges from $239,000 up to $4.6 million. This agent closed escrow for my pocket listing at 629 Tyner Way and put my new listing that was on the Incline Village MLS at 680 Wilson Way into escrow.

New Listings          Price Changes             In Escrow          Closed Escrow

With a couple of dozen new properties hitting the market ( some of them are repeats), the inventory now stands at a grand total of 217 houses, condos and freestanding condos for sale in Incline Village and Crystal Bay. Just one year ago at this time there were 324 properties for sale and back in 2009 when the recession was spiraling downward we had 449 properties on the market. The inventory is down to its lowest point in 6 years, prices for quality properties in good locations are trending upward and we have fewer condos for sale this week than we did one week ago.

Among the places getting accepted offers recently we have the stunning home at 1570 Vivian Ln. priced at $4.6 million, a spectacular 8100+ square foot home at 1046 Lakeshore offered at $4.1 million and the cute mountain style three-bedroom, three bath, 1700+ square foot place at 585 Silvertip Dr. fetching $689,000. One of my favorite freestanding condos at 882 Lake Country with a price tag of a little bit under $1.1 million was picked up by savvy buyer. One of the best locations in this small development of freestanding condos with a gorgeous view of the mountains rising above the East shore.

There are a few new listings worthy of some electrons this week. Condo shoppers looking for a private setting near the championship golf course will want to check out number 16 Incline Villas. This three-bedroom, three bath property has a nicely remodeled kitchen along with some other upgrades. Situated next to a year-round Creek and just a stone's throw from the practice putting green and the clubhouse the asking price at a sliver under $600,000 should attract a lot of interest.

792 Golfers Pass Road looks like a good value on paper priced at $810,000. This 2563 square-foot home is divided into four bedrooms, 3.5 baths and has open beam vaulted ceilings for a warm mountain feel. Located next to the Mountain golf course this split-level home sits on a nearly flat lot which is a rarity in our community.

Anyone who appreciates a log home with a Native American theme will want to take a look at 696 Carson Court. Asking $1,195,000, you'll find a high quality property with a unique interior that is tasteful, classy and exudes the heritage of the people who lived here thousands of years before the white man arrived. Boasting 3323 ft.², this well-designed three-bedroom, three bath single-family home in Incline Village with easy access to the Mt. Rose Highway has beautiful finishes throughout.

NEWS FLASH - May 20, 2013 - 8:51 p.m.
It was an epic day for this Incline Village real estate agent as I put a property into escrow, got 2 listing agreements signed, wrote an offer and spent time negotiating 2 counter offers. Whew! With so much activity crossing my desk the blog entry and stats will have to wait until Tuesday. But, the article below that I wrote on Sunday night should satisfy the appetite and provide some good food for thought for anyone who has been searching the Incline Village MLS for houses and condos in Incline Village and Crystal Bay.

Real Estate Sales Continue Strong Through May
The first five months of 2013 were characterized by a lack of snowfall leaving the South and West facing mountains at Lake Tahoe rather bare as we approach the Memorial Day weekend.  But, while Mother Nature did not provide very much in the way of precipitation to entice late season skiers, the relaxed monetary policies of the Federal Reserve Board and a strong California economy have provided a continuous stream of buyers to the North Shore of Lake Tahoe.

The chart below gives us the clearest evidence that 2013 is shaping up to be a banner year for Incline Village and Crystal Bay real estate. You would have to go all the way back to 2005 during the real estate boom to find comparable sales totals. What you won't find just yet are 2005 prices but things are sure trending in that direction. For those who like to use the median price of houses that have sold as a barometer of price trends, that number has jumped to nearly $1 million for the first five months of this year. That's a remarkable increase from the median sale price during the past two years which had hovered around the $750,000-$775,000 mark. However it is still a far cry from the record median sale price for a single-family home in Incline Village and Crystal Bay of $1.2 million that was reached in 2007.

YTD Sales     Houses     Condos     Free-Standing Condos  Total
2013               84                    58                    12                                154
2012               42                    31                    9                                   82
2011               32                    31                    7                                   70
2010               34                    36                    19                                  89
2009               24                    14                    6                                   44     
2008               29                    24                    11                                  64
2007               49                    35                    16                                100
2006               49                    42                    10                                101
2005               78                    87                    17                                182                

With the number of single-family homes, condos and freestanding condos having remained below 200 properties for sale at any given time until just recently, it looks like there will only be about a six month inventory (give or take a little bit) during the remainder of 2013. With more buyers vying for a smaller supply of properties than at any time in the past several years, there will continue to be upward pressure on prices as buyers scramble to make purchases before values rise much further.

Now before anyone thinks that the average price of every home in Incline Village or Crystal Bay has risen by 30% in the past year just from looking at the median price increase, it is important to keep in mind that the median square footage has risen from a level of approximately 2600 square feet rather consistently over the past several years to around 3200 square feet this year. More buyers purchasing larger homes than they did during the previous decade shows us that there are still a good percentage of families looking to buy their dream home at Tahoe before these more spacious residences become unaffordable in a few years. If you can purchase a 3200 square foot home in Incline Village in 2013 for the same price you paid for a 2600 square-foot home back in 2004, there is no reason not to splurge if you can afford it.

We are also seeing a return to the occasional multiple offer situation when a new listing in a good location and that is priced attractively hits the Incline Village MLS.  While multiple offers were few and far between during the recession, it is quite common at this point in time to see a highly desirable property receive a tremendous number of showings and multiple offers during the first week or two after being listed.

As we head into the last 10 days of May, there are 61 houses, condos and freestanding condos in Incline Village and Crystal Bay currently in escrow. With some additional new properties going under contract during the waxing gibbous moon, it appears we could see more properties close escrow in the first six months of 2013 than in each of the entire individual years from 2008 through 2011.  There is a huge amount of pent up demand from buyers who sat on the sidelines during the economic downturn after the great mortgage debacle of the previous decade. With low interest rates, relatively low prices compared to the previous market peak and a large number of buyers anxious to satisfy their dream of owning a property on the Nevada side of Lake Tahoe, it's a perfect storm for real estate sales to continue strong during the remainder of 2013.

Buyers who are looking to purchase real estate during the coming year would be well advised to strike their best deal before the summer crowds arrive at the end of June. Since the big Fourth of July holiday falls on a Thursday this year, a large number of vacationers will be checking in to their accommodations at Lake Tahoe the previous weekend which is June 28-30. Anecdotal evidence from the local North Lake Tahoe vacation rental firms reveals solid bookings throughout the summer. This means buyers who wait until July or August to make a purchase decision will not only find themselves competing with a much larger crowd, but many of the choicest properties for sale will already be long gone.

May 6 - 13, 2013
Sorry for the delay in getting the weekly Incline Village real estate update into written form on this blog. While I was able to update the statistics a couple of days ago, I've been very busy showing property to buyers, writing offers and putting new listings on the Incline Village MLS. It seems that everybody connected to the real estate business up here on the North Shore of Lake Tahoe is working at a summertime pace a couple of months earlier than usual. With 13 new listings and 11 properties going into escrow last week, the inventory is roughly at equilibrium during a time of year when one would expect it to be climbing substantially.

New Listings          Price Changes             In Escrow          Closed Escrow

I don't want to sound like a broken record, but once again sales of houses and condos in Incline Village and Crystal Bay spanned a very broad range from $335,000 all the way up to $2,125,000. And with seven properties closing escrow, the local title companies are keeping busy.

While there are several new listings priced under $1 million, many of them are repeats. However, #48 Royal Pines is worth a look if you don't mind a relatively high density complex. Priced at $439,000 this four-bedroom, 3.5 bath, 1752 square-foot three story condo comes with a two-car attached garage and it appears that the deck is facing the common area not the driveway. Located just one block from the Village Shopping Center and the post office.

If your budget permits looking at properties in the $1.1 million price range, then the six bedroom, four bath, 3400+ square-foot Lakeview home at 568 Dale Dr. may pique your interest. Built in 1992 this single-family home sits on a .407 acre lot and it also comes with a two-car garage. Sunny and South facing with a nice large deck to enjoy the view of Lake Tahoe.

Luxury shoppers will want to take a look at 991 Driver which comes with an asking price of $2.6 million. This house was remodeled in 2007 and has a lovely setting on a .647 acre lot with a year-round Creek and views of the mountains and the golf course. Inside 4869 ft.² you will find five bedrooms and seven full bathrooms (yes, that is correct unless the agent made a typo in the Incline Village MLS information).

And rounding out our update of new listings for sale in Incline Village and Crystal Bay is the stunning home at 900 Lakeshore Blvd. with an asking price of $3,995,000. I previewed this property on the tour today and it is absolutely gorgeous from the Versailles pattern stone in the entryway to the gourmet kitchen and luxurious master suite. Incredible efforts went into making every detail in this five bedroom, 5.5 bath, 5687 ft.² home look spectacular from top to bottom. You even get a filtered Lake view and the location puts you just a short walk from the beach.

April 29 - May 5, 2013
After taking a short break on Sunday morning to hike through the Mt. Rose Wilderness on my secret route up towards the Tahoe Rim Trail it's back into action for this Incline Village real estate agent. While the number of properties going into escrow dropped off slightly to less than one per day with six properties going under contract, we had 12 houses and condos in Incline Village and Crystal Bay close escrow during the past week. Once again, the properties getting accepted offers ranged in price from a small piece of land at $60,000 all the way up to the beautifully remodeled home at 529 Dale Dr. at $1,595,000.

New Listings          Price Changes             In Escrow          Closed Escrow

Of the 22 new listings on the Incline Village MLS, eight are repeats and the rest are varying flavors spanning the range from a little two bedroom condo in Incline Manor fetching $189,000 all the way up to a nicely remodeled home at 1570 Vivian Ln. offered for $4.6 million. The latter property is on a superb street below Lakeshore Boulevard with its own semiprivate beach and shared pier. Arguably one of the most desirable locations anywhere on the North Shore of Lake Tahoe, this 4500+ square-foot home boasts four bedrooms, 3.5 baths, a three car attached garage and is situated on a large lot that is nearly 2/3 of an acre.

Bargain hunters looking to generate some investment income may wish to consider the new listing at 120 Country Club Dr. – #15. This two-story, mixed-use property features a commercial space on the ground level and a two-bedroom, 2.5 bath condo up above. The asking price of 299K makes this worth a look even if you factor in the homeowners dues, taxes and utilities.

The best new listing for a single-family home priced under $1 million in Incline Village that came on the market during the past week is the three-bedroom, three bath, 2238 square-foot property with a view of the mountains and a peek of the Lake at 734 Tyner Way. Offered at $895,000, this South facing property has a relatively benign driveway and a number of upgrades that should put a smile on any buyers face.

If you are seeking a house in Incline Village or Crystal Bay with a lot of nearly one half-acre and a bit closer to shopping and the beach than the previously mentioned place, the second-best listing under $1 million in the past week is 476 Country Club Dr. This two-story home contains three bedrooms, three baths, 2548 ft.² of living space and comes with a two-car attached garage. You will also find a family room, nice large deck space and a good sized yard for entertaining guests or to provide plenty of room for kids to play. The asking price of $950,000 should attract a fair amount of interest.

Anyone who has been waiting for one of the end unit, large floor plans at The Pointe will want to take a look at #9 which came on the Incline Village MLS a smidgen under $1.4 million. This luxury condo has 3314 ft.² divided into three bedrooms, 3.5 baths plus a family room and of course you get a nice view of Lake Tahoe from this property. Amenities include underground parking garage, private storage area, spa and use of the pool, tennis and other amenities at Third Creek with the exception of the clubhouse.

The spacious 4200+ square-foot home at 588 Pinto Court is the only price reduction of the half-dozen or so on the Incline Village / Crystal Bay real estate market during the past week that really catches my eye. With nearly $60,000 lopped off the old asking price, this four-bedroom, 5.5 bath, Lakeview home now sits at $1,239,000.

Buyers who have been sitting on the sidelines and waiting patiently during the recession are missing out on the best deals if they continue to ponder and hesitate. A good example is #246 McCloud which came on the market at $425,000 and went into escrow in just a couple of days. Superb rental history, excellent location, beautifully furnished, it had all the right attributes along with a very fair asking price.

The old adage "you snooze, you lose" is really making headlines these days as many prospective buyers find themselves disappointed if they wait to pull the trigger. Our market has been trending upward for the better part of the past 12 months and there will be more upward pressure on prices when the summertime crowds arrive. Buyers looking to make a purchase in 2013 would do well to stay in close contact with their agent or risk missing out on the best opportunities (or winding up in multiple offer situations).

April 22 - 28, 2013
There was never really an off-season for this Incline Village real estate agent or our local market in general. I had about three days in mid April where business activity slowed down but otherwise things have been steady busy for myself and the other top agents in the Incline Village/Crystal Bay real estate world.

New Listings          Price Changes             In Escrow          Closed Escrow

The inventory ticked up slightly last week as we had 19 new listings (8 of which were repeats) and nine properties going into escrow on the Incline Village MLS. The property mix continued strong among single-family homes with 6 houses getting accepted offers along with two condos and one commercial building. Prices of properties going under contract ranged from $250,000 up to $1,295,000 as luxury buyers took a break from the action.

Before we analyze the sales activity, new listings and price changes it's time for a brief update on conditions in the Sierras. Ski season wrapped up at Alpine Meadows over the past weekend meaning if you wish to hit the slopes you will have to haul your gear up to the nearest place that you can actually find a decent amount of snow. South and West facing topography below 9000 feet is almost completely free of the white stuff. While you can still find a couple of feet of snow at high elevation on the North and East aspects, the 70° plus daytime temperatures along with bright sunshine are causing the snowpack that remains to melt rather rapidly. Streams are at their peak flows for the year about two months earlier than normal and visitors to the Lake Tahoe basin should expect extremely dry conditions from June until it snows again.

Taking a look at price changes on the Incline Village real estate market there are three properties where the sellers have made pretty big moves. When you see a significant price change at this time of year it generally means that a property owner wants to get an offer before the summer season arrives.

Starting things off is the four-bedroom, four bath, 3065 square-foot home at 577 Sugarpine Dr. The price alteration down to $995,000 is a $151,000 slide from the original offering number. You'll find two master suites, two living areas, a big backyard with a water feature and reflecting pond, two-car garage and a nicely remodeled kitchen. Great house for family gatherings and the low elevation location provides easy access to everything all year round.

Losing $130,000 off the most recent asking price and now offered at $1,019,000 is the Lakeview home at 725 Christina. Situated on a large .57 acre lot on the East slope this three-bedroom, four bath, 2620 square-foot single-family home comes with a three car attached garage. Originally priced at just under $1.2 million, the latest adjustment makes this property much more attractive.

If you have been waiting for a panoramic Lakeview parcel on which to build your dream home at Lake Tahoe then the $1.5 million price drop for the land at 0 Lakeview might be just the ticket. Now offered at $2 million even, this 6.18 acre parcel in Crystal Bay consists of two different adjacent properties. You'll need to do your homework and verify how much coverage is available before moving any dirt on this property. Definitely worth a look for anyone who is seeking privacy along with a spectacular view of Lake Tahoe.

With so many new listings on the Incline Village MLS during the past week it would take a dissertation to discuss all of them. You can click through the link above to peruse the properties that interest you while I give a couple of details on two places in particular. Value shoppers searching under $500,000 for a single-family home will want to take a gander at 861 Jeffrey St. Offered at only $459,000 this three-bedroom, 2.5 bath, 1560 ft.² home provides an opportunity for entry-level buyers in our market.

Luxury home shoppers will want to take a look at 601 Tyner Way offered at $2,850,000. Elegantly remodeled just a few years ago this 3688 square-foot Lakeview home features four bedrooms, 4.5 baths and a large lot of nearly 7/10 of an acre adjacent to forest service land. Short relatively level driveway, sunny southern exposure and the spacious well-designed floor plan makes this one worth a look for anyone shopping in this price range.

April 15 - 21, 2013
A thousand pardons for the delay with getting to my journalistic efforts for this week's Incline Village real estate update. I was out showing property with two different buyers on Sunday along with working on a couple of new listings and doing some research on lakefront properties. Now that I have hung up my skis for the season I am looking forward to doing some hiking and backpacking as the snow pack in the Sierras is melting off rapidly. I would like to encourage visitors and residents alike to be extremely careful this summer because with two drought years in a row the fire danger is going to be rather high, much earlier than normal.

New Listings          Price Changes             In Escrow          Closed Escrow

The Incline Village MLS brings us another strong bout of sales with nine more properties going into escrow parsed into four houses, two condos, two freestanding condos and one small plot of land in upper Tyrolean Village. Properties going into escrow in Incline Village and Crystal Bay once again ranged across a broad spectrum from under $300,000 all the way up to nearly $2.3 million.

Not showing up in the official MLS statistics is my pocket listing at 629 Tyner Way getting an accepted offer and opening escrow recently. By networking with other agents on a constant basis all year round I am able to sell pocket listings and also work on deals for my buyers where other agents are holding pocket listings that are a good fit for my clients.

A little bit later this week I will be sitting down to write an offer for a tastefully designed home in the under $800,000 price range that is a pocket listing belonging to a another longtime local Incline Village real estate agent. Putting together this deal was a result of my ongoing efforts to find just the right single-family home for one of my clients and the cooperative efforts of a great guy on the other side.

Checking out the price changes during the past week, of the five properties getting adjustments 2 of them were increases and three were price reductions to one degree or another. My seller who owns 120 McCloud knocked the price down just under $420,000 putting it head-to-head with a couple of other condos in the complex. This tastefully furnished two-bedroom, two bath, one level condo with a 1089 ft.² of living space has a great Western exposure to catch the afternoon Sun. It is also located in the group closest to Incline Beach which is less than one block away.

Also losing a few bucks off the asking price is the Lakeview home at 725 Christina and the remodeled Cape Cod style property at 633 Tumbleweed Cir.. The latter single-family home is now offered at $1,280,000 which is approximately $30,000 below the old asking price. Overlooking the canyon that forms the First Creek drainage and tucked back away from the street for maximum quiet and privacy, this three-bedroom, three bath, nearly 2500 square-foot abode is now at a price that should entice a fair amount of showing activity.

There is one terrific new listing on the Incline Village real estate market that anyone shopping in the $900,000 to $1 million price range will want to take a look at. The beautifully remodeled freestanding condo at 976 Fairway View Court is now available for your viewing pleasure with an asking price of $969,000. Located on the first fairway of the Championship Golf Course, this lovely three-bedroom, 2.5 bath, 2164 square-foot home sits inside a small gated community on a nicely landscaped level lot. If you have been waiting for a quality property at a relatively low elevation I recommend taking a look at this one before it disappears from the inventory.

April 8 - 14, 2013
Even though ski season has ended at a couple of the local resorts and many people are away for the school vacation week, the Incline Village real estate market had another strong stretch with 10 properties going into escrow and 11 properties closing escrow since our last update. Once again we had solid activity across the board with prices for houses and condos getting accepted offers ranging from just under 500K all the way up to $2,850,000.

New Listings          Price Changes             In Escrow          Closed Escrow

Buyers shopping for homes under $700,000 at North Lake Tahoe will want to check out the new listing on the Incline Village MLS at 653 Tyner Way. You get a lot of bang for the buck with this four-bedroom, four bath, 3100+ square foot home priced at only $630,000. While this property is sandwiched in between two other single-family homes closed by, the moderately low elevation location, two car attached garage and peek of the Lake are positive attributes that make this place worth a look.

The other new listing that leaps out at me is the lovely home in the Millcreek subdivision at 1079 Sawmill Rd. Lots of curb appeal, nice architecture, spacious rooms and a level lot that is larger than 1/3 acre. Inside this 3519 square-foot home you will find four bedrooms, three full baths and nice living areas that will entice you to entertain your friends and family. The asking price for this property situated on a corner lot is $1,670,000.

Checking out the price changes on the Incline Village real estate market this past week yours truly has the listing with the prime mover at 716 Bunker Court. The $300,000 price adjustment brings this 3700+ square-foot home located on the Mountain Golf Course and next to State of Nevada conservation land down to $1.3 million. Stunning architecture designed by Steve Sederquist, three master suites, dramatic redwoods finishes throughout and the ability to easily turn this into a 4 or 5 bedroom home with just a few slight modifications makes this one a winner!

If you have recently been driving around Spumoni Circle and noticed that something is different, the big news is that the bronze statue of the squirrels is missing. Unfortunately, someone driving late at night a few weeks ago missed using the roundabout in the proper fashion and drove right across the curb. The end result was their vehicle smashed into the squirrels and sheared them off their mounting bolts. The good news is that Nevada Highway Patrol caught the culprit and the squirrels will be replaced when we install the new statues of the mule deer and stellar jay in mid-June. We also plan to put in a few more boulders to protect the bronze statues of the wildlife so this type of accident does not recur.

NEWS FLASH - April 8, 2013 - 5:34 p.m.
ZILLOW = GARBAGE

I have written many times about the inaccuracies on the Zillow website when it comes to their property valuations that they call "Zestimates". The house at 145 Selby in Incline Village closed escrow a couple of days ago at $730,000. But the folks at Zillow for some inexplicable reason are showing the property removed from the market (not sold) and a valuation estimate of only $604,275. Here is a link to their web page with the inaccurate info.

If you are are a buyer or seller and you have been visiting the Zillow website in an effort to get information about properties in Incline Village and Crystal Bay this should once and for all put to rest the discussion about the inaccuracies of their property valuation estimates. Zillow personnel have admitted in the past that their algorithm does not work in communities like ours where the properties are custom homes.

So, why do they continue to pump out this garbage? I wish that the National Association of Realtors would file a class-action lawsuit against Zillow and put this company where it belongs (which is essentially a parlor game like Farmville on Facebook).

NEWS FLASH - April 9, 2010 - Here's an excerpt from an article from Inman News that discusses the financial strength of the parent company of Coldwell-Banker, Century 21 ERA, Sotheby's International Realty, and Better Homes and Gardens Real Estate. I don't write this stuff, I'm just reporting the news.

"Despite a 10 percent annual increase in revenue, real estate franchise and brokerage giant Realogy Holdings Corp. says it expects to lose up to $78 million during the first quarter, thanks largely to $89 million in interest expenses on the company's debt.

...In a regulatory filing, Realogy said an October initial public offering of 46 million shares that raised $1.176 billion after expenses helped the company trim $2.9 billion in debt. The company finished 2012 with $5.9 billion in total liabilities, including long-term debt and deferred income taxes, down from $8.8 billion at the end of 2011."

Now that is one heck of a lot of debt for a company that generates enormous revenues and has a huge number of agents. Just one more reason that this Incline Village real estate agent is happy to be with RE/MAX.   Click Here to Read the Entire Article

SUPER PROPERTY ON THE MOUNTAIN GOLF COURSE!!
716 Bunker Court
- REDUCED $300,000!!
Beautiful Sederquist design, extensive use of redwood throughout this stunning home with 3 master suites. Superb location next to Mountain Golf Course and State of Nevada Conservation land. Elegant architecture, spacious rooms, 3700+ square feet, family room, formal dining, living room, breakfast nook, huge laundry room, den / office. Wraparound deck, 2 fireplaces, oversized 2 car garage. $1,300,000

April 1 - 7, 2013
We had another remarkable week on the Incline Village real estate scene with 11 properties going into escrow and 10 properties closing escrow. Once again it was a very interesting property mix with a disproportionate number of houses getting accepted offers. The Incline Village MLS brings us eight houses, two condos and one freestanding condo going under contract.

New Listings          Price Changes             In Escrow          Closed Escrow

It's also important to note that a couple of the properties going into escrow had multiple offers reinforcing the notion that we have made the transition from a buyer's market to a seller's market. However, sellers should not get too carried away as it is those properties in good locations that are priced fairly which are attracting multiple buyers to the bargaining table. And once again we saw action in all price ranges with the properties getting accepted offers having asking prices from just under $365,000 all the way up to $6,375,000 for the lakefront house at 30 Crystal Dr. in Crystal Bay.

The two most intriguing listings in the eyes of this Incline Village real estate agent are the freestanding condo at 899 Southwood – #7 Lodgepole Park and the panoramic Lakeview home at 359 – First Green. The former property is offered at $995,000 and features over 2300 ft.² of living space with three bedrooms, 2.5 baths and a small loft area that makes a nice place for an office. You also get a two-car attached garage along with a low elevation location that is just a couple of blocks from the beach.

The house on First Green boasts over 6000 ft.² in which to roam. You will find five bedrooms, 5.5 baths plus a four car attached garage at this lovely East slope property situated on nearly 3/4 of an acre. Offered at $3,795,000, this panoramic Lakeview home is worth a look for anyone shopping in this price range.

Only one price change on the Incline Village real estate market leaps out at me. 337 Woodridge Way was reduced $49,000 down to an even $750,000 asking price. While this well maintained home could use some updating you get a lot of bang for the buck at over 3000 ft.². You'll find a filtered Lake view along with five bedrooms, three baths, a two-car attached garage and a nice lot of around 1/3 of an acre. The property came on the market in mid-December, so a price change at this time of year (instead of waiting until June or July) tells me that the seller would like to see an offer sooner rather than later.

On a recreational note, ski season is winding down pretty fast as the warm temperatures brought on by a Southwest wind and series of unseasonably warm weather systems is quickly eroding the snow pack. Diamond Peak is wrapping things up this weekend and conditions at all the resorts are highly variable depending on the direction that the slopes face. Anything with a West or South facing aspect is losing snow quickly and some of the hiking trails are opening up much earlier than normal. Water levels in the creeks will drop extremely fast and we might have a drier backcountry with a higher fire danger than in 2012 (and that was a very dry year).

Please exercise caution when you are traveling in the backcountry this year especially if you are smoking cigarettes or planning to build a fire on a camping trip. It would not surprise me to see the forest service put restrictions on campfires, smoking or having any type of open flame in the national forest before the official onset of summer arrives.

March 25 - 31, 2013
With thunderstorms bringing a dose of rain to Lake Tahoe and a little bit of snow at high elevation, March goes out like a lion on this Easter Sunday. The Incline Village real estate market brings us a terrific amount of activity during the past seven days including 14 properties closing escrow, three condos and five houses going into escrow and a passel of new listings.

New Listings          Price Changes             In Escrow          Closed Escrow

Unfortunately, the website that provides MLS information has been having issues today so this Incline Village real estate agent will be writing more in this blog in the next couple of days. Now that we are getting a lot of new listings on a regular basis, I am going to try and put links to them on this web site more frequently (daily whenever possible). I'll write more commentary as time permits, but you can always send me an e-mail or give me a call if you'd like more info about anything up here in Incline Village and Crystal Bay.

McCloud shoppers will want to take a look at #153 located in the group closest to the beach. Priced at 445K, this ground level 2BR, 2BA, 1089 sq. ft. condo is in one of the best locations in the complex. Mostly original, well maintained, nice owners, could be the next one to sell in McCloud.

I was stunned to see 679 - 14th Green come back on the market at 90K below the old asking price.  Now only 777K, this is the absolute best value in a single family home right now in Incline Village under 800K.  Please contact me if you're interested, there were lots of people at the open house on Saturday, so it may sell during the holiday week.

1048 Apollo Ct is back in escrow after falling out only a few days before. Good bones, could use some updating, but the asking price of 899K made it very interesting to lakeview buyers with so few properties under $1 mil. in our community having a nice view of Tahoe.

March 18 - 24, 2013
It was just a moderately busy week for this Incline Village real estate agent as I was putting the final touches on the upcoming spring edition of my quarterly newspaper. I did manage to squeeze in a little bit of skiing on three different mornings and the conditions were as varied as the jagged topography of the Sierras. Somewhat springlike conditions last Monday, around half a foot of windblown powder on Thursday and midwinter firm racing conditions on Saturday. If you are planning to come up and ski over the Easter holiday bring your good skis and your rock skis because the snow is melting off fast especially at the lower elevation resorts and on south facing runs.

The Incline Village real estate market slowed down a little bit from the rapid pace of sales that we have been experiencing. The Incline Village MLS reports four properties going into escrow, seven properties closing escrow, just two price changes and a whopping 15 new listings (seven of which were repeats from the past). Our market will need at least 150+ new listings between now and the end of August just to meet the demand which has risen sharply over the past 12 months.

New Listings          Price Changes             In Escrow          Closed Escrow

The properties going into escrow during the past week in Incline Village and Crystal Bay ran the gamut from a condo at $415,000 all the way up to a panoramic Lakeview home on the East slope priced at just a smidgen under $2 million. The lowest priced single-family home currently for sale on the Incline Village MLS is offered at $570,000 and it's only 1320 sq. ft. As the inventory has diminished during the past year the vast majority of budget priced properties are no longer available.

Checking out the new listings, we had two, 3BR units come on the market in Third Creek. #9 is a spacious 1900+ square foot three-bedroom, three bath, inside unit facing the golf course on the Northwood Boulevard side priced at $599,000. #182 is a three-bedroom, 2.5 bath property facing Highway 28 on the gated side offered at $650,000. I will be putting #96 back on the MLS on Tuesday, March 26. This condo is a three-bedroom, three bath, end unit on the gated side next to a nice chunk of open space at $679,000. Buyers would do well to check out all three properties since the floor plans are different and the locations each have their own special merits.

The new listing at 568 Tyner Way poses some interesting possibilities at the asking price of $650,000. Built in 1972, this four-bedroom, two bath, 1212 square-foot home with a nice big deck but no garage could be either a fixer-upper or a tear down, it's all in the eye of the beholder. Probably a lot of coverage based on when the place was constructed and you do get a view of the mountains. It's a short sale ( not many of those left here).

Arguably, the tastiest new listing this week is the lovely home built in 2000 at 112 Steam Cir. Featuring four bedrooms, 3.5 baths, a nice level lot of .315 acres in the Millcreek subdivision and high quality finishes throughout, the asking price of $1,495,000 is likely to draw a lot of attention.

Just one price change really grabs me this week and it's for the nice single-family home at 599 Lucille. Moving from $998,000 down to $959,000, this four-bedroom, 3.5 bath home of just over 3000 ft.² with a two-car attached garage sits on a large level lot that's more than 6/10 of 1 acre. Spacious rooms and a floor plan that provides privacy for each of the two master suites makes this one worth a look especially at the new asking price.

March 11 - 17, 2013
Happy St. Patrick's Day! It's a beautiful Sunday on the North Shore of Lake Tahoe as this Incline Village real estate agent fires up the computer and takes a look at the recent activity in our market. The Incline Village MLS brings us 10 new listings ( three of which are repeats), zero price reductions, five properties going into escrow and five properties closing escrow.

New Listings        In Escrow          Closed Escrow

The most important of all the statistics would be the complete lack of any price changes during the past seven days. Quite a change from the past few years when price reductions very often overwhelmed the number of new listings in any given week. This is just one more indicator that the Incline Village and Crystal Bay real estate market is showing strength and continuing to trend in a positive direction. Sellers have no need to make reductions when they believe that prices are moving upward.

I'm not sure why we had three new listings in Mountain Shadows but this brings a bit of variety to a very popular condo complex in Incline Village where the inventory had dwindled to the low single digits. Two of these condos that were listed for sale are constructed with the large 1782 square-foot floor plan. The asking prices for these properties range from $289,000 up to $389,000.

Yours truly just listed #224 McCloud which is a rare one-bedroom penthouse unit with a nice Mountain View and sunny southern exposure. Offered furnished, the asking price for this condo is $325,000. One of the nice features is that the garage is basically attached (not the normal detached variety that you find in the McCloud condo complex). You walk down an inside staircase and at the bottom of the stairs just a couple of steps away is the front door to your garage. This is a big plus not just for everyday use but especially when we get those Tahoe snowstorms. Click Here to See a Virtual Tour

The only single family home listing that catches my eye this week in the moderate price range is the remodeled property at 480 Winding Way. The asking price of $975,000 seems pretty reasonable considering you have nearly 3500 ft.² of living space, four bedrooms, 3.5 baths, a two-car attached garage and all of it situated on a large level lot of nearly one half-acre. Located in the Woods subdivision, this low elevation location provides easy access to Highway 28 and the center of town.

The stunning piece of architecture and gorgeous chunk of land that comprise 857 Lakeshore will attract lakefront buyers especially with the asking price of $18,850,000. Bearing strong resemblance to a French château, this five bedroom home boasts 9000 ft.² of living space on a 1.7 acre lot with its own private beach, pier, boat hoist, buoy, and interior finishes that will astound and amaze. Incredible landscaping, quite possibly the most romantic and beautiful setting for a lakefront property in Incline Village or Crystal Bay.

March 5 - 10, 2013
As a couple of much-needed winter snowstorms dropped a few inches on the houses and condos in Incline Village but more like a foot or two at the ski resorts, ski conditions have improved dramatically during the past week. Even though a lot of people were out on the slopes enjoying the fresh powder the Incline Village real estate market continued to move steadily along with eight more properties going into escrow. The MLS update for the week also brings us four price changes, seven new listings and five properties changing hands to new owners.

New Listings          Price Changes             In Escrow          Closed Escrow

Properties going under contract ranged from a three bedroom condo in the Tahoe Racquet Club priced at $182,000 all the way up to the lovely freestanding condo at 857 Lake Country offered at an even $1 million. The super deal alert that I wrote about earlier in the week located at 579 Sugarpine Dr. got an accepted offer just three days after coming on the Incline Village MLS. I rarely post a super deal alert, but when I do buyers need to jump on it before it gets snapped up by someone else.

Of all the properties closing escrow during the past week, the most noteworthy is the freestanding condo at 1114 Altdorf Terrace. What makes this property special is not that it's just a pretty decent place, but what happened with the price history is an indicator of where our market is heading.

This nice freestanding condo was priced at $539,000 when it was withdrawn from the market in January 2012. It came back on the market in December 2012 with the new asking price of $589,000 and sold for $552,500, which is approximately 3% above the old asking price. What makes this a significant is that it shows the return to a sellers market and the uptrend in property prices is being confirmed with sales like this.

Buyers in 2013 are going to find that very often a property that was withdrawn from the market in 2012 will come back on at a higher asking price to reflect the new reality of current market values for Incline Village and Crystal Bay real estate. You can still get a great deal and you will be paying a price that is well below the peak of the real estate boom, but if you are waiting on the sidelines for prices to retreat from where they are now that won't be until the next recession, if ever.

The best price change of the week is for the panoramic Lakeview property in Crystal Bay located at 450 Pahute. Now priced at $1,185,000, that is a $180,000 price reduction from the old asking number. The proximity to Highway 28 gives you easy access to everything on the North Shore of Lake Tahoe. In this home with a nicely remodeled kitchen you will find four bedrooms, three full baths, two half baths and over 4000 ft.² of living space from which to enjoy spectacular views of the Lake and surrounding mountains.

Only one new listing other than the above-mentioned 579 Sugarpine Dr. really catches my eye this week. Lakefront shoppers who have been waiting for a superb house and a fantastic location will want to check out 587 Lakeshore Dr. The asking price is $10 million; cash is always better since not every lender can finance this kind of a jumbo loan. It's such a special property that I am putting a link to the basic information and some pictures right here on my home page which is something that I rarely do. Click Here for MLS Info

February 25 - March 4, 2013
It's the year without an off season as the Incline Village real estate scene continues to move along at a summertime pace with 12 more properties going into escrow during the past seven days. Along with 11 properties closing escrow and only two new listings, the inventory continues to decline while the demand for properties at North Lake Tahoe steadily increases. The inventory of houses, condos and freestanding condos for sale in Incline Village and Crystal Bay sits at a six year low of only 184 properties. The numbers on the Incline Village MLS continue to show positive signs of a stronger market and uptrend in prices.

New Listings          Price Changes             In Escrow          Closed Escrow

I spent last week in Las Vegas for the first time in 20 years. It was my inaugural trip to the annual RE/MAX convention and marketing meetings. Since I don't gamble, I spent my time networking with agents from all over the world and learned a lot of new information in the various lectures and classes that I can apply to my Incline Village real estate business. The folks at the RE/MAX corporate office did a remarkable job bringing in a number of top quality speakers and provided a terrific forum. But it would not have been a trip to Las Vegas without the obligatory sightseeing and I also enjoyed a couple of very good shows; Rock of Ages at the Venetian and Kenny Loggins at the MGM Grand.

The only new listing on the Incline Village MLS that is not a repeat is the tastefully appointed home at 577 Sugarpine Dr. Offered at $1,150,000, this four-bedroom, four bath, 3065 square-foot home is situated on a nice level lot of .413 acres. I think the property has a great floor plan with two separate living areas, nicely remodeled kitchen, privacy for all of the bedrooms and two master suites. Arguably the best value among low elevation homes in its price range, please contact me for more information or if you wish to see this property before it disappears.

Just one price change in all of Incline Village and Crystal Bay last week. 818 Lakeshore was reduced $100,000 and is now priced at $1,395,000. Built in 1967, this remodeled two bedroom, two bath, 1982 square-foot place comes with a two-car garage and sits on the same size lot as the house on Sugarpine. Walking distance to everything, you are surrounded by properties with prices that range up into the stratosphere.

Anyone shopping for a Lakeview home at Lake Tahoe is encouraged to read the well-written article that appeared recently in the Wall Street Journal. It really helps to explain how the price of a property can be dramatically impacted depending on the type of view.
Click Here to Read the Article

If you have been searching for a home or condo in Incline Village and Crystal Bay and can't find what you are looking for please contact me and let's sort through the pocket listings that myself and the other top agents have in our portfolios. Almost every time I have been showing property during the past few months my buyers have been looking at someone's pocket listings along the way in an effort to find just the right place. Whether you are seeking a one-bedroom condo, a family home or that special Lakeview property, if you can't find it listed for sale on the Incline Village MLS it's time to ask about what's available in the way of pocket listings.

February 18 - 24, 2013
Another stellar week on the Incline Village real estate market as the Incline Village MLS brings us 13 more properties going into escrow and nine of them were houses. This is extremely unusual for the middle of winter since we normally have too much snow on the ground for buyers to have any clue as to the lay of the land. But with the snow melting off on most properties below 7000 feet, buyers were out in full force during the Presidents' Day holiday week.

New Listings          Price Changes             In Escrow          Closed Escrow

Once again, the properties getting accepted offers spanned a very broad range of prices from $70,000 for a small office on Incline Way all the way up to $6.3 million for the lakefront home at 1143 Lakeshore Dr.. The stunning contemporary style home at 1055 Sawmill Rd. offered at $1,845,000 and with one of the nicest home theaters you will ever find in our community, also went under contract.

The nine properties closing escrow on the Incline Village real estate scene ran the gamut from a condo at $175,000 in Tahoe Sierra Pines all the way up to the gorgeous 8300+ panoramic Lakeview home at 547 Sugarpine Dr. The latter property was built in 2001 and looks hardly lived in. Elegant use of stone and wood throughout along with plenty of space for the entire extended family.

Checking out the new listings on the Incline Village/Crystal Bay real estate update we've got a three bedroom, 2 bath condo at #3 Tahoe Racquet Club priced at $182,000. This particular condo has a view of the mountains and is located near the front of the complex for easy access and close to guest parking.

Low elevation shoppers looking in the $900,000 price range will want to check out the freestanding condo at 773 Mays Blvd. With nearly 2800 ft.² of living space, this three-bedroom, 2.5 bath property has a nice size family room, spacious great room, well appointed kitchen and a walk to everything location across the street from the Village Shopping Center.

And if you need more room in which to stretch out then the 5490 square-foot Lakeview home at 786 Burgundy Rd. might be your style. Offered at $2,195,000, you'll find four bedrooms and 4.5 baths along with a three car garage situated on a large 1.636 acre lot on the East slope.

All the price changes on the Incline Village MLS during the past week have some merit and due to my slightly impacted schedule this evening I can only recommend that you click on the price changes link above and check them out. These nine properties are priced under $1 million and include a couple of places in McCloud, a Lakeview condo in Bitterbrush and a cute little place in the Millcreek subdivision at 1072 Sawmill Rd.

I'd like to ask everyone to do their snow dance, the storm last week dropped a little bit of champagne powder on the west slope of the Sierra and freshened things up at Sugar Bowl adn the top of Squaw, Alpine, Homewood and Heavenly. But, there was no accumulation of any significance at Diamond Peak,Mount Rose or Northstar and the conditions are starting to deteriorate. If we get warmer weather during the next week it will help to soften things up and make the skiing more enjoyable, but it will also result in the remaining snowpack dwindling rather quickly.

February 11 - 17, 2013
While a big chunk of America is going on vacation over the Presidents' Day holiday weekend, the Incline Village real estate market is doing anything but taking a vacation during the past week with 10 more properties going into escrow. As the inventory of houses and condos on the Nevada side of North Lake Tahoe continues to decline, properties ranging in price from $255,000 up to just under $1.5 million got accepted offers in the past seven days.

New Listings          Price Changes             In Escrow          Closed Escrow

Sales activity continues to remain concentrated in the lower and moderate elevation properties. However, we did have a Lakeview property on the East slope along with another Lakeview place up high in the Apollo subdivision go under contract. There is just something about having a Lakeview of any kind when you own a place up here at Tahoe that is not only attractive on a day-to-day living basis but advantageous upon resale.

There are not many price reductions this time of year on the Incline Village MLS and for good reason. With most sellers doing price reductions in the late summer or fall if their properties have not received an offer, winter brings a few new listings each week but the price reductions dwindle.

During the past week we had two properties with price adjustments and the only one that makes a blip on my radar screen is 881 South Dyer. This spacious four bedroom home of nearly 5000 ft.² sits on a lot that is just under 1/2 acre in size. Soaring ceilings, moderate elevation location in the Woods Subdivision and what appears to be a relatively motivated seller with the latest $85,000 price reduction makes this one worth a look at $1,365,000.

Building a house in the Lake Tahoe basin can be a bit of a challenge, but a nice little piece of land just came up for sale at 561 Len Way for only $250,000. Just under 3/10 of an acre in size with a gentle slope, there is nearly 3000 ft.² of coverage available for anyone looking to build a new home in Incline Village.

If you would rather have a place that is move-in ready and where you don't have to deal with landscaping or snow removal, then you may wish to consider #13 The Pointe. Offered a sliver under $1.3 million, this panoramic Lakeview condo has three bedrooms, three full baths and 2794 ft.² of living space for you to enjoy. Underground parking garage, use of the amenities at Third Creek ( except for the clubhouse), and a fine low elevation location makes this one worth a look.

My new listing at 1049 Apollo Way is one of the best Lakeview offerings in town at the present time. Scroll up to near the top of this page and see the beautiful sunset photo or
click here to see the virtual tour. Priced under $300 per square foot, the property is in great shape, has good bones and is surrounded by forest service land for excellent privacy.

February 4 - 10, 2013
It was a combination of things that prevented this Incline Village real estate agent from getting in very much skiing during the past week. I was able to get up on the mountain for a couple of hours last Monday and Tuesday. With copious amounts of sunshine and slightly warmer than normal temperatures, last Monday provided beautifully soft and almost springlike conditions. Tuesday morning it was firm and fast, but still pretty enjoyable on anything that had been groomed. But as my workload increased and the ski slopes became bulletproof later in the week it was time to focus on the activity on the Incline Village MLS, showing property and the deals I have in escrow.

New Listings          Price Changes             In Escrow          Closed Escrow

I am happy to report that my listing at 793 Trent Court closed escrow last week. After coming off the MLS back in the fall I marketed this property as a pocket listing on my website and by networking with other agents. One of the agents with whom I'd been having regular conversations had a buyer who was interested in the property and we put together a deal that closed last Thursday.

Budget shoppers may wish to check out the two new offerings at #58 and #96 Woodstock. Priced between $185,000 and $285,000 these are two bedroom, two bath condos with different floor plans and finishes from which to choose. This is a very popular condo complex due to its proximity to the center of town, post office and the Village shopping center.

Lakeview lovers will want to take a gander at 359 Wilderness Court before it disappears. Situated on a lower elevation cul-de-sac on the East slope, this 5300 square-foot home features four bedrooms, 4.5 baths plus a nice size family room and a game room. Very private setting, nice interior, the pictures don't do it justice. If you have been waiting for a spacious Lakeview home on the East slope of Incline Village under $2.5 million please contact me for more information or to take a look.

The only price change on the Incline Village real estate market during the past week worthy of electrons in this blog is the $175,000 alteration at 592 Tyner Way. This 6100 square-foot Lakeview home comes with five bedrooms, 5.5 baths, a four car attached garage all situated on a lot of 1.16 acres. Now offered at $2.5 million, this house originally came on the market at just under $3.1 million.

There was a healthy amount of sales activity with seven properties going into escrow and seven properties closing escrow during the past week. With prices ranging from $230,000 all the way up to just under $1.9 million for a Lakeview home on the East slope houses outnumbered condos going into escrow by 4 to 2. It's not every day that we have an investment residential property going under contract, but one of the duplexes over on Tomahawk priced at 319K got an accepted offer.

January 24 - February 3, 2013
As the days are getting longer and copious amounts of sunshine have returned to the Lake Tahoe basin, the Incline Village real estate market tacked on another stellar week to wrap up the month of January. We saw nine properties go into escrow which makes a total of 20 properties going under contract during just the last two weeks. That would represent a large percentage of the activity for the entire first quarter of 2009 which shows you how far we have come since the recession.

New Listings          Price Changes             In Escrow          Closed Escrow

It was a very busy week for this Incline Village real estate agent and Monday was no exception. I was out showing property with two different buyers, working on a couple of listing agreements and squeezing in a few runs up at Mount Rose. On the sunny Slide side of the mountain snow softened up a little bit making for perfect conditions. The Rose side was a bit more variable but Waterfall and a few other runs were nicely groomed and lent themselves to high-speed skiing with so few folks on the mountain.

There are 2 rather intriguing new listings on the Incline Village MLS to contemplate. Kicking things off at $415,000 is the 1416 square-foot, two bedroom, two bath Lakeview condo at 609 Lariat Cir. Tastefully remodeled, this three-story unit has a loft that works well for an office area along with a one car attached garage and a short South facing driveway.

If you would prefer a Lakeview home instead of a condo then 725 Cristina might be worth a look. Priced a smidgen under $1.2 million this three-bedroom, four bath, 2620 square-foot home comes with a three car attached garage. Built in 1985, it is situated on a large lot of nearly 6/10 of an acre on the very sunny East slope.

The single-family home in the Lakeview subdivision at 631 Martis Peak got an accepted offer just a few days after coming on the market. Priced at 999K, this four-bedroom, 3.5 bath property drew a tremendous amount of interest shortly after being listed. It looks like homes in the Lakeview and Millcreek subdivision will continue to be in high demand and buyers will have to move swiftly when they receive notice of a new listing in one of these locales.

There is just one price reduction on the Incline Village real estate scene that catches my eye during the past week. 330 Glen Way – #1 was reduced $20,000 and is now quite appealing at $959,000. This luxurious freestanding condo with high-end finishes from top to bottom has 2863 ft.² featuring three bedrooms, 3.5 baths, and a low elevation location just below Highway 28.

Looking at the 9 properties closing escrow on the Incline Village MLS last week the prices range from $165,000 for a condo in the Tahoe Sierra Pines complex all the way up to $3,350,000 for the stunningly beautifully remodeled panoramic Lakeview home at 559 Dale Dr. Also factored into the mix were two 3BR condos in McCloud with final sale prices ranging from $529,000 up to $550,000.

Check out my article later this week at www.TahoeBonanza.com where I review the upsurge in sales in January 2013 for the Incline Village real estate market. Just to give you a taste of the pace of sales, below are the two charts that form the basis for the article.

# Of Properties Going Into Escrow
January 2013               34
January 2012               18
January 2011               14

# Of Properties for Sale
January 2013               201
January 2012               312
January 2011               347

January 23 - 28, 2013
It was another banner week for the Incline Village real estate market with 11 properties going into escrow on the Incline Village MLS. Normally that would be considered a good week of sales in the summertime. So, the combination of pent-up demand, low interest rates, reasonable prices and California Proposition 30 are all working in favor of real estate sales on the Nevada side of North Lake Tahoe. The prices of properties going under contract ranged from $185,000 all the way up to $2,495,000 which is a good indicator for all market sectors.

New Listings          Price Changes             In Escrow          Closed Escrow

This Incline Village real estate agent was out showing property three times last week and it looks like I will be hitting the pavement again with buyers on Monday and Wednesday to look at more houses. The main roads are relatively clear, but all of the secondary roads have a coating of ice and snow from the precipitation that mother nature provided us during the past 24 hours. Be very careful when driving the next couple of days until warmer temperatures arrive and the sunshine helps to clear the asphalt.

Budget two bedroom condo shoppers may want to take a look at #37 Woodstock priced at $219,000. This is a relatively rare one level floor plan overlooking the open space. The complex is right in the center of town so you can walk to the shops, restaurants and the post office.

At the $2 million price point located at the intersection of Lakeshore Boulevard you will find the 3000+ square foot home at 99 Shoreline Circle. Featuring four bedrooms and 2.5 bathrooms, this residence is situated on a relatively level downslope lot of .412 acres. Just a short walk from the ever popular Burnt Cedar Beach.

Luxury buyers looking in the Millcreek subdivision will want to check out 1056 Millcreek Rd. price just under $2.5 million. This mountain style home of 4633 ft.² boasts five bedrooms, four full baths, a three car garage and views of the Sierras.

The inventory of properties for sale in Incline Village and Crystal Bay now sits at exactly 200 houses, condos and freestanding condos. While it's normal for several dozen properties to come off the MLS during the winter months, when compared to the exact same time over the past several years this is by far the fewest number of places on the market. If you can't find what you want among the current active listings, myself and the other top agents have pocket listings that just might work for you!

January 14 - 22, 2013
Regular readers of my Incline Village real estate blog will remember that in last week's update I gave a positive review about the house located at 1094 Tiller Dr. That property was on the Incline Village MLS realtor tour this morning but it was all for naught because the property got an accepted offer today. It was nice seeing the place just out of curiosity, I am surprised that a couple of my buyers did not jump on this property because it is an excellent value and in a superb location in the Millcreek subdivision.

New Listings          Price Changes             In Escrow          Closed Escrow

I'm a little behind on the journalistic side of the business as I have been rather busy nurturing four transactions in escrow, showing property to a few different buyers and squeezing in a little bit of skiing in the mornings last week. While the cold temperatures have preserved an excellent base at the Lake Tahoe area ski resorts, we could definitely use some new snow to freshen things up. At least the temperatures are a good 20° to 25° higher than last week during the day, but we are still down in the single digits at night under crystal-clear, starry skies.

Sales activity on the Incline Village real estate market continues strong with eight more properties going into escrow, six places closing escrow and the properties going under contract covering all price ranges from $300,000 up to $2.7 million. The inventory is down to only 200 properties for sale in Incline Village and Crystal Bay. Even if you add in the 40 or so properties that expired from the Incline Village MLS at the end of December, we still have the lowest level of inventory in over five years.

There are two excellent new listings worth a close look depending on which end of the spectrum you are shopping. 120 Country Club Drive - #36 Country Club Villas is a three-bedroom, 2.5 bath, 2000+ square-foot freestanding condo across the Street from the Hyatt Hotel and Casino. Situated in one of the five best locations in the entire development and priced at only $830,000, this property drew rave reviews from everyone on the Incline Village MLS realtor tour this morning.

If you have been waiting for a unit in this complex in a good location ( the last couple of places on the market were not in my favorite spots), then you will need to run, not walk to take a look at this place before it gets an accepted offer. Please contact me pronto if you would like more information or wish to take a look at this property.

Now off the drawing board and into production is the stunning new piece of architecture with a panoramic Lakeview at 517 Crossbow. This 6400 square-foot home is being built by Ira Rodman who is famous for his super high quality construction and impeccable attention to detail. Offered at $5,295,000, this five bedroom, 5.5 bath masterpiece sits on a large lot of approximately 3/4 of an acre on the prestigious East slope of Incline Village. Enjoy spectacular sunsets along with endless panoramic views of Lake Tahoe from this elegant new work of craftsmanship.

There were a handful of price changes on the Incline Village real estate scene, but only one gets a nod from me and any electrons from my website. The freestanding condo at 282 Deer Court received a price reduction of more than $50,000, bringing it to the new offering price of $995,000. Located in a beautiful gated complex just south of Highway 28, this is a four-bedroom, 3.5 bath, 2700+ square foot home with lovely interior finishes, soaring ceilings and wonderful natural lighting.

January 7 - 13, 2013
It's July in January for the Incline Village real estate market as we had 8 more properties going into escrow along with some great powder skiing. The coldest snowstorms of the year brought between 12 and 18 inches to the local ski resorts at Lake Tahoe and with nighttime temperatures down around zero the snow quality was fantastic! I had a chance to squeeze in a couple of hours of skiing three different times last week and enjoyed making fresh tracks on the uncrowded slopes at Mt. Rose.

New Listings          Price Changes             In Escrow          Closed Escrow

While almost all of the new listings on the Incline Village MLS were repeats, the big news is that all four price changes were actually increases in the asking price. With real estate prices turning around during the past 12 months and distressed properties disappearing from the Incline Village/Crystal Bay real estate marketplace, we should anticipate more of this price increase activity during the coming year.

There are two new listings that catch my eye this week and it's a charmer located at 145 Selby Dr. Situated on a level lot of nearly one half-acre in the Millcreek subdivision, this remodeled three-bedroom, two bath, 1425 square-foot home also comes with an attached two car garage. Priced at $750,000, this low elevation property is just a short walk from Lakeshore Drive.

If you need a bit more living space then the single-family home at 1094 Tiller Dr is certainly worth a look. Inside nearly 3300 ft.² you will find four bedrooms, three baths, a family room, formal dining room, den, utility room, workshop and a large level lot just around the corner from the house described above. Offered at $959,000, it's a lot of bang for the buck when you consider the great location and partially remodeled interior.

Taking a look at the properties changing hands to new owners on the Incline Village real estate scene during the past week the prices range from around $190,000 for a condo on Northwood all the way up to $1,125,000 for a Lakeview home in the nosebleed section of upper Tyner. Properties getting accepted offers and opening escrow ran the gamut from $199,000 for little fixer-upper condo in Tahoe Sierra Pines to a lovely Lakeview home on Ponderosa Avenue priced at $1,895,000.

Buyers continue to scour the market in all price ranges and write offers for properties that show well and are fairly priced. As the inventory continues to decline year-over-year, buyers have fewer properties from which to choose and finding a great location becomes a bigger challenge every day.

December 30, 2012 - January 6, 2013
It was a very busy week for this Incline Village real estate agent as I was out showing property a few times, nurturing two deals through escrow and getting a couple of offers on my listings. Good thing it was a holiday week or I would have been disappointed that I only squeezed in one morning of skiing with the great conditions we've been having at Lake Tahoe. Hopefully this coming week I can hit the slopes for a couple of hours each morning, so if I don't return phone calls or e-mails immediately that would likely be the best explanation.

New Listings          Price Changes             In Escrow          Closed Escrow

The Incline Village MLS did not take a breather last week with nine properties closing escrow and seven properties going into escrow as buyers continue to write offers almost daily. The pace of sales activity continues strong for this time of year as holiday visitors were looking at property along with enjoying all of the usual winter festivities. It was nice to see the bars and restaurants filling up every night, local businesses have about 12 weeks a year to really make money and this holiday season did not disappoint.

Not much to report on the new listings front, but there are a handful of price changes that merit a closer look before they go under contract and disappear from the Incline Village/Crystal Bay real estate market. Properties getting adjustments ranged from a $30,000 alteration for the cute little cabin on the Championship Golf Course at #13 Cedar Crest now priced just under $295,000 all the way up to $145,000 for the panoramic Lakeview home at 671 Fairview Blvd. now fetching $2,850,000.

Buyers for properties in the $800,000 price range have two tasty choices to contemplate as we enter the second week of 2013. 784 Fairway Blvd. shed $50,000 of excess weight and is now quite attractive at $749,000. Located just a stones throw from the putting green at the championship golf course, this three-bedroom, two bath, 2205 square-foot single-family home has a rare level lot and plenty of parking for your boat and all of your guests.

If you would rather have a bit of a Lakeview and don't care about being walking distance to the golf course then the latest price reduction at 960 Apollo Way might be the answer. Now offered at $799,000, this three-bedroom, two bath, 2370 square-foot home has a lovely woodsy setting and is adjacent to a creek. It's taken some time for this property to fall into a price point that will grab attention, but at this new number I expect it will get a lot of interest.

Taking a glance at the properties changing hands to new owners on the Incline Village real estate scene we had action across the board from condos in the 300s all the way up to the luxurious home at 951 Divot Dr. that went as a short sale at $2.1 million.

Yours truly closed escrow on #174 Third Creek where I represented the seller of the property and that concluded a run of five closed transactions during the month of December for me. If you've been wondering why I have not reported a lot on ski conditions it's because I was super busy with nurturing all of these deals through escrow.

As the inventory of condos and houses for sale continues to shrink, I anticipate that prices will begin to trend upward in 2013. There are only a few distressed properties left in the entire Incline Village/Crystal Bay real estate market and they are about to go the way of the dinosaur in the coming year.

December 24 - 29, 2012
There are not a lot of new listings or price changes to report during the past week on the Incline Village real estate market. But when it comes to properties going into escrow and closing escrow buyers and sellers continued to conduct business at a very rapid rate.

New Listings          Price Changes             In Escrow          Closed Escrow

Taking a quick look at the new listings on the Incline Village MLS last week #49 at 999 Lakeshore is back on the market with an offering price of $1,195,000. This lakefront condo complex is located right across the street from the Hyatt and almost next door to the Lone Eagle Grille. From this two bedroom, three bath, 1734 square-foot property you will find a filtered Lake view from the premises and if you take a few steps down to the private beach you will be treated to a stunning panoramic view of Lake Tahoe.

Only one price reduction catches my eye on the Incline Village real estate scene as we come into the home stretch for 2012. #298 Burgundy Hill is now offered at $344,000 for this two bedroom, two bath, 1200+ square-foot end unit with an underground parking garage. Located about 1/2 mile below the Diamond Peak Ski Area.

While residents and visitors enjoy the great ski conditions and holiday revelry, real estate sales continued on a solid pace right up through the end of the year. Even with more than 3 feet of new snow lining the streets and sidewalks, buyers are out in full force looking at houses and condos and writing offers. During the past week six more properties in Incline Village and Crystal Bay went into escrow wrapping up a strong rebound year in 2012.

Once again we saw activity across the board with the properties getting accepted offers ranging from two bedroom McCloud condos in the los 400s all the way up to a beautiful 8300+ square foot home in the Ponderosa subdivision with an asking price just under $3.5 million. Included in the mix of properties going under contract is the gorgeous new construction on Spencer Way that carried a price tag of $2,249,000. While there are still plenty of bargain hunters beating the bushes for the rapidly depleting inventory of lower-priced properties in Incline Village and Crystal Bay, moderate and luxury shoppers are combing the woods and snapping up quality properties in good locations.

The seven properties closing escrow on the Incline Village MLS during the past week are evidence of the high level of activity among value shoppers during autumn. It generally takes between 30 and 60 days for a property to close escrow after it has gone under contract, so the transactions that closed this week give us a window back in time. All of the houses and condos that changed hands to new owners during the last week of December had asking prices under $600,000. Autumn is a time when many people, especially residents of northern California can make a quick trip up to Lake Tahoe and scope out properties looking for the most motivated sellers.  The transactions that were completed last week reflected to some degree the emphasis on autumn bargain hunters reaping the rewards.

Luxury properties have been selling at a more rapid pace in 2012 than at any time in the past five years. A lakefront home on Vivian Lane sold for all cash at more than $10 million continuing to make this market segment an important part of the real estate recovery.  After the financial markets crashed in late 2008 and early 2009 the vast majority of luxury property buyers took a seat on the sidelines and waited for a bit of confidence and certainty to return to the real estate scene. Now that prices have bottomed out, markets have stabilized and the inventory has dropped to its lowest level in five years, there is a lot of pent-up demand among buyers in all price ranges but especially at the super high-end.

All of this bodes well for a strong start to the coming year as buyers continue to flock to Lake Tahoe while enjoying all of the recreational amenities this paradise has to offer.  Real estate is the biggest industry in Incline Village and it is the economic engine that helps to support directly and indirectly several hundred jobs in our community. As real estate sales continue to strengthen and all of the affiliated businesses benefit from this growth, it provides a real shot in the arm for the local economy. 

December 17 - 23, 2012
The Incline Village / Crystal Bay real estate market is finishing the year on a high note with eight properties going into escrow and 13 properties closing escrow during the previous week. There was activity across all price sectors with the properties going under contract ranging from $179,500 up to just under $2 million. The sales were split pretty evenly as four condos and five houses got accepted offers.  In just the past two weeks 20 properties have gone into escrow as buyers continue to snap up the best values and the inventory of quality places continues to dwindle.

New Listings          Price Changes             In Escrow          Closed Escrow

The number of houses, condos and freestanding condos currently for sale on the Incline Village MLS has declined all the way down to just 240 properties and this is in a year with approximately 340 closed transactions. At the same time last year there were 341 properties for sale in our community but we had approximately 240 sales. There is no doubt that the inventory situation has completely changed and there has been a dramatic turnaround in our local real estate market during the past 12 months. 

All of the new listings on the Incline Village real estate scene are repeats and coming back with either a price change or a new listing agent or both. The only one that kicks up my heart rate is the Panoramic Lakeview home at 571 Dale Dr. Now offered at $1,195,000 (which is $100,000 below the old asking price), this is a three-bedroom, 3.5 bath, 2600+ square-foot home on a .404 acre lot. Level entry to the great room and kitchen, Street to Street lot and a cul-de-sac location makes this one worth a look for Lakeview shoppers.

The lovely mountain lodge style home built in 2004 located at 551 Spencer Way was reduced nearly $300,000 and is now priced a little bit under $2 million. With a filtered Lake view, this high quality residence with soaring ceilings features four bedrooms, four full baths, two half baths, a three car attached garage and over 4200 ft.² of living space.

The monster big price reduction this week is $1 million for the 2.1 acre lot at 948 Tahoe Blvd. Now offered at $2.5 million, this property has commercial potential and a superb location near the center of town smack dab on Highway 28.

Normally at this time of year there is a dramatic slowdown in showing and sales activity, but that is certainly not the case in the latter stages of 2012. Buyers are continuing to make appointments to view properties throughout the holiday season and it will be no surprise to see more places going under contract before we ring in the New Year. Even with the recent snowstorms making travel more difficult, there is so much pent up demand from cautious buyers sitting on the sidelines during the recession that many sellers are continuing to keep their properties listed well into the off-season.

Traditionally buyers place an emphasis on lower elevation properties for which they are willing to pay a premium due to the proximity to the beach, shopping and other amenities. However, during the past week we saw properties going under contract from low to extremely high elevation and everything in between.  Whether it was a cozy one-bedroom condo on Ski Way or a panoramic Lakeview home on the East Slope with over 5200 ft.² in which to roam, buyers are scouring the market and writing offers with a vengeance.

Condo sales activity has been particularly strong as of late with 20 condos currently in escrow as of late December. Just a couple of years ago that would've represented an entire calendar quarter of sales.  149 condos have already closed escrow in 2012 ranging in price from $74,500 for a one-bedroom place in  Pinebrook up to $1,550,000 for a luxury three bedroom, three bath Lakeview property at The Pointe. Compared to the 105 condos that closed escrow as of the same time one year ago, the number of condominium sales in 2012 represents an increase of nearly 50%. Since the vast majority of real estate purchases in Incline Village and Crystal Bay are discretionary, this jump in sales is a good indication of buyer confidence now and for the near future.

December 10 - 16, 2012
Houses, condos and freestanding condos were flying off the shelves on the Incline Village real estate market during the past week. The Incline Village MLS reported a total of 11 properties going into escrow which is more than went into escrow combined during the same week of December for the past four years. If anyone still has doubts that Lake Tahoe real estate has yet to turn around this is some of the strongest evidence to date (along with an inventory that has declined to a roughly 8 month supply), that things are on the upswing as we move towards the start of 2013.

New Listings          Price Changes             In Escrow          Closed Escrow

It was a good mix of properties going under contract in the past week ranging in price from $155,000 all the way up to nearly $4.3 million. All categories had action as there were transactions involving three condos, three freestanding condos and five houses opening escrow. The short sale that I have been working on finally got an accepted offer from the lenders, so that's a nice present during this holiday season.

Checking out the new listings on the Incline Village real estate scene there are three properties that I think are worth some consideration. Starting things off at $679,000 is the fully furnished and nicely remodeled three-bedroom, 3 .5 bath, 2025 square-foot condo at #6 Alta Village. This property is a little over one quarter of a mile from Incline Beach and a relatively short walk up the street to the center of town and the Raley's shopping center.

Shoppers looking for a 3000 ft.² home under $800,000 will want to take a gander at 337 Woodridge Way. This five bedroom, three bath, with a two-car attached garage and filtered Lake view sits on a lot that is nearly one third of an acre. Original owners, but with only three pictures I can give you my opinion on the interior. Hope this one is on the Incline Village MLS agent tour during the coming week, if not I will just have to take a walk down the street and give it a whirl.

If you need more living space, the 3552 square-foot home at 980 Jennifer St. might be to your liking. Priced just under $1.4 million this three-bedroom, 2.5 bath, Lakeview property has been remodeled and comes with a three car attached garage on a lot that is .427 acres in size.

There are two noteworthy price changes during the past week. #236 McCloud nudged downwards to $539,000 and I can't for the life of me understand why this property has not received an acceptable offer. Arguably the best location of any three-bedroom condo currently on the market in the complex and a very reasonable asking price.

Losing over $200,000 of excess weight is the fixer-upper/tear down at 523 Skylake. With a panoramic Lakeview and a .432 acre lot on the highly desirable East slope, the new asking price of $795,000 means you are pretty much paying for the land and getting the 2796 square-foot five-bedroom home for free.

Seven Incline Village and Crystal Bay properties closed escrow with prices ranging from the low 130s all the way up to $940,000. Worthy of mention is the single-family home at 14 Crystal Dr. which was originally constructed in 1931. While there have been some upgrades over the years, this is one of the oldest homes on the North Shore of Lake Tahoe and a truly exudes that warmth and Tahoe charm many buyers are seeking. It has a truly level lot with a nice big lawn, a rarity in this location and price range. Only true locals would know that this house is a short walk to the water in Crystal Bay, primarily because the two public access points are so difficult to find.

This Incline Village real estate agent will be staying here at Lake Tahoe for the holidays. So, I am available to show property and negotiate deals along with getting in a little bit of skiing at Mount Rose (which by the way has excellent conditions due to its high base elevation of 8200 feet).

December 2 - 9, 2012
It's going to be a rather quick update on the Incline Village real estate happenings for the past week because even though there was a fair amount of sales activity with five properties going into escrow and eight deals closing escrow I'm having a hard time getting excited about any of the new listings on the residential side of the market.

New Listings          Price Changes             In Escrow          Closed Escrow

There are two commercial properties located on Highway 28 that are worth a look for you investor types. Priced at $559,000 each, 805 and 807 Tahoe Blvd. are mixed use properties with commercial space down below and residential rental units above on the second floor. These are high visibility locations that everyone driving in and out of Incline Village pretty much has to go past and they both have ample parking.

We have two price changes on the Incline Village MLS that merit some electrons in this real estate blog. #95 Bitterbrush had $30,000 slashed off the asking price and is now much more attractive at $549,000. This two bedroom, two bath, 1351 sq. ft. Lakeview condo has been beautifully remodeled with quality finishes throughout.

Speaking of Bitterbrush, yours truly has #111 in escrow and it should be closing by the next time you visit this website. I'm also happy to announce that my buyers closed escrow on #42 Mountain Shadows on Friday, the final sale price was $240,000 for this partially remodeled three-bedroom, 2.5 bath condo with a rare enclosed mud room. End unit, near the pool, very good location in the lower part of the complex but buffered from Ski Way and Country Club Drive.

Panoramic Lakeview shoppers will want to check out 577 Tyner Way after the latest $100,000 price adjustment. Now offered just under $2.2 million, this four-bedroom, 3.5 bath, 3800+ square-foot home was built in 1994 and features spacious living areas from which to enjoy staggering views of Lake Tahoe.

Congratulations to the Three Amigos on the sale of 593 Lakeshore Blvd. which marks the biggest sale of the year on the North Shore of Lake Tahoe. Changing hands at $25.5 million, this 8 acre lakefront estate is now in the hands of one of the local billionaire philanthropists.

Great article in the Wall Street Journal about Incline Village real estate. You can read the article by clicking here

I attended a very moving memorial service for my recently departed friend and ski buddy George Galante. Over 500 people attended the service and reception at the North Tahoe Convention Center in Kings Beach, the only place nearby able to hold a gathering of this size. George was one of the most beloved people ever to inhabit Lake Tahoe and friends from all over the world came to pay their respects. He was the most fun person to ski and visit with at Mt. Rose and he will be remembered for his tremendous athletic ability, great sense of humor and eternally youthful outlook on life.

November 26 - December 1, 2012
It was a veritable feeding frenzy of activity on the Incline Village real estate market during the past week with 10 properties going into escrow as buyers digested the best buys along with the leftover Thanksgiving turkey. The action on the Incline Village MLS was focused heavily on condos with seven of them going under contract along with one freestanding condo and three houses. I had a very busy week putting three properties into escrow, two of which were my listings at 1325 Zürich Ln. and #174 Third Creek along with representing the buyer of #24 Creekside West.

New Listings          Price Changes             In Escrow          Closed Escrow

The properties changing hands to new owners once again were all priced under $800,000. #50 Country Club Villas, which was rejected by all of my buyers due to the location right next to the street closed escrow at $700,000 even. This should pretty much establish a floor for the freestanding condos located in this highly desirable complex just a stones throw from the Hyatt hotel and casino.

Another property that closed escrow which has been watched closely by bargain hunting single-family home shoppers is the four-bedroom, 3.5 bath, 2344 square-foot livable fixer upper at 583 Lucille. Shortly after this property came on the market back in July I wrote an offer for one of my buyers at $500,000 all cash. The final sale price of $506,000 somewhat reinforces the notion that the seller should have tried to work with my buyer and sell the property five months ago but some people just need time to accept the reality of market conditions. I think after subtracting the carrying costs for the past several months which include property taxes, insurance, utilities, etc. the seller would have netted more money closing the deal back in the summertime.

It was nice to see a broad range of properties going into escrow as hard-working Incline Village real estate agents put 10 different places under contract with asking prices from $215,000 all the way up to just under $2.5 million. Ironically, the most expensive house to get an accepted offer during the past week had an asking price of only $799,000. It's pretty unusual to see higher-priced condos going under contract than single-family homes in our market. Congratulations to my friend Diane for all of her marketing efforts over the years as her listing at 314 Winding Way went under contract. Good low elevation location and easy living on this one level floor plan.

We have some new price changes to contemplate, bargain hunters looking under $900,000 can skip the next couple of paragraphs because all of the properties to ponder with price adjustments are moderately priced by Incline Village real estate standards. The remodeled Lakeview home at 971 Dana features some pretty nice architecture and a charming floor plan to go along with three bedrooms and four full bathrooms. With 2683 ft.² of living space the new asking price of only $995,000 makes this place very attractive.

Built in 2008, the filtered Lakeview home at 910 Tyner Way lost $100,000 off the old asking price and is definitely worth a look at $1,845,000. This spacious place has nearly 3700 ft.² of living space and boasts five bedrooms, 3.5 baths and a location that is next to forest service land. Warm Tahoe feel, high quality finishes throughout, and extensive use of wood and stone makes this one of the better higher elevation properties to consider.

Panoramic Lakeview shoppers will want to check out 367 Fairview Blvd. especially since this 5281 square-foot home is now priced under $2 million. You will find five bedrooms, three full baths, two half baths, a three car attached garage all situated on a downslope lot that is just about two thirds of an acre. With this address you are one of the lowest elevation homes on the street and with all the sunlight the snow melts pretty quickly.

I personally cannot get excited about any of the new listings on the Incline Village MLS this week, so it's back to working on the five transactions I currently have in escrow and the new listings that I will be putting on the market in the near future. The recent storms in the Lake Tahoe basin have brought a mixture of rain and snow with a very high snow level bouncing between 6500 feet and 9000 feet. It's not good news for the ski resorts with the exception of Mt. Rose, but with no chain requirements buyers can easily make the trip up from California to look at property and write offers.

November 21 - 25, 2012
After a brief respite over the Thanksgiving holiday, this Incline Village real estate agent is back in the fray showing property, writing offers, negotiating for my sellers and handling a few transactions in escrow. With the balmy autumn weather and no snow on the ground below 7500 feet, it seems more like late summer than the end of November. I even went skiing for a little while on Thanksgiving day up at Mount Rose where there was actually pretty decent snow (due to the high elevation), on the handful of runs that were open.

New Listings          Price Changes             In Escrow          Closed Escrow

Leading the charge on the new listing front on the Incline Village MLS this week is a bargain hunters dream if you have been shopping for a single-family home under $400,000. 1066 Warbonnet priced at 399K is a quintessential Tahoe cabin with just under 1500 ft.², three bedrooms, two baths and no garage, but you do get a carport that could probably be enclosed. Located just below the Diamond Peak Ski Area, you are barely more than a mile from the beach.

The property at 949 Miners Ridge is really a condo in a two unit Association, but for some reason it wound up in the residential section of our local MLS. Anyway, you get a lot of bang for the buck with this 1881 square-foot condo that has three bedrooms, two baths, (maybe a powder room I can't believe there would be 3 - 1/2 baths in a place of this size per the MLS info) and what looks like a two-car garage offered at $559,000. Overlooking the mountain golf course and with a nice view of the mountains above Incline Village this place is worth a look if you don't mind being near the top of Country Club Drive.

797 Golfers Pass Rd. was originally built in 1972 but don't let the 40-year-old time warp keep you away from checking out this place. It's been nicely remodeled with slab granite and other quality finishes; this 3154 square-foot home is on the market at only $799,000. You'll find three bedrooms, 2.5 baths, a two-car attached garage, and a golf course setting all situated on a lot that is around one quarter of an acre.

When I first saw the asking price of $1,049,000 for the freestanding condo at #17 Red Cedar I thought to myself either the agent is wacko or this is a pretty special place. Turns out it's the latter, great listing agent who I used to work with at Lakeshore Realty and an oversized 2943 ft.² PUD that has been tastefully updated and is offered elegantly furnished. You even get a filtered Lake view and one car detached garage at this three-bedroom, 3.5 bath property. Nice low elevation location with easy access to Highway 28.

If you have been waiting for a large garage for your car collection them look no further than 483 Skylake. This four-bedroom, 3.5 bath, 3600+ square-foot home features a nice Lakeview on a lot of roughly 3/4 of an acre to go along with a 7+ car garage. The asking price of just under $2.3 million makes this one worth a look for anyone shopping in this price range.

Lakefront shoppers who can afford the $12 million price tag will definitely want to take a look at 1165 Lakeshore. This remodeled four-bedroom, four bath, 5153 square-foot home features 160 feet of sandy beach, a pier, buoy and one of the finest locations on the water at North Lake Tahoe that you could ever hope to ask for.

November 12 - 20, 2012
The Incline Village real estate market brings us some interesting properties to contemplate as we check out the new listings and price changes on the Incline Village MLS. Only three properties went into escrow during the past week which is the first time we have seen such a small number of properties going under contract in several months. I received a couple of offers on my listings that were not accepted by my sellers and I'm sure that was the case with other local real estate agents. With so much showing activity taking place I anticipate that we will see at least another 15 to 20+ Incline Village and Crystal Bay properties going into escrow between now and the end of the year.

New Listings          Price Changes             In Escrow          Closed Escrow

Back on the market after a two year hiatus and at a new lower price is the house tucked in the back of a tiny cul-de-sac at 843 Hazel. Now offered at $450,000 this three-bedroom, two bath, 1472 square-foot home is surrounded by forest service land. Whether you consider it a livable fixer-upper or a tear down is in the eye of the beholder. It's hard to find this type of a setting so I expect there will be a fair amount of showing activity on this property.

Priced a sliver under $800,000 is the remodeled 3154 square-foot home at 797 Golfers Pass Rd. This three-bedroom, 2.5 bath property backs up to the mountain golf course and offers you a lot of bang for the buck. Originally built in 1972 you will find upgrades such as slab granite, newer appliances, etc. There's even a two-car attached garage and a pretty much level driveway making access all year round very easy.

The seller of #231 McCloud just not $20,000 off the asking price and the new number of $399,000 makes this the least expensive two bedroom condo in the complex. The interior is pretty much original, but this Incline Village condo just a few blocks from the beach has a pretty good location and is being offered furnished. Typically condos in this complex make very good vacation rentals so anyone considering that option looking for a lower elevation property they want to put this on their short list.

857 Lake Country received a $100,000 price adjustment and is now offered at $1 million even. Tucked in the back corner of the complex in a pretty darn good location this three-bedroom, 2.5 bath, 2750 square-foot freestanding condo boasts a very good floor plan and nice interior finishes throughout.

All 11 properties closing escrow on the Incline Village real estate scene during the past week were priced under $850,000 with one major exception. Congratulations to my buddy Ira Rodman on the sale of 511 Alpine View Dr. This man does some of the finest quality construction you will find anywhere at Lake Tahoe and he has a flair for finding panoramic Lakeview properties to develop into dream homes. The final sale price of $4,305,000 looks like a reasonable deal for buyer and seller alike when analyzing this five bedroom, 5.5 bath, 6600 square-foot property on the sunny East slope.

Yours truly will be enjoying Thanksgiving dinner with some local friends and showing property on Wednesday, Friday and Saturday this week. With any luck I am hoping to take a couple of hours and hit the slopes at Mount Rose which could very well have the best early season snow of any Tahoe area resort due to its high base elevation of 8200 feet.

I'd like to extend my good wishes to all of my readers for a very Happy Thanksgiving Holiday!

November 19, 2012 - I wrote an article recently that is so important to understanding market conditions that I wanted to post it here on the home page of my web site. The regular Incline Village real estate update will appear later today.

Buyers Harvesting Property By The Bushel

As the beautiful fall weather continues with record-setting temperatures all across northern California and northern Nevada, buyers continue to reap the autumn bounty and that includes purchasing a house or condo when they travel to Incline Village and Crystal Bay.  The numbers paint a very stark picture over the last six years.  Now that the inventory of properties for sale on the Incline Village MLS sits at less than a 12 month supply, we will start to see upward price pressure in virtually all property categories as more buyers chase fewer properties.

The chart below shows the number of single-family homes, condos and freestanding condos listed for sale on the Incline Village MLS as of the start of November from 2012 back through 2007. The right-hand column shows the sales that have closed escrow each year from January 1 through November 5.

Units for Sale November 1     YTD Sales 1/1 to 11/5 
2012                279                              275
2011                407                              201
2010                409                              222
2009                435                              151
2008                483                              156
2007                463                              244

At the peak of the financial crisis, the inventory of properties for sale outstripped year to date sales by approximately 3:1. That is why the current statistics reveal a very different situation from this same time just a couple of years ago. As prices have retreated to levels not seen in nearly a decade and the economy has improved (albeit rather slowly), buyer confidence has returned with a vengeance during 2012. 

The wealth effect from IPOs and the exercise of stock options by residents of California has made a very positive contribution to real estate sales on the Nevada side of North Lake Tahoe. Historically, approximately 60% of all properties purchased in our community are bought by people who live in California. With the stock market at its highest level in four years and many types of businesses reaping benefits from the wealth effect created by successful California companies, Lake Tahoe is a natural magnet for people seeking to own a quality vacation home.

With so many buyers having sat on the sidelines during the past four years wondering when to make what for most of them is a discretionary purchase, it is only natural that the broad-based perception of a market bottom will bring many participants back into the game. As the numbers clearly demonstrate the ratio of properties for sale compared to year-to-date sales has moved dramatically in the past 12 months.

While a certain percentage of properties were simply withdrawn from the market when they did not get an acceptable offer in the past few years, the number of units sold on a comparable date basis is up nearly 40% over 2011.  And with 55 properties currently in escrow and another 18 short sale properties pending approval from their lenders, there will be well over 300 houses, condos and freestanding condos changing hands to new owners in 2012. This number historically represents a healthy market for Incline Village and Crystal Bay real estate sales.  The dramatic decline in the inventory during the past 12 months shows that buyers have for the most part dropped their pessimism and returned to the market with confidence to purchase their dream home at Lake Tahoe.

November 5 - 11, 2012
With autumn quickly changing to winter on the North Shore of Lake Tahoe the Incline Village real estate market brings us six new listings, a handful of price changes, six properties closing escrow and three condos and one house going into escrow during the past week. Break out the body lotion, because the rapid change from almost summerlike weather to nighttimes in the single digits will for sure wreak havoc on the epidermis.

New Listings          Price Changes             In Escrow          Closed Escrow

The Incline Village MLS is showing the lowest inventory for early November in seven years. And the ratio of properties sold year to date compared to the current inventory of houses, condos and freestanding condos currently for sale is finally back to a healthy market at 1:1. Even as recently as one year ago the ratio stood at 2:1 and four years ago it was 3:1 at this same time. Savvy buyers have realized that quality properties in good locations are rapidly dwindling due to the combination of the lowest prices in nearly a decade and historically low interest rates for mortgages.

Checking out the properties that closed escrow on the Incline Village real estate scene we have two rather luxurious places selling at reasonable prices to contemplate. #20 The Pointe changed hands at $1,550,000. This panoramic Lakeview condo has three bedrooms, three bathrooms, 2871 ft.² of living space, underground parking garage, segregated storage area, and wonderful amenities including swimming pool, tennis court, spa and the large common area.

Also getting a new owner for 900K is the beautiful piece of relatively new construction located at 954 Fairway Park Dr. Situated on the first fairway of the Championship Golf Course this three-bedroom, 2.5 bath, 2100+ square-foot home with a two-car attached garage is so well maintained it looks like someone cleans the whole place with a toothbrush every night.

Once again all of the properties going into escrow on the Incline Village MLS during the past week were low to moderate priced places with #50 Country Club Villas being the most expensive of the lot with an asking price of $795,000. Yours truly representing the buyer of #42 Mountain Shadows put that property into escrow as part of my activity recently.

There are two new listings that will likely get showings in the coming week based on their good locations and reasonable asking prices. #239 McCloud is a lower unit on the Incline Way side of the complex with a West facing deck offered at $415,000. You'll find two bedrooms, two baths, 1089 ft.² of living space and a one car detached garage to go along with this condo that is being offered unfurnished.

If you need a bit more room in which to stretch out then the single-family home at 650 Village Blvd. is worth a look if your budget can handle the $1,235,000 asking price. Boasting four bedrooms, 4.5 baths, 3147 ft.², a three car attached garage and a lot that is over one half-acre, this place is definitely something anyone shopping in this price range should consider seeing.

Anyone seeking to own a modest size piece of office space may want to check out 920 Incline Way. The $40,000 price reduction brings this property down to $149,000 which is not bad for the central location and over 900 square feet of commercial space (along with plenty of parking). The previous tenant was paying $500 per month in rent, but in today's market you could probably get a bit more by my estimation.

The tastefully remodeled home at 979 Dorcey Dr. saw $74,000 come off the asking price and is now a veritable bargain at $525,000. Inside this remodeled 1778 square-foot home you get three bedrooms, two baths, open beam Cathedral ceilings and a nice view of the ski area. Yes, it is a higher elevation property but if you don't mind the drive up Tyner Way this is looking like a pretty good value and the latest price reduction makes it appear the seller would like to strike a deal before the snow gets waist deep.

October 29 - November 4 , 2012
We have a smattering of activity to report on the Incline Village real estate market with four new listings, just a few price changes and five properties going into escrow during this beautiful autumn week on the North Shore of Lake Tahoe. Before we take a closer look at what the Incline Village MLS brings us I would like to send my thoughts and good wishes to all my friends and relatives back on the East Coast.

The devastation wrought by Superstorm Sandy is a reminder that mother nature rules and there is a reason the Native Americans sold Manhattan Island to the Dutch for only $16. Private property rights extend only so far as the next earthquake, avalanche or in this case a storm surge along the Atlantic coast that has not been seen since before Columbus.

While those of us who live all year 'round in the mountains have a much easier time being self-sufficient in the event of a disaster, people who live in high density areas that depend on modern society to function properly have a much more difficult time recovering. My heart goes out to everyone affected by this enormous natural disaster and especially to my 80 something year old cousin Litzi who had to be evacuated from her home in Merrick, NY out on Long Island.

New Listings          Price Changes             In Escrow          Closed Escrow

We have a couple of interesting new listings in the moderate price range for your viewing pleasure today. 524 Spencer Way is priced at only $575,000 and yet you get 2182 ft.² of living space, four bedrooms, three baths and a peek of the Lake all on a lot that is just under one half-acre. At only $649,000 is the three-bedroom, 2.5 bath, 2884 square-foot home with a two-car garage located at 772 Geraldine. This lot is nearly 6/10 of 1 acre and you also have a Mountain View thrown in.

A couple of price changes worth pondering include #304 Burgundy Hill which lost $10,000 off the old number and is now offered at $415,000. This two bedroom, two bath, end unit has been tastefully remodeled and is offered nicely furnished. Just a short walk from the Big Water Grille where you can enjoy happy hour on Wednesday nights and then gravity will bring you the 1/4 mile back home.

Residential investment buyers or anyone looking for a starter home in Incline Village will want to check out 1053 Tomahawk. This duplex had $31,000 knocked off the asking priceand is now much more tempting at $315,000. Each unit has two bedrooms and one bath and the building generates $22,000 a year in gross rental income.

The properties closing escrow in Incline Village and Crystal Bay ranged all the way from a budget priced condo in the Tahoe Racquet Club under $200,000 all the way up to $1.1 million for the panoramic Lakeview condo at #47 Lakeshore Ter. The inventory of houses and condos for sale in Incline Village and Crystal Bay has dropped to less than a 12 month supply. With our local real estate market that generally signals stabilization, equilibrium and the gradual return to a sellers market as demand slowly starts to outstrip supply.

All of the properties going under contract last week were in the lower to moderate price ranges with the most expensive place being one of the freestanding condos in Incline Creek Estates offered at just under 900K. With the autumn weather continuing to be very pleasant and daytime temperatures in the 60s at Lake Tahoe, buyers are continuing to look at property and write offers on a daily basis.

October 22 - 28, 2012
It was quite a busy week for this Incline Village real estate agent and the MLS in general with seven properties going into escrow, nine properties closing escrow and the usual smattering of price changes. Yours truly put two more of my condo listings into escrow and I'm very happy to be working with the agents who brought the buyers because we've done deals together before and these folks are a pleasure to do business with.

New Listings          Price Changes             In Escrow          Closed Escrow

The local newspaper ran a nice article on Spumoni Circle, the roundabout that I created at the intersection of Highway 431 and Highway 28. I would like to thank Carole Bernardi for her journalistic efforts. Click Here to See the Online Version

Not much on the new listing front unless you own a property in Crystal Bay and are seeking full IVGID privileges. In which case, you may wish to take a look at the two fairly cheap pieces of land (one of which is definitely unbuildable and the other is a maybe), priced at $25,000 or less. It's a very inexpensive way to get beach privileges if you don't own a property in Incline Village.

Of the nine properties that closed escrow on the Incline Village real estate scene one was bid $20,000 above the asking price (#21 L'ermitage went for 450K) and all of the others sold within just a couple of percentage points of full boat. With the inventory of houses, condos and freestanding condos for sale now sitting at only 290 units, this is less than a one year supply which generally signals a seller's market.

With fewer properties from which to choose, buyers would do well to visit Lake Tahoe while the weather is still nice, the snow has melted off and there is still some quality inventory at reasonable prices. My sellers keep telling me that if they don't get a fair offer by the end of the year, there is a very good chance they will either raise their asking price or be less flexible in their negotiations during 2013. To hear this from a lot of people and not just one or two tells me that sellers are more confident that prices are slowly trending upward and they don't need to consider lowball offers like a couple of years ago.

There are three price changes on the Incline Village MLS this past week that merit a closer look. 625 Lariat Cir., #2 was reduced nearly $40,000 and now it's much more attractive at the new asking price of $899,000. New construction from 2006 that has never been occupied, beautiful location backing up to the forest and the canyon that forms Second Creek. This four-bedroom, 3.5 bath, 3300+ square foot freestanding condo blends contemporary and mountain feels with spacious rooms and a pleasant setting.

The remodeled home at 603 Crystal Peak Rd. was adjusted $100,000 and is now an eyecatcher at $1,049,000. This three-bedroom, 2.5 bath, nearly 2200 square-foot home offers a superb location in the Lakeview subdivision just a short walk from Burnt Cedar Beach. Nice large lot of .417 acres and a filtered Lake view makes this worth your time to stop by and check out the property.

Looks like the owner of 929 Jupiter does not want to spend another winter clearing his driveway as he reduced the price $55,000 down to $1,594,000. Nice Lakeview, elegant mountain style finishes, tons of natural light, it's a far cry from the original asking price of nearly $3.3 million. The owner is a wonderful guy, so let's see if any of my buyers will be interested in this beautiful home at the new offering number.

October 15 - 21, 2012
With the first snowfall of the season arriving at Lake Tahoe the Incline Village real estate market continues to hum along at a summerlike pace with nine properties going into escrow and nine properties closing escrow. Bargain hunters are once again back with a vengeance as the Incline Village MLS reports all of the properties going under contract priced between $180,000 and $899,000. Monday October 22 also marks the 10th anniversary of my personal relocation from Alameda, California to Incline Village, Nevada. I celebrated by having a wonderful dinner with one of my close friends at Soule Domaine which is my favorite restaurant on the North Shore of Lake Tahoe.

New Listings          Price Changes             In Escrow          Closed Escrow

The inventory of residential properties for sale in Incline Village and Crystal Bay now stands at an even 300 continuing the week to week decline that we have been witnessing during 2012. We are now approaching the critical 12 month supply level which historically means that a buyer's market is taking hold. A number of sellers have indicated to me that if their properties do not go under contract this year, they intend to raise the asking price in 2013. Serious buyers are coming off the sidelines in droves to purchase real estate at Lake Tahoe.

There are three new listings on the Incline Village MLS that are worth a look. Starting off with the single-family home at 712 James Ln. which is arguably one of the nicest streets in the Lakeview subdivision. You are only a couple of blocks from Burnt Cedar Beach without being subjected to any traffic or road noise in the summertime. It looks to me like the seller is ready to make a deal with the new asking price of only $750,000, especially when you consider this property has been on and off the market and the original asking price was $1.2 million. Whether you consider it a fixer-upper or a tear down is in the eye of the beholder, please contact me for more information as this place has a fabulous location in the neighborhood where the sky is the limit pricewise.

Also catching my eye is the house at 952 Northwood Blvd. which sits above the 17th hole of the championship golf course. Priced at $899,000, this 2742 square-foot split-level home features three bedrooms, 2.5 baths, a two-car attached garage and a peek of the Lake. Short walk to the Raley's shopping center and in about 10 min. you can stroll down to the beach or the Rec Center.

Priced a smidgen under $1.4 million is the partially remodeled home at 834 Ophir Peak. Very nicely updated kitchen, beautiful lot of over 4/10 of an acre and 4331 ft.² of living space in which to roam. Boasting four bedrooms, 3.5 baths plus a formal dining room, family room and game room you've got plenty of space in which to stretch out and probably coin money from vacation rentals if that is your desire. Also, the listing agent is one of the easier people to work with in our community making this a desirable property for Lakeview subdivision shoppers to consider.

Sorting through the plethora of price reductions this week their are a trio of Incline Village properties to contemplate. The seller of the four-bedroom, four bath, 2735 square-foot home located at 376 – Second Tee Drive knocked $105,000 off the asking price. Now offered at $895,000, if you don't mind the upslope driveway this Lakeview home has a nice location on one of the more pleasant streets on the Eastern Slope.

Those of you looking for a Ross Dress for Less type of bargain will want to dash over to the house at 410 Mountain Lake Court. Originally offered at $1,750,000 when it came on the market, it is now on its fourth listing agent and the latest price reduction brings it down to $997,000. Great location, very spacious rooms throughout in this three-bedroom, three bath, 3460 square-foot home with a three car attached garage.

Lakefront buyers looking for something that by Incline Village real estate standards would be considered "affordable" will want to check out 841 Lakeshore Dr. The most recent price alteration of $210,000 brings the new asking price to $4,290,000. This nearly 5000 square-foot home has 30 feet of private Lakefront making it worth a look for anyone shopping in this price range.

I normally don't delve into matters of a political nature in my Incline Village real estate blog, but with Nevada being a crucial swing state and the senatorial election one of the most important ones in the country it has been depressing to watch Dean Heller and Shelley Berkeley spend the last several months pouring millions of dollars into television attack ads instead of offering specific solutions to the major problems facing our country. While the television stations and a handful of PR firms are raking in the dough, neither one of these candidates has offered any specific solutions to anything. My thumb is worn out from pressing the mute button so many times...

Since it's going to be a close election anyway I'd like to ask that the candidates either tell us exactly what they're going to do to on all the major issues confronting the American people or just donate all the money they're spending on advertising to some worthwhile charitable cause. Things have reached such a low point it would really send a message if everyone in Nevada voted for all of the offices except U.S. Senate and both of these people got zero votes.

October 9 - 14, 2012
It was another week of solid activity for the Incline Village real estate market with eight properties going into escrow and six properties closing escrow as we creep slowly into autumn. With only six new listings coming on the Incline Village MLS the inventory of properties for sale in Incline Village and Crystal Bay continues to slide downward. Savvy buyers are in the market now snapping up the best deals while procrastinators who are sitting on the sidelines will be paying higher prices in 2013.

New Listings          Price Changes             In Escrow          Closed Escrow

Lakeview subdivision buyers who have been playing a waiting game are going to be severely disappointed as one quality property after another changes hands. The latest and greatest deal to close escrow on the Incline Village real estate scene is the beautifully remodeled home at 685 Mount Watson Court. Originally priced at $1,379,000 when it came on the market in June 2011, this beautifully remodeled four-bedroom, four bath, over 4000 ft.² home closed escrow at $1,050,000.

I normally don't express frustration in my blog, but I truly can't understand why the four different buyers I showed this property to who liked the place didn't pull the trigger. Please don't expect to find another property like this in the Lakeview subdivision anytime soon anywhere near this price.

The properties going into escrow on the Incline Village MLS during the past week range in price from $250,000 for the condo at #9 Northwood Estates all the way up to $1,395,000 for the Lakeview home at 860 Tyner Way. With our local real estate market continuing to show strength across all price ranges now is the time for serious buyers to break out their calculators and pens and get busy writing offers.

McCloud buyers will want to check out two new offerings that were listed in the past week. #231 and #98 are the latest additions in this popular complex. Priced at $419,000 and $429,900 respectively, we have already seen eight of the two bedroom condos close escrow in this complex this year and showing activity continues on a regular basis.

Also worth a look is the beautifully remodeled single-family home at 679 – 14th Green priced at $867,000. This 1998 square-foot house is situated on a .435 acre lot and is divided into three bedrooms, three full baths, two half baths plus a family room. You will also find a two-car attached garage and a lovely wooded setting making this a very good value for anyone shopping under $900,000.

On Wednesday, October 17 we are having the official ribbon cutting ceremony for the roundabout that I created which was constructed at the intersection of Highway 28 and Highway 431. Yours truly will be the keynote speaker at this invitation-only event where we will honor all of the major donors who helped make this project a reality.

I would like to thank everyone who donated money to pay for the life-size bronze statues of the local wildlife. We just received two very generous donations in the past few weeks, one for $10,000 and another one for $20,000 so the mule deer is now paid for. This completes the basic fundraising for the bronze statues. However, we are seeking to raise another $50,000 to establish an endowment fund to pay the annual cost for insurance, enhanced landscaping and maintenance of the statues. I have made provisions in my will and established a trust fund which will pay for the ongoing costs after my death, but I hope that's an event that won't be taking place until well in the future.

October 2 - 8, 2012
During the past week 10 properties went into escrow on the Incline Village real estate market as buyers continue to flock up from California to make their purchases. The inventory has declined to its lowest level in six years and we are seeing more sellers holding closer to their asking prices. Between now and when the snow flies will be a great time for buyers to strike their best deals as many sellers will go into 2013 with raised expectations along with the likelihood of somewhat higher prices.

There are a few new listings and price changes that are worth a look on the Incline Village MLS this week. First up is a cute little chalet in upper Tyrolean Village located at 1305 Moritz Ct. This three-bedroom, 1.5 bath, 1162 square-foot freestanding condo has a couple of nice decks from which to enjoy the view of the mountains. The asking price of only $315,000 should put this on the radar screen for buyers looking in this price range.

New Listings          Price Changes             In Escrow          Closed Escrow

It's not very often you see a condo in Ski Way Ridge that has been so beautifully remodeled it gives you the full on WOW Effect. But that is exactly case of #264 which features dramatic open beam ceilings, a pretty decent view of the mountains and a top floor location so that no one is walking above your head. At first the asking price of just under $390,000 might appear a bit steep, but after you see the location and interior, writing an offer might be your next step.

903 Jennifer St. offers the best bang for the buck for square footage of any property I have seen under $700,000 this year. Granted you are close to the Mt. Rose Highway, but if you can deal with the background road noise this is a bargain at just under $560,000. Three bedrooms, 2.5 baths, two car garage, nice interior, when you look at the dollars per square foot it's quite a bargain!

Luxury home shoppers looking up to $3 million will definitely want to run over and see 1142 Lakeshore Blvd. This 4520 square-foot home has been beautifully remodeled and is divided into five bedrooms, 4.5 baths, family room, breakfast room, mudroom not to mention the four car attached garage. You could buy the lakefront property across the street at 1143 Lakeshore which has been reduced to $6.3 million and have your own family compound if the TRPA would let you put up a bridge across the street.

I'm going out to show property in a little while so just a quick synopsis on the five big price changes that jump out on the Incline Village MLS this week. Working from high to low, the sellers of 638 Fairview made a big move of over $200,000 and the asking price for this spectacular panoramic Lakeview home on the East slope is now $1,998,000. This is arguably one of the most private locations anywhere on the North Shore of Lake Tahoe. Four bedrooms, four full baths, nice living spaces, family room, four decks, two-car attached garage and surrounded by forest service land for the ultimate Tahoe feel.

The beautifully remodeled home at 906 Ace Court lost nearly $100,000 of excess weight and is now priced at $1,495,000. Superb cul-de-sac location on the championship golf course that offers you five bedrooms, four full baths, a three car attached garage and over 4100 ft.² of living space in which to roam.

A bit of realism has arrived for the seller at 565 Country Club Dr. as they reduced the asking price over $250,000 down to $995,000. The new price this property makes it definitely worth a look but bring your vision and your contractor.

One of my favorite lower elevation homes in the very reasonable price range is 314 Winding Way. The latest price change drops this three-bedroom, two bath, 1708 square-foot home with a two-car attached garage and a nice big lot all the way down to $575,000.

And wrapping things up on the Incline Village real estate update on this autumn Friday is the significant price reduction down to $549,000 for the Lakeview home at 824 Jennifer St. This three-bedroom, two bath, 1264 square-foot single-family home is on the quiet side of the street with a stunning eastern and southern exposure to go along with a fabulous view of Lake Tahoe. There are plans to add a garage, so if you are looking for a Lakeview home in Incline Village or Crystal Bay under $600,000, don't pass this one up.

September 24 - October 2, 2012
I apologize to my regular readers for the lack of a weekly update a couple of days ago. I flew back to New York on Thursday night and spent the weekend with close family members having a Memorial for my mom who passed away one year ago.

But the Incline Village real estate market did not go on hold during my absence and we have a little bit of catching up to do.

New Listings          Price Changes             In Escrow          Closed Escrow

Buyers who continue to sit on the sidelines are missing out on the best deals on the Incline Village MLS. With 13 properties going into escrow and 12 properties closing escrow during the past 10 days the pace of sales activity continues at its strongest level in the past seven years.

All of the properties getting accepted offers recently ranged in price from $179,000 up to $960,000 with one big exception. Congratulations to Run KMD ( also known as the Gang of Three) for getting the property at 593 Lakeshore Blvd. priced at $29.5 million into escrow. If that one closes it will certainly make for a nice payday for everyone involved.

The properties closing escrow on the Incline Village real estate scene also spanned a pretty nice range of price spectrums. You have everything from a little freestanding cabin in Incline Crest under $250,000 all the way up to the panoramic Lakeview home at 535 Alpine View Dr. which changed hands at an even $2.8 million. With the spectacular autumn weather looking to continue this is a great time for buyers to strike deals on Incline Village and Crystal Bay real estate before you have to start tromping around in snow shoes.

September 17 - 23, 2012
The sales just keep on coming for the Incline Village real estate market with another seven properties going into escrow and 10 properties losing escrow on the Incline Village MLS last week. The price range of properties going under contract ranged from $189,000 up to $1.5 million. With the beautiful summer weather continuing as far as the weatherman can see, buyers will continue to flock to Lake Tahoe to take advantage of the historically low interest rates and prices that for the most part have rolled back to the 2002 level.

New Listings          Price Changes             In Escrow          Closed Escrow

McCloud shoppers will want to take a look at #187, a nicely furnished lower unit on the Incline way side priced at $409,000. This two bedroom, two bath, 1089 square-foot condo has a good location in a woodsy setting. Short walk to the Rec Center and the beach.

Low elevation buyers will want to pay a visit to the 4548 square-foot home located at 878 Lakeshore. This beautiful home features elegant architecture, four bedrooms, four full baths, two half baths, a three car attached garage to go along with a filtered Lake view on a lot that is more than 4/10 of an acre. The asking price of $2,695,000 should be attractive enough to get a lot of showings.

There is something for everyone between $200,000 and $3.6 million on the price reductions this week on the Incline Village real estate scene. Click the link above to see each of these properties. One of the best is the four-bedroom, 3.5 bath single-family home at 971 Apollo. Losing $$54,000 off the asking price, this 3370 square-foot home is offered at $795,000.

September 9 - 16, 2012
It was another week of solid activity for the Incline Village real estate scene with nine more properties going into escrow, five properties closing escrow and the inventory declining once again. With less than 300 houses and condos for sale on the Incline Village MLS, we've crossed a threshold that is a very important one by historical standards.

New Listings          Price Changes             In Escrow          Closed Escrow

Don't be deceived by the weekly statistics that show the lowest priced house for sale in our market at $230,000. I think this is the place that got hit by the flying truck which was not fully stopped by the runaway ramp near the bottom of Highway 431. You pretty much need to spend twice that amount to get a single-family home that is something more than a tear down in Incline Village or Crystal Bay. And even then your choices are quite limited for what I consider habitable properties under $700,000 when looking at single-family homes.

Now when it comes to condos, that is a completely different matter. Between $400,000 and $700,000 there is an excellent variety of properties from which to choose. And most of them are being offered at prices somewhere in the range of 30% to 40% below the selling prices in 2007. I would anticipate seeing more activity in Third Creek and McCloud before the snow flies as there are some good values in excellent locations in both complexes.

Checking out the new listings on the Incline Village MLS we have a couple of repeats but mostly places where the houses are nice but the asking prices don't really excite me. The property at 130 Pinecone Rd. has a nice location and easy living one level floor plan for those shopping in the Millcreek subdivision. Priced at $1,175,000 it's worth a look for low elevation buyers.

Buyers who are searching in the $1.5 million to $2.5 million price range will appreciate 2 of the price changes. The very spacious six bedroom, 5.5 bath, 5388 square-foot home located at 387 – Second Tee Drive lost $100,000 off the asking price and is now offered to the public at $1,525,000. The lot is nearly 2/3 of an acre, you get a three car attached garage and there is even a peek of the Lake for you to enjoy on this East slope property.

Those who have been looking for a golf course property in Incline Village and don't mind shelling out closer to $2.3 million, the four-bedroom, 3.5 bath, 4100 square-foot home at 969 Wedge Court might be rather appealing. Nice end of culd-du-sac location, great views of the Champ GC and a large level lot from which to enjoy it all.

September 1 - 8, 2012
Even though the Labor Day holiday is in the rearview mirror, the Incline Village real estate market still has plenty of activity with buyers scooping up good values in all price ranges. During the past week, we had seven properties going into escrow on the Incline Village MLS with asking prices from $300,000 all the way up to $3 million. The best weather in America during the summer of 2012 continues to hold up with only a brief thunder shower to clear the air midweek.

New Listings          Price Changes             In Escrow          Closed Escrow

On the local scene, the roundabout project is getting closer to completion every day and it looks like the bronze statues of the wildlife will be installed sometime in the near future. With construction still underway and the lane configurations changing on an irregular basis, drivers need to pay special attention when coming into this intersection. When the work is complete, Incline Village and Crystal Bay residents and visitors will have a beautiful Gateway welcoming everyone to our community on the North Shore of Lake Tahoe.

With a dozen price changes on the Incline Village real estate scene there are two standouts in the moderate price range and a plethora of price adjustments for some lower-priced properties. All of the price changes in the last week were for properties with asking prices under $1.2 million.

In addition to my listing at 793 Trent Ct. ( located on the eighth green of the mountain golf course) which got a $24,000 adjustment, the tasteful mountain style home at 571 Rockrose Court was the big mover on the week. Losing $134,000 off the asking price, this four-bedroom, four bath, nearly 4000 ft.² home at the end of cul-de-sac is now priced at only $995,000.

I may do some hiking this week and be out of cell phone range for a day or two. If you need immediate assistance and can't reach me, please call my office at 775-828-3700 and ask for Cindy.

August 27 - 31, 2012
As summer starts to wind down and the visitors depart for their homes all across America this Incline Village real estate agent was busy putting two new listings on the Incline Village MLS and nurturing a transaction in escrow. The weather is still beautiful and this is the time of year when locals savor the last vestiges of summer at Lake Tahoe.

There was a fair amount of activity on the Incline Village real estate market with seven new listings, 20 price changes, five properties going into escrow and seven places closing escrow. Showing activity continues strong and once again the inventory declined on a week over week basis.

Buyers of lower and moderate priced properties dominated the action last week with 4 condos and one house getting accepted offers. Prices ranged between $275,000 and $550,000 making this the first time in quite a while that we did not see a luxury property go into escrow.

For the first time in recent memory we had a regular two bedroom, two bath floor plan in McCloud close escrow above $400,000. #8 is a nicely remodeled upper unit that changed hands at 410K.

The most notable price reductions on the Incline Village MLS are #164 Bitterbrush and 772 Lakeshore Blvd. The panoramic Lakeview condo in Bitterbrush was reduced $76,000 and is now offered at $849,000. This is one of the largest floor plans in the complex at 2961 ft.². You'll find four bedrooms, 3.5 baths, a two-car attached garage and one of the best views of Lake Tahoe from any Bitterbrush condo.

772 Lakeshore is a beautiful home that was built in 1996 featuring five bedrooms, 5.5 baths, 4400 ft.², high-end finishes throughout the interior along with a lot that is nearly one half-acre in size. The $100,000 price alteration brings this property just under $1.9 million making it one of the better values on Lakeshore Boulevard.

There is such a variety among the new listings that I would have to write a dissertation to describe the differences. The link above will take you to the truncated information for each of the seven properties that came on the Incline Village MLS during the past week.

I would like to wish all of my readers a very happy Labor Day holiday.

August 20 - 26, 2012
It was a monster week for the Incline Village real estate scene with 14 properties going into escrow and 12 properties closing escrow as buyers recognize the combination of historically low interest rates and value priced properties will not last forever. Once again we saw the inventory decline which is the best indicator yet that property prices in Incline Village and Crystal Bay for the most part have bottomed out and are starting to turn upward. Only high elevation homes and some of the less desirable high-density condos are still showing any signs of weakness. Otherwise, it's full speed ahead for just about everything else listed on the Incline Village MLS.

There were eight new listings on the Incline Village real estate market last week and a couple of them are definitely worth a closer look. The single-family home at 494 Country Club Dr. looks like a pretty good deal at only $805,000. Situated on a large lot that is over 3/4 of an acre this four-bedroom, three bath, boasts over 3000 ft.² of living space. Nicely remodeled, spacious rooms, lots of parking and a new listing agent to go along with the new price. This property originally came on the market at $959,000 in June 2011. A change of agents and a big price reduction at the same time as we approach the latter part of the selling season tells me the seller does not want to carry this property through the next winter.

Also getting a new agent and a much lower price than it had when it was last on the market four years ago is the property at 410 Mountain Lake Court. This three-bedroom, three bath, 3400+ square-foot home gets lots of sunlight and has high ceilings for an open and inviting feel. Built in 1990 on a lot that is bigger than one half-acre, this East slope property is located next to a chunk of forest service land which provides an extra bit of privacy. The asking price of only $1,049,000 is a far cry from the original offering number of $1,750,000 when this home first came on the market three listing agents ago.

Before we take a look at the price changes on the Incline Village MLS during the past week I think it's important to note the broad range of sales activity during the summer of 2012. During the past five years there were little surges of buyers writing contracts, but nothing like the steady stream of offers and open escrows like we have seen this year. With the pace of sales significantly stronger than at any time since 2007 and the inventory declining week over week throughout the summer, we are slowly seeing the shift from a buyer's market to a seller's market. It won't be a true sellers market until the inventory dips below 300 units, but Incline Village and Crystal Bay real estate sales are clearly trending in that direction.

There were more than 20 price changes on the Incline Village MLS but only two of them really catch my eye. This is the time of year when serious sellers will reduce the asking price if they believe it has been a hindrance to getting showings at their property. We can expect a couple of more waves of price adjustments between now and the end of September.

The four-bedroom, three bath, 2344 square-foot home at 583 Lucille came on the market in July at $549,000. The seller lopped $20,000 off the asking price after being on the market around 45 days. This house has a great combination of size, floor plan, lot and location that make it a good value for anyone searching under $600,000. After seeing this price reduction I am even more perplexed why they did not accept the offer I brought to them nearly a month ago. Oh well…

Getting a 50K price alteration is the freestanding condo at 943 Divot Ct. Now offered at $599,000, this three-bedroom, 2.5 bath, 1859 square-foot property sits next to a year-round Creek. Don't let the moderately higher elevation scare you, the street and driveway are almost perfectly level providing easy access all year round. And the proximity to the Mt. Rose Highway is excellent, but you are situated just far enough below the road that you don't catch any of the background noise.

August 13 - 19, 2012
As the inventory continues to decline on the Incline Village real estate market, savvy buyers are snapping up the best values in all price ranges. With just three new listings and seven properties going into escrow during the past week on the Incline Village MLS we saw action from $419,000 all the way up to just under $2.2 million. Sales were almost evenly divided with four houses and three condos getting accepted offers.

Incline Village and Crystal Bay condo shoppers looking for a good value in Third Creek will want to check out #92. What this three-bedroom, 2.5 bath end unit lacks in size at a smidgen under 1600 ft.², it more than makes up for with a fabulous location backing up to the Creek. Priced at $549,000, this updated condo is also offered furnished.

There are four price changes that are worth a quick look starting off with #236 McCloud. A price reduction of a little over $23,000 brings this well situated three bedroom 2.5 bath condo down to $545,000. Quite possibly the best value in a three bedroom condo in the complex at the present time.

Getting $10,000 lopped off the asking price is a very livable fixer upper at 737 Tyner Way. Three bedrooms, 3.5 baths, large kitchen, even larger two-car attached garage, nice Lakeview, good-sized deck and in my humble opinion great upside potential. The new asking price of $639,000 should attract more visitors during the waning weeks of summer vacation.

The beautiful new construction at 517 Spencer Way lost $100,000 of excess weight and is now priced at $2,295,000. This gorgeous Lakeview home features four bedrooms, 3.5 baths, 4090 ft.² of living space and a Canyon setting and view that will make your jaw drop.

A price reduction of $400,000 usually means business and that appears to be the case with 1143 Lakeshore. Offered at $6.5 million, this panoramic lakefront estate provides you with just under 1 acre of land and about 100 feet of private beach. Inside the 4177 square-foot home you will find five bedrooms and four full baths. The home has been partially updated and is waiting for your finishing touches.

August 6 - 12, 2012
It was another very busy week for this Incline Village real estate agent and our local market in general. With 12 properties going into escrow and six properties closing escrow on the Incline Village MLS, the title companies were once again working overtime. The properties getting accepted offers during the past week range in price from $274,000 up to $1,385,000. And with half of the places going under contract being condos, that sector of the market continues to show exceptional strength especially under $500,000.

There are two new listings on the Incline Village real estate market during the past week that grab my eye and merits a closer look. 984 Fairway is being offered at $799,000. This is a three-bedroom, two bath, 2205 square-foot home with a two-car attached garage pretty much across the street from the Championship Golf Course. Nice lot, lots of parking with a regular driveway plus a semicircle, well-maintained interior, definitely worth a look if you are shopping in this price range.

Shoppers looking in the Lakeview subdivision will want to check out 603 Crystal Peak Rd. This three-bedroom, 2.5 bath, 2156 square-foot home has been tastefully updated provide you with a filtered Lake view. The asking price of $1,149,000 should attract a lot of interest from low elevation buyers looking for a property in Incline Village or Crystal Bay.

Checking out the price changes we've got two big movers that are worth some consideration. 523 Skylake Ct. slashed the price by $185,000 bringing this East slope panoramic Lakeview home just under $1 million. Whether it's a tear down or a fixer-upper is in the eye of the holder. Nice sunny spot on which to build your dream home with a spectacular view of Lake Tahoe.

The filtered Lakeview home at 910 Tyner Way lost $205,000 off the asking price and is now offered at $1,945,000. Built in 2008, this five bedroom, 3.5 bath, 3681 square-foot home sits relatively high in the upper Tyner subdivision adjacent to forest service land. Beautiful interior finishes throughout and a short level driveway make this property an attractive option.

If you have not been to Incline Village in the past few weeks you will be greeted by a bit of a surprise on the West side of town. The roundabout that I have been diligently working on for nearly 6 years is now up and running. While the construction crew will be on the job site into September to finish off the remainder of the work, at least nobody has to wait for the stop sign anymore and the traffic is flowing pretty smoothly through the new intersection. The neighbors on Woodridge Circle have already made favorable comments on the reduction in both traffic noise and air pollution.

We just received a very generous donation of $6700 from a local property owner who wanted to sponsor the life-size bronze statue of a raccoon. So, the only remaining statue not yet paid for is the bronze mule deer. I would love to see one of my readers step up to the plate and kick in the $25,000 donation so we can complete the roundabout art project.

NEWS ARTICLE - August 6, 2012
I recently came across an article titled "10 Common Sense Rules for Buying Real Estate" authored by Gary L Waters PLLC- Broker Associate Realtor® Melbourne Viera Rockledge FL (Century 21 Baytree Realty). It is rare that I discover an article that is so well-written and concise while making very important points that are pertinent to almost all buyers considering purchasing a property. Whether you are looking to buy Incline Village real estate or property somewhere else, these 10 rules are priceless.

10.  The better the view, the higher the price.  It does not matter what the view consists of specifically (water, preservation area, ocean, pond, etc.).   When it comes to condos add this as well "The higher the floor, the higher the price. "
9.    "As is" does not always mean "as is."   Sellers will sometimes negotiate off a price, make some repairs, or give a monetary concession rather than find another buyer and start all over again.
8.    Gated does not mean secure unless you have a guard on duty.  Having a gate gives a homeowner a nice warm feeling but people can still get into your community.  If you have a manned gate 24 hour a day and perhaps even a patrol then I would suggest you are somewhat more secure.
7.    The outside of the house is almost an indicator of how well the inside is (or is not) maintained.  If the yard is neglected, paint is fading, plants are dead...likely the inside will be neglected as well!
6.    Golf course direct is more expensive than "in golf course community."  If you have a home on or near the green or fairway you will pay more than if it is on the other side of the street in the same community.
5.    A new coat of paint will not change the zip code.  Check the crime statistics.  Check out the school performance.  The house may look great but it is still location, location, location!
4.    Orange and blue will not sell a house except to a Florida Gator fan.  Or garnet and gold or any other school's colors.  Beige, neutral, non-personal sells. 
3.    Some words are the kiss of death.  You have read them all...cozy, cute, TLC, fixer upper, compact, charmer, etc.  Properties are best described by using facts only.
2.    The price is low for a reason.  People do not sell very many things including a house for a significant discount.  There is always a reason for the low price and it is usually because of condition, location, poor view, etc.
1.    Do not believe everything you read - period.  The title said there were 10 common sense rules for buying a home here, didn't it?

Authored By: Gary L Waters PLLC- Broker Associate Realtor® Melbourne Viera Rockledge FL (Century 21 Baytree Realty)

July 30 - August 5, 2012
The Incline Village real estate market continues to roll along at a nice steady pace with seven properties going into escrow during the past week. With prices ranging from $215,000 all the way up to just under $1.9 million it's nice to see activity across the board continuing during the summer of 2012.

Before delving into the activity on the Incline Village MLS I want to give a quick update on the Community Trails Project meeting that took place on Wednesday evening at the Château. There was a large turnout and the crowd was almost evenly divided between support for and opposition to the project. One of the primary objections is the concept of having access points to the trails in residential neighborhoods.

I can understand the concerns of people who live near the trailheads not wanting negative impacts on their property values or day-to-day life. It's going to take a lot more time, planning and community input before any decisions are made as to how this project will move forward. It's bad for the environment and lake clarity to have an unmanaged system of unauthorized trails causing erosion and dumping vast amounts of sediment into the streams. So, the question is how to best to develop a long-term plan over the next couple of decades that will deal with the situation in its entirety.

Looking at the new listings on the Incline Village real estate scene there are two properties at opposite ends of the price spectrum that catch my eye. #14 Alpine Ter. is a nicely remodeled two bedroom, two bath, 1200 square-foot end unit condo in a woodsy setting offered at $279,000. One of the best locations in this small complex and situated about 1/2 mile below the Diamond Peak Ski Area. Would likely do pretty well as a vacation rental.

At roughly 9 times the price is the beautiful 5004 square-foot home at 743 Kelly Dr. You'll find four bedrooms, four full baths, two half baths and gorgeous finishes throughout this home that was constructed in 2007. Amenities include a four car attached garage and a nice large lot of just under one half-acre. The asking price is $2,026,000 and the owners are really nice people which can never be underestimated when doing a real estate transaction at Lake Tahoe!

There were 18 price changes on the Incline Village MLS last week covering all price ranges and property types. #5 Tahoe Palisades is now a smidgen under $400,000. This freestanding condo has the larger 1900+ square-foot floor plan divided into three bedrooms and two full baths. You get a little peek of the Lake and a nice Mountain View along with a sunny deck having a South and West exposure from which to enjoy it all.

High elevation shoppers will appreciate the $60,000 price reduction at 594 Douglas Court. Now offered at $799,000, this three-bedroom, three bath, 3000 149 square-foot home has a very private setting and is close to some nice chunks of forest service land. If you like hiking in the upper Tyner neighborhood, this home puts you close to some of the trailheads.

July 23 - 29, 2012
I am going to take a departure from the normal Incline Village real estate blog entry and instead provide you with a sneak preview of the weekly article that I write for the local newspaper. You will still find the links below to all of the new listings, price changes, properties going into escrow and closing escrow on the Incline Village MLS during the past week. But instead of giving you some commentary on the six new listings, passle of price changes, 8 properties going into escrow and nine properties closing escrow I thought it was more important that everyone get to see a comparison of the market today with the same time for the past seven years.

Biggest July in 7 Years for Real Estate
With so much activity in the Incline Village and Crystal Bay real estate market during the past several weeks I had to take a close look at the numbers and see if the anecdotal evidence matched up with the actual statistics.  Looking back at the historical data this has been the biggest July for real estate sales in our local market since 2005. With 37 properties closing escrow between July 1 and July 28, another 50 properties in escrow as of this writing and 21 places under contract with the seller awaiting lender approval, buyers and sellers are coming together in a way we have not seen in seven years.

The chart below shows the number of houses, condos and freestanding condos that closed escrow during the month of July every year from 2005 through 2012. These numbers are based on information gathered from the Incline Village Board of Realtors MLS on July 29, 2012. A few private transactions may not show up but they will not skew the figures significantly.

Year                Houses          Condos          PUD   TOTAL
2005               19                    19                    5          43
2006               8                      4                      7          19
2007               13                    9                      5          27
2008               9                      3                      1          13
2009               6                      6                      0          12
2010               11                    6                      0          17
2011               8                      9                      4          21
2012               17                    18                    2          37

Part of this increase in sales is due to the wealth effect from the stock market remaining above 12,000 for a sustained period of time. Also, a lot of people in Northern California are feeling the tax bite and finding that establishing residency on the Nevada side of North Lake Tahoe is a very attractive option.  The quality of life and proximity to the Reno airport make it viable for individuals and businesses to relocate to Incline Village or Crystal Bay, especially with property prices here being comparable or below those found in similar communities in the Bay Area and Silicon Valley.

As our real estate market turns around it's interesting to note that all of the condos currently in escrow have asking prices under $550,000.  The median price of a condo has become meaningless during the past couple of years as buyers have concentrated their purchases on the lower end priced properties in this spectrum. One used to be able to look at the price of a two-bedroom McCloud condo, subtract between 5% and 10% and roughly be able to calculate the median price of a condo in Incline Village. With the concentration of sales of budget priced condos under $250,000, many of which are for investment purposes, the median price has been skewed and does not reflect an overall decline in condo values during the past 12 months.

The recent sale of a condo in Third Creek that got multiple offers and went into escrow in less than a week is evidence that buyers are more confident and willing to compete for the best properties with good floor plans that are attractively priced. In this particular situation, the owners of the property wanted a quick sale, priced the property accordingly and drew a tremendous amount of interest in a very short period of time.  Had this property been priced at the exact same asking price two years ago it would certainly have attracted a buyer, but unlikely would have produced a multiple offer situation due to the lower confidence levels at that time.

During the past week the inventory of properties for sale declined once again continuing a very important trend that we have not seen in many summers. With more sellers pricing their properties realistically and buyers gaming confidence that the Incline Village / Crystal Bay real estate market has turned around, sales will continue at a steady pace.  Buyers shopping in the summer of 2012 will look back many years from now and appreciate the good timing they had by making a purchase this year.  The combination of historically low interest rates, decade low prices and a market that is starting to trend upward will continue to attract buyers and drive sales activity during the second half of 2012.

July 16 - 22, 2012
It was nice to see the inventory of properties for sale on the Incline Village real estate market decline once again during the past week. While we had 8 new listings on the MLS, 10 properties went into escrow and there were the usual expireds and withdrawns. We are not going to see a straight line decrease in the inventory, but having the trend starting to turn in a positive fashion after five years of being in a negative direction is a good sign for the overall health of our local market.

Taking a closer look at the Incline Village and Crystal Bay real estate scene there are also some decent price changes to consider especially with the two luxury condos going head-to-head at #19 and #20 The Pointe. Each of these gorgeous properties got a $100,000 price reduction making them more tempting for buyers looking for high-end Lakeview condos.

If you are searching for that quintessential cabin in the woods that just oozes Tahoe charm, the $30,000 price adjustment for my listing at 629 Tyner Way should make it rather enticing. The new asking price is $499,000 for this three-bedroom, two bath, 1660+ square-foot home that is surrounded by forest service land and situated on Second Creek.

Among the three actual new listings on the Incline Village MLS during the past week, the only one that stirs my interest is the home in a superb location at 906 Ace Court. Located in the far corner of a cul-de-sac abutting the championship golf course, this five bedroom, four bath, 4125 square-foot home with a three car attached garage sits on a lot that is over 1/2 acre in size. Walk down the street, turn left on Village Boulevard and before you know it you'll be in the center of town and on your way to the beach. The asking price of just under $1.6 million makes it worth a look for anyone shopping in this genre.

Of the 10 properties getting accepted offers in the past week and opening escrow, there were five single-family homes, three condos, one freestanding condo and a nice little chunk of raw land in the Millcreek subdivision. The prices of the properties going under contract ranged from $199,900 all the way up to $1,570,000. And I am happy to report that my listing at 793 Trent Ct. was part of this group of properties.

July 9 - 15, 2012
With the Fourth of July holiday crowds gone and the serious buyers returning to the Incline Village real estate scene, activity picked up dramatically on the Incline Village MLS with 11 properties going into escrow during the past week. Along with eight properties closing escrow, 19 new listings and a dozen or so price changes we are finding ourselves in the peak of the Lake Tahoe real estate selling season.

I am a bit perplexed as to why so many of my buyers are sitting on the sidelines when one good value after another is getting snapped up. I've been very diligent the past couple of months sending out the Incline Village MLS information to my buyers when new listings and price changes hit the market. And while I have been showing property a fair amount, I've not been writing as many purchase offers as I thought that I would given the current market situation.

This is not one of those years where you want to wait until September or October to write an offer hoping that a seller will cave in. Most sellers have come to the realization over the past two years that they need to price their properties fairly if they want to get them sold and this has led to a much more realistic level of pricing for the vast majority of new listings. Savvy buyers are jumping on the best values shortly after they hit the market or get a major price reduction. So while being patient is good to a point, it's important that buyers pull the trigger when they find a reasonably priced property that meets their requirements.

Taking a look at the new listings on the Incline Village real estate market this week, bargain hunters will want to check out the cute little two bedroom, 1.5 bath, 992 ft.² condo at #62 Incline Manor. Priced at a smidgen over $183,000, you even get a carport and storage space. Those on a budget looking to get their foot in the door and get the full Incline Village recreation privileges will want to look at this property before someone else grabs it.

You don't very often see a panoramic Lakeview home priced under $1 million, but 826 Jennifer with an asking price of only 975K is a rare animal. You'll find a beautifully remodeled home with four bedrooms, two full baths, 2443 ft.² of living space plus a two car garage. On the quiet side of Jennifer Street, definitely worth a look for anyone shopping in this price range.

The gorgeous custom remodel job at 968 Red Feather just came on the market at a sliver under $1.2 million. End of cul-de-sac location, adjacent to a large chunk of forest land and with a year-round Creek running right behind the deck, this is the quintessential Tahoe setting. This 3446 square-foot home boasts four bedrooms, 4.5 baths, over 3400 ft.² all with high end finishes and a level of privacy that is hard to find anywhere on the North Shore of Lake Tahoe.

While there were a bunch of price changes on the Incline Village MLS during the last week, the only two that really give me an adrenaline rush are the new construction at 569 Silvertip and the lakefront property at 593 Lakeshore. The lovely home on Silvertip lost $345,000 off the asking price and is now at a little bit under $1.9 million. Quality construction with very nice finishes throughout, this home exudes a warm mountain feel on a large low elevation lot.

Lakefront buyers looking in the $30 million range will be very pleased with the $4.5 million downward adjustment for the stunning property at 593 Lakeshore. You will find over 8 acres of land, nearly 700 feet of your own private beach, a panoramic view of Lake Tahoe all to go along with a 7100 square-foot home boasting nine bedrooms, eight full baths and 4 half baths. The property is actually two parcels, so that offers you some pretty interesting opportunities especially when you consider there is 17,000 ft.² of additional coverage on which to build.

July 2 - 8, 2012
With the exception of 13 properties closing escrow last week, (which meant a lot of work for the title companies) there was not a lot of activity on the Incline Village real estate market mainly due to the big Fourth of July holiday. Only four properties listed on the Incline Village MLS went into escrow during the past seven days and they were priced between $163,000 and $449,000. While a lot of agents were showing property, most of the visitors to North Lake Tahoe were up here to enjoy the beautiful weather, fabulous scenery and the plethora of activities associated with the Red White and Tahoe Blue Festival.

Before we delve into the real estate action I would like to remind everyone about Lake Tahoe Summerfest. This is a series of events celebrating the arts, classical music concerts and Shakespeare. If you are looking for a little something different to do at Lake Tahoe I highly recommend that you visit the Lake Tahoe Summerfest Website

Only three new listings on the Incline Village real estate scene catch my eye in the past week. #8 McCloud looks to be a nicely remodeled two bedroom, two bath upper unit on the Village Boulevard side of the complex. The asking price of $415,000 makes it very competitive with the other McCloud condos currently on the market.

The four-bedroom, four bath, nearly 4000 ft.² home at 571 Rockrose Court is value priced at only $1,129,000. While not everyone can handle three stories, the filtered Lakeview, private cul-de-sac location and spacious floor plan will likely entice anyone looking in this price range.

If you would prefer a panoramic Lakeview and don't need quite as much square footage, then the house at 659 Cristina could be up your alley. Boasting 3269 ft.² divided into four bedrooms and 4.5 baths, you'll also find a loft, mudroom, and guest quarters. The asking price is $1,995,000 for this eastern slope home situated on .375 of an acre.

We have three tasty price changes to tempt you with being served up by the Incline Village MLS. 624 Tumbleweed lost another $30,000 off the asking price and is a veritable bargain at only $619,000. Nicely remodeled, good floor plan, four bedrooms, three baths, over 2000 ft.² of living space. Okay, so you don't have direct access into the house from the garage but that's a small sacrifice with everything else that you get in return and especially at this new low price.

Lakeview subdivision shoppers will revel in the big price change for the beautiful home at 714 Mays Blvd. Now offered at only $1,495,000 this spacious home of almost 4000 ft.² features three bedrooms, three baths, family room, den, loft and you even get the benefits of an inside utility room. I don't think this place has direct access from the garage into the house either, but the last time I showed it I think I figured out a way that you could do it.

Getting a $200,000 price reduction and slipping just under the $3 million price point is the beautiful panoramic Lakeview home at 535 Alpine View Dr. This 5500+ square-foot home is another one of these three-story numbers on the East slope but at least you have a level entry on the down slope side of the street. You'll find five bedrooms, 5.5 baths, a three car attached garage, beautiful interior finishes and a panoramic Lakeview to die for.

June 25 - July 1, 2012
It was a week for the record books as the Incline Village real estate scene witnessed 14 properties closing escrow in just the past seven days. I would have to dig far back into the archives to find another week when we saw that many properties change hands to new owners. Along with seven pieces of Incline Village and Crystal Bay real estate getting accepted offers and opening escrow, sales activity continues along at a very strong pace. The properties going under contract range from $279,000 up to just under $1.8 million which means only the high-end and super high-end properties were left out of the recent action.

Four of the 13 new listings on the Incline Village MLS are repeats, so when looking at the remaining nine there are three value priced properties that stand out from the crowd. #49 Woodstock is a very rare one level, two bedroom, two bath, 1232 square-foot condo within walking distance of everything. Priced at $249,000 you cannot compare this with the other two bedroom condos that have sold in the complex recently because they do not have this square footage, floor plan or quality of remodeling. Definitely worth a look for anybody shopping in this price range for an Incline Village condo.

#23 L'Ermitage gets my vote as the best new listing for a three bedroom condo this week. Priced at only $439,000 this 1546 square-foot property in a gated community on Southwood Boulevard offers up 2.5 bathrooms, a one car garage and a lovely setting at low elevation. These properties have always competed very nicely head to head with the two bedroom, two bath McCloud condos around the corner on Village Boulevard. I say look at both flavors if you are shopping for a condo under $500,000 on the North Shore of Lake Tahoe before making your purchase decision.

The three-bedroom, two bath, 1264 square-foot home at 824 Jennifer St. does not have a garage but it does provide you with a beautiful view of Lake Tahoe. However, there are plans to add a garage and this location offers you easy access to the Mt. Rose Highway so you can make it quickly to either the beach or the ski slopes.

If you have been shopping for a single-family home in Incline Village and Crystal Bay but can't find what you want, maybe it's time to think about building your own place. There is very little raw land available on the Nevada side of North Lake Tahoe. But there is gem that got a nice price reduction this past week. The wooded lot at 1076 Flume Rd. is now offered at only $549,000. Just under one third of an acre, there is supposedly 25% coverage approved by the TRPA on this gently sloping lot within walking distance of Lakeshore Drive.

Also worth a look in upper Tyrolian Village is the freestanding condo at 1362 Zürich Ln. The $45,000 price adjustment bring this just a shade under $750,000 which is a a lot of bang for your buck considering you get 2896 ft.², four bedrooms, 3.5 bath, a two-car attached garage and view of The Diamond Peak Ski Area.

Certain to get a lot of attention amongst luxury condo shoppers at North Lake Tahoe is #15 The Pointe. The $50,000 haircut puts the new asking price at $1,140,000 for this Lakeview three-bedroom, three bath, 2794 square-foot condo with beautiful finishes throughout. Underground parking garage, large private storage area, plus amenities that include pool, spa, and tennis court puts this on my shortlist for condo buyers or even single-family home buyers looking in this price range.

June 18 - 24, 2012
The Incline Village real estate market keeps rolling along with another relatively busy week that saw six properties go into escrow, six places close escrow, 13 new listings and a dozen or so price changes. While most of the sales activity on the Incline Village MLS was skewed towards lower and moderate price properties, we did see a lakefront home in Crystal Bay priced at $9.5 million get an accepted offer.

The only new listing on the Incline Village real estate scene that sparks any interest on my part is #50 Country Club Villas. Quite possibly one of the best locations in the complex, this three-bedroom, 2.5 bath, 2108 square-foot freestanding condo is nestled in the trees across the street from the Hyatt hotel and casino. Priced at $795,000, this property is sure to get a lot of interest so contact me pronto if you have been waiting for a good location in this development.

Checking out the price changes none of the budget properties made any big moves this week. First up is my listing at 793 Trent Ct. where the seller decided to whack the price down to $949,000. Superb location on the eighth green of the Mountain Golf Course, nice floor plan with one level living, open beam Cathedral ceilings and remodeled kitchen and master bath to name just a couple of the fine upgrades.

Also worth a look after the $75,000 price alteration this past week is #14 The Pointe. Now offered at $1,190,000, this luxurious three-bedroom, three bath, 2871 ft.² condo has a beautiful Lakeview along with a nice low elevation location. You even get a gated underground parking garage with two reserved spaces plus your own large enclosed storage area. All of the amenities of Third Creek are at your disposal with the exception of the clubhouse. That means you get a swimming pool, 2 different spas to use, tennis court and arguably the most beautiful common area in all of Incline Village and Crystal Bay on which to play with the kids and grandkids.

At the new asking price of $1,680,000 the 4717 square-foot property at 726 Champagne Rd. is on my radar screen. Boasting a total of five bedrooms and 5.5 baths you actually have a main house and a 1000+ foot square guesthouse. You'll find a warm mountain feel throughout and the large wooded lot is nearly 1 acre in size.

Instead of rambling on about the various properties that went into escrow and closed escrow in the last week, (you can click the links above to see them all), more important is the article that I wrote today that will be published in my weekly column in the upcoming edition of the Tahoe Bonanza. I feel the information contained in this article is so important that I am publishing it here on my website before it hits the local print media.

Lake Tahoe Is Not One Real Estate Market
As we approach the end of the second quarter of 2012 it's that time of year when real estate agents, brokers and various media types write articles, spew statistics and provide commentary on the Lake Tahoe real estate market.  Unfortunately, most of this material is irrelevant and misleading because Lake Tahoe is not one real estate market but many submarkets each divided into a number of sectors. You can’t even legitimately lump together the sales of communities in North Lake Tahoe or South Lake Tahoe and extrapolate prices or trends because there are too many submarkets on each side of the Lake.

Just in Incline Village and Crystal Bay we have 12 different market sectors for residential property.  Then you also have to consider the multiunit investment residential properties, commercial properties, and raw land. So, anyone writing generalizations about the Lake Tahoe real estate market and then trying to use those broad statistics to make sweeping statements is simply misleading the general public with inaccurate information. It's a disservice to buyers, sellers and anyone connected with the real estate community to spout statistics that do not accurately reflect local market conditions.

During the next couple of weeks we can anticipate seeing the usual pie charts, bar graphs, statements about market share, median prices, average prices and other types of numerical data. Much of the time these statistics are cleansed or skewed to represent a particular point of view or make one company look better than another on paper. The reality is that anyone making claims about the Lake Tahoe real estate market as a whole and then trying to use those claims to justify one position or another is really doing nothing more than obfuscating the issue.

The Incline Village real estate market bears absolutely no relation to the Kings Beach area which bears no relation to Squaw Valley real estate and so on. It may be difficult for non-residents of Lake Tahoe to accept that there are so many different markets within the Lake Tahoe basin but that is the harsh reality. If you have been shopping for single-family homes at South Lake Tahoe and then go to Glenbrook because on the map it doesn't look very far away you will most likely get sticker shock.

Even within the Incline Village and Crystal Bay real estate market new buyers are easily confused by the widely varying prices for properties of similar square footage and condition. We are not just talking about the difference between a house on a busy street versus one in a quiet location with a panoramic Lakeview. Some subdivisions are considered more desirable than others based on location, proximity to the beach, lot size, sunlight exposure and other factors. You can't just say houses in Incline Village are worth X dollars per square foot because there are so many variables one must consider.

Now take that concept and expand it to every community and subdivision around Lake Tahoe.  You can easily see why making generalizations about the Lake Tahoe real estate market results in gross inaccuracies and misinformation. Each community needs to be considered a separate real estate market with several sub-sectors and analyzed on its own particular attributes and merits. So, when you read statistics about the average or median price for Lake Tahoe real estate consider the material to be nothing more than entertainment and not something factual that you can rely on for decision-making or discussion purposes.

Worst of all are the various real estate valuation services on the Internet such as Zillow and House Values that use proprietary algorithms to provide estimates of property values along with information on price trends all across America. Unfortunately, these services are unable to provide local knowledge or differentiate between a house that was recently remodeled and the tear down next-door. While these companies have done a tremendous job of marketing their home valuation services they are actually hurting real estate markets and consumers all across the country with their inaccurate information.

The only way to truly know how a particular market sector within the Lake Tahoe basin is performing is to do a detailed comparable sales analysis for that specific area. It takes a lot of time and energy to crunch the numbers, analyze individual properties and draw realistic conclusions, something that a generic algorithm on a computer in Florida cannot come close to doing.  And watch out for those out of area appraisers if you are buying or selling a home at Lake Tahoe. Prices in the basin bear absolutely no relation to the Reno / Carson City area where many appraisers come from. Only a local appraiser who is a member of your local real estate board and has the specific knowledge to understand your community and its properties can provide you with a legitimate valuation of your property.
 
So, when you see an article, chart, or graph that makes generalizations, talks about average prices or lumps all of Lake Tahoe together as one real estate market just turn the page, unless you like reading fiction.

June 11 - 17, 2012
As we experience the warmest days so far this year on the North Shore of Lake Tahoe, the Incline Village real estate market brings us a fair amount of activity to contemplate during the middle of June. While at first glance it appears there were 20 new listings on the Incline Village MLS last week, 13 of them are repeats so we really only have seven new properties coming on the market. The repeats are a function of a change of agents for one of the developments on Northwood Boulevard and the continuation of properties being relisted after Intero departed the scene and the successor entity became Sotheby's.

There are three new listings on the Incline Village real estate scene that catch my eye this week. Bargain hunters will want to take a close look at #63 Tahoe Racquet Club priced at $174,900. This is the largest floor plan in the complex at 1649 ft.², it's also an end unit in a relatively quiet location set back from Highway 28. Since you could generate about $1300 per month in rental income, the numbers pencil out pretty good for this Incline Village condo situated just behind the rec center.

Lakeview shoppers who don't mind a higher elevation property will want to take a look at 784 Ida Ct. According to the information in the Incline Village MLS, this property could be 1000 ft.² larger than what it says in the tax assessor's records. You'll find four bedrooms, 3.5 baths, a two-car attached garage and somewhere between 2034 and 3050 ft.² depending on whose measurements you are using. I say hire an appraiser and measure the place yourself if the square footage is a critical factor in your decision making process. The asking price of $849,000 makes this one definitely worth a look.

If you have another $700,000 available in your budget, then the single-family home at 435 Fairview is one you will definitely want to see. Boasting five bedrooms, five full baths, a panoramic Lakeview, 4152 ft.² of living space on a one half-acre lot on the East slope, the asking price of $1,549,000 looks darn cheap. The place was built in 1975 but it has been remodeled and the photos make it look rather appealing. Quite possibly the best value for a panoramic Lakeview home on the East slope based on the dollars per square foot.

Condo shoppers may wish to consider the cute little cottage over in Crystal Bay at 2 Somers Loop. The latest price reduction for this one bedroom, one bath, 1100+ square foot place brings the asking price down to just under $384,000 which is about one half the original asking price of $775,000. Not a distressed property, just a seller who is very realistic and wants this baby sold. The lot is over 1/3 acre in size making this a great little getaway or starter home for anyone shopping for a piece of Incline Village or Crystal Bay real estate under $400,000.

Getting a $50,000 haircut is the elegantly remodeled home just two blocks from the beach at 685 Mount Watson Court. Featuring four bedrooms, four full baths, 4000+ square feet in which to roam and a superb low elevation location on a .4 acre lot. The new asking price is a sliver under $1.2 million making this one of the best values in the Lakeview subdivision.

Continuing the pattern from the previous two weeks, all of the properties going into escrow had asking prices under $1 million. And not surprisingly, all four of the properties getting accepted offers were written up recently in my Incline Village real estate blog on this website. Congrats to Lexi the listing agent of #114 Crystal Shores Villas for getting an accepted offer on this condo in a lakefront community within 10 days after hitting the MLS. The combination of good pricing, fine location and aggressive marketing attracted buyers to what is essentially a livable two bedroom, two bath fixer upper priced at $775,000.

June 4 - 10, 2012
It was another very busy week for this Incline Village real estate agent and our local market in general. With 10 properties going into escrow sales activity continues at the strongest pace in the last five years. Buyers sitting on the sidelines continue to miss out on the best deals. Anyone waiting until July or August to come up on their usual summer vacation and look at property is going to be sorely disappointed when they see all of the great locations and values that have already been snapped up.

While it may look like there were 20+ new listings on the Incline Village MLS during the past week, the reality is almost half of them are repeats because one of the local firms no longer exists. Well that might not be quite the right way to put it, but it looks like Intero has sold out to Sotheby's and a lot of the agents left to go work at other firms. A couple went to Lakeshore Realty and a few others went to Oliver ( which previously had only been on the California side of Lake Tahoe). I have left voice mails and e-mail messages for Vince Scott the Intero broker up here, but have not received a reply so I can't give you any more details or insight at the moment.

Arguably the best value of any new listing on the Incline Village real estate scene this past week is my new listing at 629 Tyner Way offered at $529,000. For less than the price of a 3BR McCloud condo you can get a three bedroom, two bath, 1668 square-foot house on approximately 1/4 acre of land surrounded by forest service and bordering a year-round Creek. Absolutely positively the best setting of any Incline Village or Crystal Bay property priced under $700,000.

Lakefront condo buyers will want to check out #114 Crystal Shores Villas. Priced at $775,000, this two bedroom, two bath, 1116 square-foot condo offers you a nice Lakeview plus you get a dedicated boat slip and a bouy. Very few properties anywhere at Lake Tahoe get this combination of amenities making this a very special place on the water in Incline Village.

Anyone looking for a freestanding condo at low elevation in the $1.1 million price range will want to check out the two new listings in Deer Creek. Built in the mid-1990s, both of these properties feature spacious floor plans, high-end finishes and nicely landscaped yards. The asking prices are $1,075,000 for #282 and #285, so take them both in when you are touring properties.

The little house on a big lot at 423 Pat Ct. poses an interesting development opportunity at the asking price of $579,000. Built in 1964, this 1370 ft.², three-bedroom, two bath single-family home is a livable fixer upper while you get your plans together for your dream home at Lake Tahoe.

The cute little house at 1045 Millcreek is the best of the price reductions this week. Losing $30,000 off the asking price and now offered at $499,000, this three-bedroom, two bath, 1404 square-foot home built in 1964 has a two car garage and a relatively new composite roof. I can't show you another single-family home within walking distance of the beach that offers this combination of level lot, floor plan, location and price.

All of the Incline Village and Crystal Bay properties that went into escrow last week had asking prices under $900,000. With so much activity skewed towards the lower and moderate price ranges during the past few weeks, value shoppers are changing the inventory situation during the first half of 2012.

May 28 - June 3, 2012
The Incline Village real estate market had an amazing statistic last week that could be an anomaly or it could signal a true bottom and the start of the next upward leg in price movement. While we had 12 new listings on the Incline Village MLS, the inventory decreased because 11 properties went into escrow and a handful of listings expired.

We have not seen the inventory decrease week to week in the spring time in the past six years. Even if you throw out the four condos in Pinebrook priced in the $85,000 range that my buddy Tim Lampe put into escrow, you still have seven properties priced between $428,000 and $2.3 million getting accepted offers.

The new listings on the Incline Village real estate scene run the gamut from another $80,000 something in Pinebrook all the way up to just under $2.5 million for a house on the upper Tyner. Besides the usual suspects in McCloud, Mountain Shadows and Third Creek, we've got three new listings for your viewing pleasure today.

At $799,000 is my new Lakeview listing at 554 Silvertip Dr. I'm sorry that I don't have more pictures of this five bedroom, three bath, single family home in the Ponderosa subdivisions with a garage big enough for your car collection. But the tenants will be moving out at the end of June and I will be able to have some nice photos for you at that time. You can still see the property before then, just contact me or my office to set up a showing.

946 Jupiter is the latest panoramic Lakeview to come on the Incline Village real estate market and at just under $1.4 million is sure to draw a lot of attention. Over 3700 ft.² of living space carved up into four bedrooms, 3.5 bathrooms plus a family room. Large lot of nearly 3/4 of 1 acre and a relatively level driveway makes this one worth a look.

Built in 1995, 908 Tyner is the other new listing worth driving up hill to take a gander at. Practically across the Street from 905 Tyner which just sold at $2.6 million, you have a comparable sale right there in the neighborhood. This property has 4500 ft.², five bedrooms, 5.5 baths, just a peek of the Lake not the gigantic panoramic Lakeview that 905 Tyner has. So, you have to visit the property and see for yourself if the asking price of$2,495,000 works for you.

The price changes on the Incline Village MLS last week run the gamut from #72 Mountain Shadows getting a hair cut down to $210,000 all the way to the luxurious home at 535 Alpine View Dr. which saw $51,000 come off the asking price and is now a sliver under $3.2 million. I'm in the middle of negotiating two counter offers and a rather testy escrow, so I can't give you the details on every price change this week. The link above will let you click through these properties to see if anything strikes your fancy.

Most noteworthy among the bunch, the beautifully remodeled condo at 1310 St. Gallen Ct. in upper Tyrolean Village had another $50,000 slashed off the asking price so me thinks this is a very motivated seller. Now offered at only $549,000, this three-bedroom, 2.5 bath, 1680 square-foot property has a nice view of the Diamond Peak Ski Area and a listing agent that I enjoy working with.

On completely separate topic, I would like to ask all of the Incline Village real estate agents and brokers to comply with the Washoe County and TRPA sign ordinances. A lot of agents at many different real estate brokerage firms have started hanging1 or more riders on their signs in direct violation of the longtime rules and regulations. It not only looks really ugly in our beautiful mountain environment, it's also violation of fair trade rules and basic business ethics. Anyone who continues to violate the sign ordinance can expect to face disciplinary action from the real estate division and the FTC.

May 21 - 27, 2012
I just noticed that I forgot to change the date for last week's Incline Village real estate blog entry, so I hope everyone actually read the material from last week. If not, you will find the May 14 - 20 Incline Village MLS update below with the corrected dates.

It's a rollicking spring time on the Incline Village real estate scene with 19 new listings in the last week and only six of them are repeats. Taking a look at some of the highlights in ascending order of price we start out with a one-bedroom penthouse condo in McCloud.

#160 is in the newest phase and about as close to the beach as you can get without living in a lakefront property. Priced at $279,900, this one bedroom, one bath, 797 square-foot condo has a view of the mountains and has been tastefully remodeled. Arguably the best value under $300,000 within walking distance of the beach especially when you consider that it also has a one car garage.

Anyone shopping for a low-priced single-family home in Incline Village or Crystal Bay will want to take a look at 844 Jeffrey St. Offered at only $475,000, this 1152 square-foot home pretty far up on the mountain side provides you with three bedrooms, two full baths and a one car garage. You also get a nice sized lot of just under 4/10 of an acre and the place has even been remodeled. Anybody whining that you can't find affordable housing in Incline Village is really not looking hard enough when you see properties like this come on the market (not to mention the condos for $89,000 in Pinebrook).

If you need more space and are able to cough up a little more cash, you can even get a bigger and lower elevation property at 1159 Altdorf Ter. This panoramic Lakeview freestanding condo boasts nearly 2500 ft.² of living space divided into three bedrooms and 2.5 baths. Nice large decks but you do have to sacrifice on the garage. Hard to believe this place is priced at only $539,000, I expect it will go quickly.

The other new listing on the Incline Village real estate market that is worth a look sooner rather than later is the higher-priced high elevation home at 673 Saddlehorn Dr. Offered at $1,950,000, this is one of those rare places you can walk out the back door and continue through the forest service land all the way to Truckee. Decent filtered Lake views, nice interior, four bedrooms, 4.5 baths, nearly 4300 ft.² of living space and enlightening architecture make this place worth a visit.

McCloud and Third Creek three-bedroom shoppers both have something to consider on the price reductions scene. It looks like the owner of #45 McCloud has thrown in the towel cutting the price for this remodeled three-bedroom, three bath, two-story condo from $599,000 all the way down to $555,000. #101 Third Creek saw 40 K whacked off the asking price and at $559,000 is the cheapest three-bedroom in the complex we have seen on the Creek in quite a long time. You have to accept that is an inside unit not an end unit, because you would be paying at least $100,000 more for the end unit location.

Luxury Lakeview buyers may wish to visit the open house at 547 Sugarpine Dr. The latest price reduction of $350,000 brings this stunning six bedroom home with over 8300 ft.² of living space down to $3.5 million. That is around $420 per square foot for a panoramic Lakeview home with high-end finishes and knock your socks off architecture, not to mention the nearly half-acre Street to Street lot.

In the past week, four cheap condos closed escrow along with one freestanding condo in Incline Creek estates and the beautifully remodeled home at 905 Tyner Way. The latter property sold at $2.6 million and I can only wish the owners would have listened to me three years ago when I first had the listing and told them they would never get more than $3 million for their place. Unfortunately, myself and the other agents who previously had this listing were not given an opportunity to market the property at a reasonable price or it likely would've sold three years ago. Oh well, sometimes it takes a significant amount of time and rejection for sellers to understand that they don't make the market, willing buyers do.

May 14 - 20, 2012
It was an incredibly busy week for the Incline Village real estate market with 21 new listings, a bucket full of price changes, seven properties going into escrow and six properties closing escrow. The new listings run the gamut from under $200,000 for a condo on Southwood all the way up to roughly $2.2 million for a home in the Ponderosa subdivision.

My new listing on the Incline Village MLS at 746 Eagle Dr. has already gotten 4 showings the first week it was on the market. Check out the details above and take a look at the virtual tour, this is newer construction featuring in floor radiant heat, slab granite, high-end appliances, etc.

If you can't find the house you want on the golf course maybe it's time to build your own. The nice chunk of raw land just under 1/2 acre in size at 620 – 14th Green presents an interesting development opportunity. Priced a sliver under $1 million, you can probably build a bigger house than you want or need with all the coverage available at this property.

Condo shoppers will want to click through the link to new listings above and pay special attention to #4 – 1000 Lakeshore. Priced to sell at only $335,000, this two bedroom, two bath, 1000+ square foot condo is located right across the street from the Hyatt hotel and casino and just a short walk to the beach.

Checking out the price reductions on the Incline Village real estate scene there are three properties making fairly significant moves. The two-story, two bedroom, 2.5 bath condo at #137 McCloud saw $90,000 chopped off the asking price and is now much more palatable at $519,000. Great location in the closest section to the beach, this updated end unit is definitely worth a look at the new offering number.

#1 The Pointe saw a $30,000 decrease down to $1,329,000. Luxurious oversized end unit that is offered elegantly furnished. You'll find four bedrooms, 3.5 bath, 3300+ square feet, gated community with underground parking garage and use of virtually all of the amenities at Third Creek.

Incline Village lakefront buyers will be intrigued to see the $350,000 price drop at 1143 Lakeshore. Now offered at $7.5 million, this is one of the most spectacular locations anywhere at Lake Tahoe. The property is situated on the North East corner where the shoreline starts to curve. You have to see this place to appreciate this unique panoramic view of Tahoe.

SUPER DEAL ALERT!! - May 16, 2012 - Offer Accepted By Seller - May 18th
On those rare occasions where I post a Super Deal Alert on my website these properties need to be taken seriously by readers of this column. You won't be seeing another property with an 8% cash on cash return in Incline Village or Crystal Bay anytime soon. Hope you didn't waste money buying shares of stock in Facebook today. Below is the blog entry from a couple of days ago.

I just previewed the property at 863 Golfers Pass Rd. and this is one of those rare instances where I believe the listing agent has actually made a pricing error. The asking price of only $368,000 for this duplex which has a total of five bedrooms, 4 bathrooms, large Lot of nearly 1/3 acre, in my opinion is way under fair market value. I would have listed the property at no less than $429,000. Click Here to See the MLS Information

The three-bedroom side of the property has been completely remodeled with slab granite, crown molding, nice new flooring, beautiful paint, etc. The two bedroom side is pretty much original and rented to a tenant on a month-to-month basis. You could probably get $2500 per month in total rent from the two units, giving you an 8% cash on cash return.

This is only the second time in eight years I have seen an investment property in this price range that would offer this type of return on investment. I normally don't get excited about short sale properties but there is only one lender and the amount owed is not ridiculous. If you have any interest in this tremendous opportunity please contact me as soon as possible at 775-828-3700.

May 7 - 13, 2012
The weather continues to heat up along with the sales activity on the Incline Village real estate market. Sunny skies, warm temperatures and good values continue to bring buyers out of the woodwork during what is normally the off-season.

And following my advice in a recent newspaper column, many sellers are listing their properties on the Incline Village MLS earlier than normal this year. This affords buyers a wonderful opportunity to come to Lake Tahoe before the summer crowds arrive and get the best deals. It's a lot cheaper to pay airfare one extra time and get the place you want before everyone else shows up in July and August.

There our new listings in pretty much every price range for Incline Village real estate shoppers to contemplate. If all you want is a lot to put up your tent, then for $89,000 you can buy a chunk of land in upper Tyrolean Village at 1409 Tirol Drive. It's a little slice of land less than 1/20 of an acre and you would have to buy in coverage. But what the heck, it's got to the nicer than anything in Pinebrook.

Moving up the food chain at $449,000 is my new listing at #2 McCloud. Very rare upper unit with a double sized deck that faces South and gives you a nice view of the mountains. Only seven units in the complex have this floor plan with the fireplace on the sidewall and floor to ceiling windows bringing in the sunlight. Mud room, master suite overlooks the open space forest, here is a link to the virtual tour. Sorry about the lack of bedroom photos, but the rental agency handling the property didn't get the rooms made up in time for the photographer. They are the standard size bedrooms you'll find in a normal 2BR McCloud condo.

The freestanding condo at 943 Divot Dr. looks to be a good value on paper. Priced at $649,000 this three-bedroom, 2.5 bath, 1859 square-foot property sits adjacent to a year-round Creek. Higher elevation property off Country Club Drive, but you have a level street and easy access to the Mt. Rose Highway. Built in 1999 with nice finishes throughout, definitely worth a look for anyone shopping in this price range.

You won't want to miss the beautiful home on the Mountain Golf Course at 793 Trent Ct. if you are shopping in the $1 million price range. Click here to see the virtual tour or scroll up and take a look at the picture of the featured property on the homepage here. This is a beautifully maintained and nicely updated four-bedroom, 3.5 bath, 2592 square-foot home overlooking the 8th Green. Superb location, incredible privacy and an asking price of $995,000.

If you have been waiting for a tear down on the East slope with a panoramic Lakeview then put on your jet pack and fly over to 523 Sky Lake Court. Offered at $1,185,000, this is a rare opportunity to purchase a panoramic Lakeview property in Incline Village at a reasonable price. Yes it does have a house that's approximately 2800 ft.² but it's most likely a development opportunity at this property for anyone with the cash and the vision.

Maybe you would like to have your own castle? Then 612 Lariat Cir. could possibly be your calling. Okay, it's not really a castle but the aerial photo gives a regal view. This three-bedroom, 3.5 bath, 4250+ square-foot home has a Lakeview to go along with a formal dining room, solarium and several other rooms because it's too much square footage to just have three bedrooms. The asking price of only $1,349,000 makes this one rather tantalizing.

High end lakefront condo shoppers that can afford $7.5 million will want to get in touch with me and get the details about the very special property in Stillwater Cove. With homeowners Association dues of over $3300 per month, I know this one is out of the reach of 98% of my readers, in fact it's out of reach for 99% of the country.

The only price change in the last week that gets my heart racing is the lakefront condo at #6 Lakeshore Ter. Arguably the best panoramic Lakeview of any property in the back row of the complex (that means you also get a two-car garage). The new asking price of just under $1.3 million makes this remodeled three-bedroom, 2.5 bath, 2319 square-foot lakefront condo the best of the bunch in this category.

Congrats to Janet Pahl on closing the sale at 624 – 14th Green at just over $1.4 million and also to PJ Focht for representing the seller at 916 Lakeshore Blvd. which changed hands at $2.3 million. Both of these long-time professionals are hard workers in the Incline Village real estate business.

Yours truly is representing the buyer of 735 Kelly Dr. which went into escrow last week with an asking price of $1,685,000. This is a beautiful piece of newer construction with super high-end finishes throughout. Every doorway is 9 feet tall, there are four stone fireplaces one of which I swear would cost more than a small home in Reno.

May 9, 2012
I will be taking the day off on Thursday, May 10 in memory of my wonderful companion Spumoni who passed away six years ago on May 10, 2006. Please visit his webpage in honor of his memory and think good thoughts of him. If you need assistance on Thursday please contact my office at 775-828-3700 and ask for Cindy and she will do her best to help you.

April 30 - May 6, 2012
The Incline Village real estate market roared ahead with nine properties going into escrow and nine properties closing escrow during the past week. With over 20 new listings and nearly a dozen price changes, we've got something to satisfy everyone's appetite from the Incline Village MLS. Sales ran the gamut from $169,000 all the way up to more than $6 million, with moderate to high-end shoppers once again returning to the fray.

All of the properties closing escrow during the past week were priced under $800,000. Five of them were condos which continues the pattern of strong sales in that category we have seen consistently this year. Condo sales dropped more precipitously than sales of single-family homes during the market downturn a few years ago. So it's only natural after prices have reached these new lower levels to see buyers jumping back into the market and driving up unit sales in the condo sector.

This Incline Village real estate agent put a couple of new listings on the MLS. First up is #156 McCloud which is located about as close to the beach as you can get without being in a lakefront complex. Wonderful setting overlooking a large chunk of open space and forest. Priced at $415,000, the owner is meticulous about maintaining this two bedroom, two bath condo. Click Here to See a Virtual Tour

Coming back on the market at a new lower price of only $599,000 is #174 Third Creek. Located on the gated side of the community and backing up to the Creek, this is a three-bedroom, 2.5 bath, 1848 square-foot condo with a lovely Mountain View and woodsy setting. Lowest priced condo with this floor plan in the complex!
Click Here to See a Virtual Tour

Luxury shoppers are going to love the new listing at Stillwater Cove. Priced at $7.5 million, this is the ultimate lakefront freestanding condo on the North Shore of Lake Tahoe. Stunningly remodeled from top to bottom this 6400 square-foot property features four bedrooms, four full baths, two half baths and a view that will knock your socks off. You also get all of the fabulous amenities of this top shelf Homeowners Association including a private beach, boat dock / pier, swimming pool, tennis court, gym and some of the most beautiful landscaping you will find anywhere at Lake Tahoe.

If you have been looking for a lakefront property in Incline Village or Crystal Bay then 1011 Lakeshore Dr. might be your final resting place. Priced at $12,735,000 this 1.8 acre estate features a six bedroom house, 106 feet of white sandy beach and privacy. Update the house or build your dream home, lakefront parcels like this don't come along very often.

Bargain hunters reading this blog and looking for lower-priced houses in Incline Village or Crystal Bay can take the rest of the day off, the two big price reductions are in the $1.9 million to $3 million price range. 345 Country Club lost another $100,000 off the asking price and is now much more intriguing at $1,895,000. This 4235 square-foot home on the championship golf course offers up four bedrooms, 4.5 baths, a four car garage and a virtually level lot.

Moving up the East slope to the home at 708 Champagne Rd. we find a $300,000 price chopping. Now offered at $2,950,000, this 7300+ square-foot home boasts a panoramic Lakeview to go along with seven bedrooms and 6.5 baths. Situated on a lot over 1 acre in size,the original asking price of $5,250,000 is now a far cry from where this place currently resides. Definitely worth a look if you want a panoramic Lakeview home and need room for all those out of town guests and extended family.

April 23 - 29, 2012
It was a relatively busy week for this Incline Village real estate agent, but not so much for the activity on the MLS with only three inexpensive condos going into escrow and one property closing escrow. It seems that moderate and luxury buyers are enjoying the beautiful spring weather and not shopping for real estate as evidenced by the price range for sales during the past two weeks. During this past week, all three Incline villas condos that got accepted offers had asking prices between $175,000 and $319,000. When I started selling real estate here a little over eight years ago, you would have been hard-pressed to find anything habitable under $300,000.

I was renewing my real estate license today and there are a couple of things I don't understand about the Nevada real estate division website. First of all, how come I have to use Internet Explorer when I use Firefox all the time for my Internet browsing? And secondly, when I went to make my credit card payment, why is the default country in the address field Afghanistan? Don't most Nevada real estate licensees have a payment address in the United States? Shouldn't your web master make the default country the United States instead of Afghanistan, or is there something very big about to happen that I'm unaware of?

Ok, back to the latest Incline Village real estate news. I have a new listing coming on the market at #156 McCloud. Superb location for this two bedroom, two bath, upper unit less than one block from the beach. Sunny south facing location next to a large Greenbelt. The asking price is $415,000. Please contact me for more information or if you would like to see this property.

The four-bedroom, three bath, 2560 square-foot home with a two-car attached garage at 333 Woodridge Way came on the market at $799,000. Good floor plan, nice mountain view, worth a look for anyone shopping in this price range. Around the corner in the same neighborhood is the Lakeview home at 581 Tyner Way. Short sale, with an asking price of $979,000. The house is not tilting sideways, not sure what happened with picture number one on the MLS, maybe the photographer needs a new tripod. At this property you will find four bedrooms, 3.5 baths, over 3200 ft.² of living space and a lack of interior pictures.

Lakeview shoppers looking for a bargain will want to check out 838 Tyner Way. This four-bedroom, 2.5 bath, 2751 square-foot home lost $40,000 off the asking price and is now a very tempting $899,000. It's a moderately high elevation property and since you are on a school bus route the road is kept relatively clear in the wintertime. You will not find a better Lakeview at this asking price in Incline Village or Crystal Bay.

April 16 - 22, 2012
With the sun shining and the weather having turned from winter to almost summer in less than a week, the Incline Village real estate market brings us a dozen new listings, just two price changes, seven properties closing escrow and three properties going into escrow. All three properties getting accepted offers this week were priced in the same range as last week, meaning under $800,000. After a flurry of activity in the higher end price ranges during March and early April, luxury buyers appear to be taking a bit of a breather at the moment.

Taking a quick look at the new listings on the Incline Village MLS this past week first up is my new property at #103 Third Creek. I'll spare you all the details on this three-bedroom, three bath, end unit condo in a very desirable location on the gated side of the complex and direct you to scroll up the page and click the virtual tour link under the picture of the property. Best location of any three-bedroom, three bath condo in the complex to come on the market in the past couple of years.

Also worth a look are the 2 newest listings for three-bedroom condos in McCloud. Both #172 and #236 are situated in good locations on the Incline Way side of the complex and they are offered nicely furnished. The asking prices are about $80,000 apart, so I will need to preview these properties if they are on the Incline Village MLS real estate tour during the coming week so as to ascertain the differences.

The gorgeous Lodge style home at 1138 Lakeshore is back on the market with a new agent and a new price now offered at $2,980,000. Built in the year 2000 with high-end finishes throughout, this five bedroom, five bath property boasts nearly 4800 ft.² of living space plus a garage that is over 850 ft.². Wonderful use of timbers, stone and other materials give this lovely home a warm mountain feel.

Of the seven properties closing escrow, all but one sold for less than $370,000. Bargain hunters continue to dominate the lower price ranges and are gobbling up the best values. Now that we are seeing investors return to the market to purchase properties because the cash flow numbers make sense, discretionary purchasers will be following closely behind. While there may be softness in some market sectors, low end condos appear to have reached their nadir. There are still a lot of properties with asking prices that appear a bit too high and this is helping the more realistic sellers get their properties shown and sold.

April 9 - 15, 2012
This Incline Village real estate agent has been quite busy during the past week getting new listing agreements signed, showing property and doing some powder skiing on Thursday and Friday. We've got a handful of new listings and a couple of price changes to contemplate on the Incline Village MLS. It was an unusual week without a single transaction closing escrow, but two condos and one freestanding condo did get accepted offers.

With Mount Rose shutting down on April 15 and most ski resorts following suit in the next few weeks, the shortest lift serviced ski season in recent memory is coming to a rapid end. At least I got to enjoy the champagne powder in The Chutes on Friday along with some final high-speed turns on the corduroy early Sunday morning. Looks like I will be strapping the boards onto my backpack and hauling them up the mountain the next few weeks. Can't see paying Squaw Valley their extortionist price for the displeasure of skiing on ice and crud.

Kicking off the new listing action on the Incline Village real estate market this week is my latest property at 1325 Zürich Ln. Priced at only $449,000, this remodeled three-bedroom, two bath, 1404 square-foot chalet has a beautiful view of the Diamond Peak Ski Area and surrounding mountains. Wraparound deck with a sunny southern exposure means you can sit outside almost any time of year to enjoy the view. Located in the lower part of upper Tyrolean Village for easy access all year round. See A Virtual Tour

If that price is out of your budget range, then the two new offerings in the Racquet Club might stir your interest. Priced at $175,000 is unit #11 while at $165,000 you will find unit #53. Are these asking prices real? Only the lenders know because this is a short sale and the asking price is an invitation to negotiate not a number that is set in stone. At these prices, you can actually make the numbers work for an investment rental property. Cash and patience are the two things you need the most when it comes to a short sale. But both of these condos are potentially good long-term investments.

We have 2 eye-catching price reductions on the Incline Village MLS to report, but that's only if you're shopping in the $1.2 million and higher price range. Everyone else gets the rest of the afternoon off to enjoy the most beautiful sunny day we've had in a week.

#47 Lakeshore Ter. received a $45,000 haircut and is now very attractive at the new asking price of $1,250,000. Originally priced at $300,000 higher, I anticipate this nicely remodeled three-bedroom, three bath, 1760 ft.² condo in a lakefront complex with an attached garage is going to see a lot of interest. Don't delay, call me today, 828-3700 if you have been waiting for a condo in a lakefront community that offers location, quality, price and a garage!

Losing $100,000 of excess weight and now priced at $1,650,000 is the lovely home at 714 Mays Blvd. Boasting nearly 4000 ft.² of living space, you've got three bedrooms, three baths, very spacious rooms and a lot that is nearly one half-acre in a fabulous location just a stones throw from Burnt Cedar Beach. Very nice low elevation property, definitely worth seeing if you are hunting around under $2 mil.

April 2 - 8, 2012
With the sun shining and a decent amount of activity on the Incline Village real estate market during the past week, it almost feels like summer time on the North Shore of Lake Tahoe. We had 7 properties go into escrow on the Incline Village MLS, 14 new listings, a passel of price changes and three low priced properties closing escrow to round out the action.

The house at 979 Wedge Court which is in one of my favorite locations close to the championship golf course was the highest priced property going into escrow with an asking price of $1,050,000. The majority of the activity for Incline Village and Crystal Bay property sales was centered on the six lower-priced condos getting accepted offers. This included 4 places along or near the Southwood Boulevard corridor.

If you are shopping for a budget priced condo by Incline Village standards which would be under $450,000, there are 8 new listings for you to consider. Click through the new listings link above and check them out, neither my fingers nor the keyboard can handle the abuse this evening with all the listing agreements I have been writing lately.

Other than that group of condos, the only new listing on the Incline Village real estate scene this week that catches my interest is the freestanding condo at #7 Red Cedar. Offered at $749,000, this three-bedroom, two bath, 1758 square-foot property offers you a nice Lakeview to go along with a one car detached garage. Lovely setting in the woods, away from Highway 28, but you do have to walk up some steps to get to the front door.

Taking a quick look at price changes on the Incline Village MLS this week, the cute little cottage in Crystal Bay at 2 Somers Dr is finally at the asking price it should have been when it first came on the market. Now offered at $430,000, this charming one bedroom, one bath, 1105 square-foot cottage situated on about 1/3 acre of land is priced as cheap as a two-bedroom McCloud condo. Walking distance to everything in Crystal Bay, so those five dollar per gallon gas prices this summer won't bother you as much as if you live in the hinterlands.

If you are willing to consider a higher elevation property, then the big price reduction at 594 Douglas Court may very well interest you. Losing $80,000 of excess weight, this three-bedroom, three bath, 3000+ square-foot home with open beam Cathedral ceilings and a nice setting next to forest service land is offered at $859,000. The lot is almost 4/10 of an acre and you also get a two-car attached garage to keep the snow off your car (that would be in a normal winter).

I went skiing this morning and after the sun hit the mountain the snow softened a little bit and I no longer felt like I was back in Vermont. Not many people at Mount Rose and with the snow melting rapidly the closing date of April 15 looks about right. I don't think I will be carrying my skis up the mountain in July like I was doing last year.

March 26 - April 1, 2012
We've got 2 nice new listings to contemplate on the Incline Village real estate market recently. Starting down in the Mill Creek subdivision is the cute Boise Cascade style home built in 1964 at 1045 Mill Creek. Priced at only 529K, this 3BR, 2BA, 1400+ sq. ft. home even has a 1 car attached garage! Nice lot just under 1 half acre, so you could probably build a 12,000+ sq. ft. home if you really wanted to with all the coverage.

A completely different flavor offered up on the Incline Village MLS this week is the free standing condo at 857 Lake Country. One of the best locations in the complex, will likely get a lot of interest at the asking price of $1.1 mil. You'll find inside 2700+ sq. ft. 3BRs, 2.5 baths, nice floor plan, family room, and a development known for its quality.

There are 2 tasty price changes to enjoy this week. #21 Fairway Pines is under 300K and a steal with a 2 car garage, near the champ golf course, next to open space and you get 2BRs, 2 baths in 1404 sq. ft. to enjoy. Moderately low elevation off Village Blvd, easy access to everything.

Higher up the food chain is the beautifully remodeled home at 559 Dale. Stunning lake view, 5,490 sq. ft., 4BRs, 5 full baths, 2 half baths, truly a special property that words cannot describe. The new asking price of $3,495,000 is 300K down from the old number.

The pieces of Incline Village real estate that closed escrow ranged from the cute little place at 910 Harold Dr fetching 270K all the way up to the lakefront in Crystal Bay at 250 N Lake Cir which sold at $3.4 mil. Nice to see activity across the board!

Properties going into escrow also covered a wide range from a Mountain Shadows condo smack dab on CC Drive at 185K to the gorgeously remodeled home at 905 Tyner Way. The latter property has been through 3 different agents and a bunch of price changes to get to the current asking price a little bit under $2.9 mil. Who knows where it will close, but it does have one of the best views of Lake Tahoe that you will find anywhere in Incline Village or Crystal Bay (and that includes from the kitchen sink).

The powder skiing at Mt. Rose was fabulous today and that's not an April Fools joke. I got to the Slide Side at 7:45 and caught the 3rd chair up the mountain. Made fresh tracks on both sides of the ski area, then took a break until The Chutes opened. Got first tracks in Nightmare, quite a thrill since the entire middle of the run had avalanched and the sides were still loaded with deep powder. Could be the last powder day of the season...

March 22 - 25, 2012
It's not very often that you see an actual single-family home under $350,000 in Incline Village but that is the case with the house at 936 Harold Drive. Low elevation close to the high school and within walking distance of the golf course and Raley's shopping center.

Click Here to See the MLS Information

Not much else to report on the Incline Village real estate update for the past couple of days as the property on Harold is the only one that really intrigues me in the way of new listings. I can't get excited about any of the price changes on the Incline Village MLS.

So let me offer congratulations to the listing agent for the property at 250 N. Lake Cir. with an asking price of $3.5 million which went into escrow. We are continuing to see strength in the superluxury sector for those special properties that have unique attributes and excellent views of Lake Tahoe.

March 16 - 21, 2012
Thank goodness that the Incline Village real estate market does not change as quickly as the ski conditions. Just 48 hours ago it was fluffy powder on the slopes and this morning bulletproof. This is coming from someone who grew up in New England and learned to ski in Vermont and New Hampshire in the most challenging conditions. I can normally fly down the Northwest run at Mount Rose, but shortly after 9 AM this morning it was all I could do to set an edge, say a prayer and hold on. That melt / freeze cycle can sure change the snow quality rather rapidly!

The Incline Village MLS brings us only four new listings, a few price changes, three properties going into escrow and six properties closing escrow since the last real estate blog update. The only new listing that really excites me is the single-family home at 685 Gary Ct. Priced at only $897,000 this spacious 3010 square-foot home features four bedrooms, 3.5 baths, a three car attached garage and a large lot at the end of cul-de-sac that is nearly one half-acre in size. Definitely worth a look if you have been shopping in this price range, low elevation and easy access to Highway 28.

The Lakeview home at 635 Alpine View Dr. is now being offered as a short sale after the recent price reduction down to $875,000. Livable fixer upper with a great location on the East slope. 2700 ft.² of living space, four bedrooms, 3.5 baths, Street to Street lot.

It was nice to see two single-family homes in Incline Village priced between $1.1 million and $1.45 million close escrow during the past few days. This price range had seen very little activity during the past few months, but things seem to have picked up recently. Buyers are coming to realize that the number of good values is shrinking every day and you can't replace a great location and floor plan at a reasonable price very easily.

March 5 - 15, 2012
During the past several days I've been playing catch up after the very intense transaction for the beautiful piece of Incline Village real estate at 456 Ponderosa. I say intense because 30 days of work was compressed into a 5 day time frame and properties in the $6 mil. price range demand your full range of skills. It's a good thing my desktop computer didn't go on the fritz until 1 day after the close of escrow. Just hope I can upload this new blog post from my old laptop without any technical issues.

We've had a fairly decent amount of activity on the Incline Village MLS since the last Incline Village real estate blog update. With an average of nearly one property per day going into escrow, savvy buyers are scooping up the best values before the summertime crowds arrive in a few months. Properties getting accepted offers ranged from $165,000 for a little condo in Incline Manor all the way up to the nearly $6 million transaction where I represented the buyer at 456 Ponderosa.

Among the good deals going into escrow were properties that have been written about in my blog such as #15 Skylake, 395 -- Second Tee Dr. and 587 Fallen Leaf. All of these properties had price reductions that brought them into the sweet spot for their respective market sectors.

There is enough pent-up demand that when quality properties fall to a price point that represents a good value, buyers will swoop in with an offer. Such is the case for the recently listed single-family home at 772 Golfers Pass Rd. In less than a week, this four bedroom, three bath, nearly 2100 ft.² home on the Mountain Golf Course got a couple of offers. This one is a short sale so who knows what the lender will do, but the asking price of $679,000 was attractive enough to generate some quick activity.

It is very unusual to see a condo in the Crystal Tower, on the Incline Village MLS. But we have a new listing with #1B making an appearance at $1.1 million. This is a 1400+ Sq. foot, two bedroom, two bath, panoramic Lakeview condo with lots of great amenities including a pool, pier, beach, gym, elevator and gated access.

The other new listing worth a closer look is the interesting architecture at 858 Lakeshore Dr. Priced at $1,299,000, this four bedroom, 2.5 bath, 2600+ Sq. foot home at the corner of Abbey Peak Ln. has a lovely courtyard, soaring open beamed cathedral ceilings everywhere and a spacious master suite. One of the best locations in the Lakeview subdivision, it does not matter whether you view this house as a livable fixer-upper or a great development opportunity, whatever suits your fancy.

Bargain hunters or anyone looking to get their foot in the door with a piece of Incline Village real estate will want to check out the two best price reductions this week. 984 Tyner Way and 572 Lucille both provide good opportunities for those on a relative budget by local standards. The former property is not a short sale, and the asking price of only $359,000 with the possibility of some owner financing makes it incredibly attractive. Yes it's located at a higher elevation but you do get a two-car attached garage, a little piece of land, 3BRs, 2 baths and best of all it's a single-family residence so there are no homeowners dues.

March 1 - 4, 2012
It has been quite a week for this Incline Village real estate agent as I've been out showing property in all price ranges, writing a couple of new listing agreements and of course getting in a little bit of powder skiing. Almost 2 feet of snow fell at the upper elevations in Incline Village and Crystal Bay. But, the warm rays of the sun are melting things quickly during this first weekend in March. So, enjoy the great skiing while you can because in about one week we will be back to the thin base that we had before this last series of storms.

The Incline Village MLS had a decent amount of activity during the past week with seven properties going into escrow once again. While that may not seem like a lot to most people, in our local market that is a pretty healthy amount of real estate sales during the winter months. Prices of properties getting accepted offers were skewed towards the lower price range. Six of the seven properties were priced under $799,000 and the most expensive one going into escrow was offered at $1.1 million.

The tastefully remodeled home with a beautiful panoramic Lakeview at 587 Fallen Leaf Way got a $300,000 trimming and is now priced at $3,295,000. Inside 4833 ft.² of living space you will find four bedrooms, five full baths, one half bath, a game room, family room, mudroom and all the bells and whistles that go with a relatively recent high-end remodeling job. Down slope lot, short level driveway, quiet cul-de-sac, definitely worth a look if you are shopping in this price range. Originally priced at $4,995,000 back in 2008.

I don't really have anything exciting to say about the new listings on the Incline Village real estate market the past few days. So in general, there are several good values in each price range and buyers have about three more weeks before sellers think summer is right around the corner. Now is the ideal time to strike a great deal. If you can't find what you want among the existing inventory, contact me because I have lots of pocket listings and I can also search the expired and withdrawn listings to find a motivated seller who has what you're looking for.

And if you are thinking of going skiing in the backcountry shortly after a big snowstorm take a look at the information from the Sierra Avalanche Center concerning the person who died near Alpine Meadows on March 1. The Lake Tahoe basin suffers fatalities every year when people venture into the backcountry before the snow has a chance to stabilize.
Read the article and see the video and pictures

February 20 - 29, 2012
With the snow coming down for the third time in a week (and we really need it), there has been a decent amount of activity on the Incline Village real estate market during the last third of February. Seven properties went into escrow and six of them were priced under $370,000 showing that bargain hunters are once again dominating the scene. Eight properties closed escrow as sales continue at a slow but steady pace during the winter of 2012.

This Incline Village real estate agent represented the buyer of #94 McCloud which closed escrow at $255,000. Very good value for this one bedroom, one bath condo on the Village Boulevard side with a peek of the Lake.

All of the price changes on the Incline Village MLS this week are for properties under $750,000. The house at 572 Lucille needs some updating but is priced very attractively at only $480,000 ( and it's not a short sale). 967 Red Feather Court just got another $50,000 lopped off the asking price and is now offered at $749,000. You'll find 2566 ft.² sliced into four bedrooms, three full baths, plus you get a two-car garage and a relatively level lot. Nice cul-de-sac location, easy access to Country Club Drive and the Mt. Rose Highway.

I'm personally not excited by any of the new listings in the past week, but then maybe my taste doesn't really match up with yours. So, click the link above and peruse the new listings on the Incline Village real estate update this week and see if anything catches your eye. With only one exception, they are all priced at $399,000 or less.

With all the new snow recently, conditions should be the best they have been all season after the storms abate and the roads clear. It looks like we will continue to get snow at least through most of the day on Thursday and maybe even into Friday. If you have been waiting for ski conditions to dramatically improve, all of the Lake Tahoe ski resorts should be pretty much filled in after this latest series of storms. Still, we don't have the snowpack that we had last year and you have to be careful for rocks and other obstacles in places.

NEWS FLASH - February 21, 2012 - 2:53 p.m.
Anyone keeping a close eye on Incline Village real estate waiting for a good opportunity for a bargain priced property will want to e-mail me regarding a condo in Mountain Shadows that just received a notice of default. It appears they may owe less than $60,000 on the condo, which means it could be a great deal as a straight up purchase without having to wait for the property to go to auction.

On a completely separate topic, there has been quite a ruckus raised the past few days as a result of a bear trap being set up by the Nevada Department of Wildlife on Matchless Court. This is the last cul-de-sac near the top of Saddlehorn Drive and the forest service land on the street is the entrance to the Mt. Rose Wilderness. Anyone living in this neighborhood should have known before they bought their property that they were moving into a bear habitat.

Myself and several hundred other residents are extremely upset that anyone living in this area would want to trap one of these harmless bears that are of absolutely no threat to humans. There are reports that a barbecue was overturned and that two unlocked cars had their doors opened and partially rummaged through by the Bears.

Well, if you live at Lake Tahoe and leave your barbecue outside in a place that a bear or other animal can get to it what the heck do you expect? And if you're foolish enough to leave so much as a candy wrapper, old coffee cup or even lip balm in your car, the scent is going to attract not just bears but all types of animals. Getting a little bit of wood siding ripped off your home is just the luck of the draw. Take a walk through the woods and see what the trees look like where the bears have ripped the bark off.

This particular situation has escalated and it's unfortunate that both the people who called the Nevada Department of Wildlife and the NDOW staff overreacted to bears just living in the wildland/residential interface. A bear tried to break into my garage a few years ago when I had stupidly stored some trash in there a couple of days before the weekly pickup. I simply ran into the kitchen and grabbed two pots, went outside onto the deck and started banging them and the bear took off down the street. That's about what it takes to deal with these beautiful furry critters. When you think about it, most people consider themselves lucky if they ever get to see a real live bear just walking around...

Here are some sobering statistics, while there is no documented evidence of a black bear ever biting or attacking anyone in Nevada, a Nevada State Health Division report contains the following summary information:

"There were at least 259 persons with inpatient hospitalization from dog bites in
Nevada from 1999 to 2001; there were also at least 6,761 dog bite injuries that
resulted in outpatient care over the same period.

The average dog bite victim in Nevada that had inpatient hospitalization spent
over three days in the hospital and incurred over $10,000 in hospital charges."

So, looking at the scientific data, you have an infinitely greater chance of your neighbor's dog chomping on you than a bear attacking you in Nevada.

February 13 - 19, 2012
There was a brief but dramatic turn in the Incline Village real estate market during the past week with all three properties going into escrow priced between $1,345,000 and $1,595,000. Just like the random walk theory used to describe movement on Wall Street, similar circumstances apply during the off-season to real estate sales at Lake Tahoe. You just never know when a certain price range will see a little bit of activity after being in the doldrums for quite some time. Interestingly enough, all three of these properties are low to moderate elevation. Higher elevation properties regardless of the price range continue to move at a very slow pace.

Before we look further at the activity on the Incline Village real estate scene I recommend that you see the picture of a local bear just wandering through my neighbor's backyard. One of the things that I love about living at Lake Tahoe and especially being close to Second Creek is that I get to see all kinds of wildlife on a regular basis.

All five properties closing escrow on the Incline Village MLS were priced under $650,000. The 3rd time was the charm for the condo at #93 Racquet Club, as this property fell out of escrow twice before finally closing at $180,000. Congratulations to the buyer, you got yourself a great deal and one of the best locations in the complex.

#112 Third Creek sold for an even $530,000 which on paper looks like a bargain for this three-bedroom, three bath, 1918 ft.² condo until you realize that it sits directly across from the elementary school. I hope the buyer does not mind all the noise during recess or when parents come to drop off or pick up their children. The final sale price reflects the less than stellar location and that needs to be taken into consideration when being used as a comparable sale with other condos in the same complex.

10 of the 13 price reductions on the Incline Village real estate scene are for properties priced under $500,000. So, if you are shopping for values you might as well check them all out and see if something catches your eye. High-end Lakeview buyers will be intrigued with the $150,000 price reduction at 357 First Green now offered at $3,849,000. Panoramic Lakeview, 5200 ft.² of living space, quality remodeling throughout, worth a look if you are shopping in this price range.

Almost all of the new listings are repeats, so the only true new listing that merits any electrons this week is #17 L'Ermitage. Low elevation location in a gated complex within walking distance of the beach, restaurants and shops. This two bedroom, 2.5 bath, 1564 square-foot Incline Village condo even comes with a one car garage. The asking price of only $359,900 makes this highly competitive with the condos in McCloud, but you get a bunch more square footage instead of a common area hot tub and sauna.

February 6 - 12, 2012
Just a very quick update for the Incline Village real estate market this week as two of the 3 new listings are repeats, we find mostly unexciting price changes, only two properties going into escrow and four properties closing escrow.

Both properties going into escrow are rather inexpensive condos by Incline Village standards. One place is located behind the 76 Gas Station and priced at just under $190,000. The other condo on the Incline Village MLS getting an accepted offer is a three-bedroom, 2.5 bath, 1664 square-foot property located near the mountain golf course and offered at $389,000.

There is one fabulous price reduction of over $325,000 for the lakefront condo at #74 Crystal Shores West. You can throw open the sliding glass door from the master suite and take a couple of steps down to a lovely sandy beach with panoramic views of Lake Tahoe. New asking price of $1,469,500 makes this three-bedroom, three bath, 1708 square-foot lakefront condo worth a look.

Luxury buyers once again seem to be sitting on the sidelines even though the Dow Jones industrial average has reached a four-year high and the NASDAQ is knocking on the door of an 11 year high. There had been a correlation during the past 18 months between local property sales increasing and the stock market holding steady above 12,000, but it appears we are taking a hiatus from that statistic.

With that in mind, bargain hunters may wish to check out the new listing at #56 Racquet Club priced at $189,900. This unit features the large 1649 square-foot floor plan and according to the Incline Village MLS information has a good rental history. Good location, short walk to the rec center and the beach.

The skiing at Mount Rose last week was pretty good considering the minimal amount of snowfall. Still need to stay on the trails and out of the trees and not all the terrain is open. Unless you have a season pass, it's a bit difficult justifying the cost of a daily lift ticket at any of major Lake Tahoe ski resorts this season. The smaller places such as Homewood and Diamond Peak are offering weekday specials that make the cost much more palatable than dropping around $100 for a lift ticket at Squaw Valley or Northstar.

February 1 - 5, 2012
It was a rather lackluster week for the Incline Village real estate scene with six new listings, only 2 inspiring price changes, two properties going into escrow and six properties closing escrow. The skiing at Mount Rose held up very nicely after a few inches of new snow fell on Monday night. Cold temperatures allowed the grooming equipment to roll out the major runs and provide a nice surface for the first few hours each day. We still need a lot more snow to cover the rocks and logs in the woods, who knows if we will even get to ski The Chutes the season.

I'm very happy that the transaction where I had the buyer at 844 O'Neil finally closed after a 7.5 month escrow. And no it was not a short sale, just some complications that I cannot divulge in this column.

Checking out the new listings on the Incline Village MLS it looks like #34 Country Club Villas should get some buyer activity with the asking price of $799,000. Good location for this popular three bedroom, 2.5 bath floor plan with a two-car garage located across the street from the Hyatt Hotel and Casino in Incline Village.

High-end luxury buyers for a spacious panoramic Lakeview home will want to check out the beautiful property at 547 Sugarpine Dr. Priced at $3,850,000, this six bedroom, 6.5 bath, 8316 square-foot home sits on a lot that is nearly one half acre in size and runs Street to Street like many of the nicer properties in the neighborhood. If you have been looking in this price range, this place should be on your shortlist.

The little cabin at 1120 Lakeshore is now at aprice that gets me excited. Getting $139,000 lopped off the asking price, it's only $599,000 and there are plans to build a nice replacement home. Contact me pronto, because at this number I expect it won't be around by the time I write a column later in the week.

And $50,000 off the asking price and now well worth checking out is the Lakeview home with over 4300 ft.² in which to roam at 701 Christina. Offered at $1,595,000, this remodeled East slope property features four bedrooms, 3.5 baths to go along with a two-car garage and a short level driveway. Nice sunny exposure, good bang for the buck at the new asking price especially since it started at $2.4 million when it first came on the market.

Here is some information that was provided to me by Lucy Rowman at First American Title Company concerning properties in default and properties that got auctioned off in Washoe County in 2010 and 2011. Overall, we are looking at a nice downward trend statistically speaking when it comes to distressed properties. Only about 8% of the properties currently for sale on the Incline Village real estate market are short sales or bank owned which is a significant drop from an average of 23% during the last three years.

Please note, the numbers below are for all of Washoe County and Incline Village real estate represents only about 2% of the numbers you see below.

Notice of Defaults (NOD):

Year 2010 – 8,109 total

Year 2011 – 4,367 total

46% decrease

Notices of Sales (NOS):

Year 2010 – 6,402 total

Year 2011 – 5,353 total

16% decrease

February 1 , 2012
The Incline Village real estate market has not provided great excitement today, what everybody is talking about is the upcoming Facebook IPO. I don't generally give investment advice or comment on the securities markets ever since I gave up my Series 7 License many years ago. However, I do have to question the purported valuation in the range of $80 billion-$100 billion.

This is a company that while it has the broadest base of any Internet-based organization in the world with approximately 840,000,000 monthly users, generates a profit of about $1.25 per user per year. I don't see how their lack of a substantial revenue model justifies a valuation anywhere near the level of the IPO.

One of my friends in the investment business has a great saying; "you trade stocks, but you buy companies." This is one place where I think you just trade the stock, because it's pretty hard to justify this type of valuation when the company has a very small revenue stream compared to Google, Microsoft and the other big players. Anyone remember when Yahoo stock was selling over $220 per share and what happened there? Adios Jerry Yang...

January 25 - 29, 2012
It's been quite a roller coaster ride during the past week for this Incline Village real estate agent. One of the deals I have in escrow has involved working with a very challenging seller and I'm being extremely diplomatic when I use that term (I represent the buyer). After the transaction closes escrow I will decide just how much of the story I wish to relate. Let's just say the listing agent tried her best but when you are dealing with a client who is obstinate, uncooperative and unreasonable it can make things difficult for not just the agents but the title company and everyone else involved with the transaction.

The Incline Village MLS brings us just a smattering of activity in the past five days with only two new listings, a handful of price changes, 4 properties closing escrow and three properties going into escrow. #127 Third Creek is back on the market. The current owner purchased the property in January 2011 and I'm still trying to determine why they are putting it up for sale so soon. This is one of those rare locations in the complex where you actually get a peek of Lake Tahoe. Three bedrooms, 2.5 baths, partially remodeled, asking price of $615,000.

I would like to recommend that every property owner in Incline Village and Crystal Bay attend the TRPA public workshop on Thursday, February 2nd at 6 PM at the Donald W. Reynolds Community Nonprofit Center (aka the Parasol Building).  Let’s fill the room with local property owners and quiz the officials giving the presentation on the supposedly new “leaner, cleaner TRPA code.”  Is the average homeowner finally getting a break on some of the truly burdensome regulations or is the agency becoming more of a shill for developers looking to create expansive high-rise projects around Lake Tahoe in the future?

Here is a list of some common sense issues that should have been addressed decades ago by the TRPA and most likely won't even be considered in the new Code of Ordinances.

Smog checks for all motor vehicles registered inside the Lake Tahoe basin

Aggressive removal of invasive species as soon as they are identified in an area

A complete ban on the use of fertilizer on lawns, golf courses, etc.

Actively thin overgrown stands of live and dead trees to return the Lake Tahoe basin to a historically healthy forest and reduce the fire danger dramatically

Significantly decrease the amount of sand used on roads in the wintertime

Recognize the benefits of pervious asphalt and concrete and mandate its use when replacing driveways, parking lots, roads and sidewalks

Make the Board of Governors electable by and accountable to the property owners in the Lake Tahoe Basin

Change the source of funding for the TRPA so the agency is not dependent upon contributions from Nevada, California and development / permit fees for its revenue

I would like to see the members of our community ask the TRPA leadership the hard questions about the issues I have listed above. While the TRPA might be making changes to the Code of Ordinances, until there is a complete change in the oversight, bureaucracy and culture it's just lipstick on a pig, or maybe something worse.

January 16 - 24, 2012
Lots of activity for this Incline Village real estate agent and the local market in general. I apologize for the delay in getting this blog update written, but my main computer was getting some work done and the old laptop just doesn't have the horsepower anymore to do website publishing. Nearly one property per day has been going into escrow on the Incline Village MLS recently. Buyers are realizing that we have a finite supply of quality properties in good locations at reasonable prices.

Over 2 feet of wet heavy snow fell at my house in Incline Village and I live below 7000 feet. Driving to Reno yesterday it was nice to see the Mt. Rose Ski Area covered from top to bottom. It will probably take another storm or two before it is safe to ski in The Chutes, since it takes a lot of snow to completely cover the rocks and avalanche debris. Hopefully the local economy will rebound and the ski resorts will recover from the dismal start to the season.

Most of the new listings are repeats on the Incline Village MLS this week, so the only true new listing that catches my eye is the superb location at 979 Wedge Court. This four-bedroom, 3.5 bath, 3084 square-foot home with a three car attached garage at the end of a cul-de-sac is being offered at only $1,050,000. A couple of years ago that would have been lot value. Definitely at the top of my preview list.

Of the 15 or so price reductions on the Incline Village real estate scene during the past week, only two are really worthy of comment, but they are truly worthy (apologies to Garth and Wayne). #101 Third Creek lost $40,000 off the asking price and is by far the least expensive three bedroom, 2 1/2 bath floor plan backing up to the Creek that we have seen in almost a decade. Yes it is an inside unit so you are sharing walls on either side. If you can get past that one feature, this condo has a superb location and will likely get a lot of interest at the new asking price of $599,000.

The four-bedroom, five bath, 4100+ square-foot Lakeview home at 612 Doeskin Ct. had another $150,000 lopped off the asking price and is definitely worth a look at the new price of $1,395,000. End of cul-de-sac location, good vacation rental, great upside potential especially at the new offering number.

The properties in Incline Village and Crystal Bay that went into escrow recently covered the price range from under $200,000 for a condo in the Racquet Club all the way up to $2.6 million for the beautiful three bedroom home across the street from the water and 74 Shoreline Cir. Put this house on the water and you could add a few million dollars to the price tag. Yours truly is representing the buyer of #94 McCloud which also went into escrow.

Seven properties closed escrow during the past week and once again they ran the gamut from $170,000 for a moderate income condo at 760 Northwood all the way up to $1 million for the remodeled three story home in the upper nosebleed section at 677 Saddlehorn.

The house at 452 Jill Ct. looks like a bargain at first glance when considering the final sale price of $800,000 for this 3800+ square-foot home with four bedrooms, 3.5 baths and a two-car garage. So this is really going to throw off the numbers in Zillow and force agents to give a dissertation when explaining property values in the neighborhood.

While it looks like a phenomenal deal on paper based on dollars per square foot, it takes a very special type of buyer to handle the large number of steps just to get to the front door and then you have three stories to negotiate for daily living. Not what you would call an easy living floor plan and that is probably one of the reasons the property went through 5 price reductions (starting at over $1.4 mil) during the 11 months it was on the market. One thing is for sure, you will get a great cardiovascular workout if this place is your primary residence.

January 9 - 15, 2012
Another week without snow in the Sierras made it easy for buyers of Incline Village real estate to look at property. We had five properties go into escrow on the Incline Village MLS, one property closed escrow, there were 11 new listings and a dozen price changes in the past week.

I did a little bit of skiing at Mount Rose and would like to complement the crew for doing such a great job with snowmaking and grooming on the few runs that were open. Didn't even need my rock skis. Also went on a nice hike along the Incline Flume Trail for a few hours on Sunday. Only a handful of short icy spots otherwise the trail was in remarkably good condition and several of the creeks were flowing along.

My listing at 86 McCloud generated new showings shortly after going back on the market. Priced at only $379,000, it's $60,000 less than the next lowest priced two bedroom, two bath McCloud condo, making it an excellent value.

Checking out the new listings on the Incline Village real estate scene bargain hunters will want to visit the home at 838 Jennifer St. I think this is an octagon, but I really can't be sure from the photos. You'll find three bedrooms, three baths, a Lakeview, 2175 ft.², two-car attached garage and a great next-door neighbor because it's one of my friends. The asking price of only $550,000 shows that the seller has an understanding of pricing in our market and they are being very reasonable right out of the starting gate. Families looking for a starter home in Incline Village will want to take a look at this place.

A great property worth your time if you are shopping in the under $1 million price range for a luxury condo is #7 The Pointe. The asking price of $949,000 is the lowest price in this complex in about a decade. Peek of the Lake, beautiful three bedroom, three bath, nearly 2800 square-foot property with underground parking garage and two reserved spaces. You also get to use all of the amenities in Third Creek with the exception of the clubhouse.

I'm looking forward to checking out the 3983 square-foot home at 714 Mays Blvd. when it comes on the Incline Village MLS tour. The listing agent is known for putting quality properties on the market at generally good asking prices. On a nearly one half-acre lot you will find three bedrooms, three baths, stunning architecture and a peek of the Lake all for $1,750,000.

There are three nice price reductions in the $1.1 million to $6 million price range to contemplate. One of my favorite low elevation homes at 227 Pelton Ln. sadly fell out of escrow is back on the market $54,000 lower than only $1,095,000. This is one of the best locations and nicest level lots in the Millcreek subdivision. Please contact me for more information as this will likely be the next property to sell at low elevation in this price range.

Getting a $250,000 price reduction down to $3,250,000 is the expansive 7300+ square-foot home at 708 Champagne. This seven bedroom, 6.5 bath home has a panoramic Lakeview to go along with a lot that is over 1 acre in size.

After originally pricing their home at nearly $17 million back in 2003, the seller of 456 Ponderosa Ave. is now at anumber that I think is worthy of some attention in my blog. The new asking price of $5,750,000 is very attractive for this 13,000+ square-foot home. Featuring an extremely private setting, this Lakeview property has five bedrooms, 6.5 baths, a four car garage and is situated on an 11 acre parcel. It's not every day you get a luxury home at roughly 2/3 off the original asking price, but that's the case for this showplace.

January 2 - 8, 2012
The Incline Village real estate scene keeps rolling along with five properties going into escrow during the past week. The lack of snow has made it very easy for buyers to look at all types of properties including single-family homes which is rather unusual for this time of year. Not surprisingly, the house at 732 James Ln. that I have been screaming for my buyers to write an offer on went into escrow. I showed this property four times during the first three weeks it was on the Incline Village MLS. This could be the last good location we see in the Lakeview subdivision selling under $650,000 as the market starts to stabilize.

Condo sales in McCloud continue to move along at a steady pace with #229 being the latest one to close escrow. The final sale price of $350,000 for this unfurnished and partially updated two bedroom, two bath unit reflects both a motivated seller and a location overlooking the parking lot.

My listing at #86 McCloud is the lowest priced two-bedroom, two bath condo in the complex at the present time by $60,000, with an asking price of only $379,000. (Yes, the other two bedroom, two bath condos as of this writing are priced at $439,000 and up). Very good location on the Village Boulevard side of the complex overlooking the common area and you even get a view of the mountains.    Click Here To See a Virtual Tour

Also changing hands to a new owner is the 4BR, 3.5BA house at 568 Valley Dr. Nice mountain view with little slices of the Lake, big corner lot with gorgeous landscaping, but a rather unusual three level floor plan with an octagon master suite resulted in a final sale price of $780,000.

Looking at the new listings on the Incline Village real estate market, 912 Wendy Ln. presents an interesting situation where you have two cabins on one lot. Rent both or live in one and rent the other. Centrally located, you get a total of six bedrooms, four baths, over 2600 ft.² of living space all for an asking price of only $489,000.

Buyers looking for a great location on the Championship Golf Course will want to take a gander at 565 Putter Ct.. This five bedroom, 5.5 bath, 5500+ square-foot home is back on the market at $1,760,000 which is nearly half a million below the old asking price.

And if you simply want to play golf, I know this sounds unbelievable but the Incline Village Mountain Golf Course is now open Thursday through Sunday from 10 AM until 4 PM until we start to get snow. Only $10 with your IVGID recreation card, no golf carts allowed due to the fragile nature of the course this time of year.

Dropping 99K and now priced at $1 million even is the four-bedroom, four bath, 2700+ square foot Lakeview home at 376 – Second Tee. Nice big lot of nearly one half-acre on the East slope, good bang for the buck.

December 25, 2011 - January 1, 2012
It was a rather quiet week for the Incline Village real estate market and not insanely busy at the ski resorts like it would normally be this time of year. With zero measurable precipitation for the month of December at some of the official weather stations at Lake Tahoe, many visitors cut their trips short rather than spend money on food and lodging. Hikers and mountain bikers enjoyed the autumn like weather including this author. I started the first day of the new year by bushwhacking in the Mt. Rose Wilderness up to the ridge line. You can check out a couple of the pictures on my new listings page

The Incline Village MLS brings us two new listings, 10 price changes, three properties going into escrow and three properties closing escrow during the last week of 2011. Inventory levels have now dropped to their lowest point in quite some time. Part of that is the usual seasonal fluctuation that is significant portion of the decrease in inventory is a result of having nearly 500 closed transactions during the past two years. There were only a couple of dozen Incline Village and Crystal Bay properties actually sold at foreclosure auctions last year, is not bad out of an inventory of over 400 properties for sale.

Both of the new listings on the Incline Village real estate scene during the past week are repeats so we can move on quickly to the price reductions. The lovely four bedroom, two bath, 2048 square-foot home with a two-car attached garage at 965 Chipmunk dropped $30,000 making it a good value at $669,000. Nice setting, easy access to Country Club Drive and the Mt. Rose Highway, with lots of nice hiking trails nearby.

Getting $100,000 whacked off the asking price and now fetching $1,295,000 is the 3300+ square-foot home located at 1007 Apollo. Inside this remodeled home which is adjacent to forest service land you will find four bedrooms and four baths to go along with a decent Lakeview.

Kudos to the hard-working agent who was able to close two short sales last week. All three Incline Village properties that changed hands closed escrow between $400,000 and $700,000.

While most luxury buyers once again enjoyed the holiday festivities and pushed real estate matters to the back burner, two of the three properties going into escrow were priced between $250,000 and $450,000. The beautiful new construction at 845 Donna Dr. with an asking price just under $2 million received an accepted offer. Congratulations Tim, I know you have worked very hard to market the property.

There was a very tragic accident involving two pedestrian fatalities over the holiday weekend right in the center of Incline Village on Highway 28 close to the intersection of Village Boulevard. It appears that the two people killed were in or very near the crosswalk. According to the news reports the driver of the pickup truck that struck Mr. and Mrs. Mathis was possibly under the influence of drugs or alcohol.

Several times each week I see near misses and people driving way too fast or on the wrong side of the road in our community. I implore everyone to drive carefully, obey the speed limit and pay attention at all times when operating a motor vehicle. You can always replace a damaged fender but you can't replace a human life.

December 17 - 24, 2011
During the next to last week of 2011 this Incline Village real estate agent has been out showing property and working on the winter edition of the InsideIncline newspaper. I wish I had something good to tell all of the skiers and snowboarders in the audience, but unfortunately we still don't have any natural snow on which to ride. If you are coming up to Lake Tahoe for the holiday week, bring your hiking boots and day pack or your mountain bike.

Seriously, I saw about 20 people going on a mountain bike ride Wednesday afternoon because skiing right now is pretty much a waste of time, money and energy. Not to mention that everyone is crowded onto just a few runs at each resort making it quite possibly the most dangerous time of the year to be on the slopes. We already had our first fatality with a kid falling off one of the chair lifts at Sugar Bowl. My heart goes out to the family on this tragic event.

My prognostication last week was rather prescient as the only property going into escrow this week was the price reduction that I touted at 425 Mountain Lake Court. All 4 of the properties closing escrow on the Incline Village MLS last week were priced between $250,000 and $515,000 showing that bargain hunters are still in command of the majority of the volume of local sales.

The remodeled condo at #6 Woodminster received a nice $50,000 price reduction and is now offered at $499,000. Beautiful Creekside location for this tastefully updated condo with slab granite, hard wood and stone floors plus a lovely interior paint job. You get a nice bonus with a one car garage.

Only one new listing generates any excitement on the Incline Village real estate market this week and that would be the Lake front property at 841 Lakeshore Dr. Nearly 5000 ft.² of interior space situated on a lot of over one half-acre. You get 30 feet of private lakefront along with a bouy for your boat. This place sold in 2006 at $5,650,000, so the offering price of only $4.5 million is a veritable bargain for lakefront shoppers. Please contact me promptly if you would like more information because at this price and with the holiday crowds it is sure to attract some attention.

I would like to wish a very Merry Christmas and a Happy Hanukkah to all of my readers. I want to thank everyone for their continued interest and support. Best wishes to everyone for a happy, healthy and prosperous 2012.

December 12 - 16, 2011
With no snow on the horizon, this Incline Village real estate agent has been working on the business plan for 2012 and trying to negotiate a couple of offers instead of making turns on the slopes. Last year at this time we were already skiing deep powder in The Chutes at Mt. Rose, this year I find myself hiking in the late autumn sunshine.

The Incline Village real estate market brings us a handful of new listings, nine price changes, three properties closing escrow and only two properties going into escrow during the past five days. Getting accepted offers are the single-family homes at 952 Jill and 985 Wedge Ct. Sorry, no Incline Village or Crystal Bay properties in the million-dollar plus price range going under contract this week.

Closing escrow on the Incline Village MLS at $252,500 is the cute, remodeled two bedroom, 1.5 bath, 1240 square-foot condo with a one car garage at 878 Peepsight. Also getting a new owner is the two bedroom 2.5 bath condo at #120 Bitterbrush which sold just under $328,000.

Taking a quick look at the new listings on the Incline Village real estate scene, 1368 Carinthia Ln is a four-bedroom, two bath, 1252 square-foot remodeled chalet in upper Tyrolean Village. The asking price is $375,000 and it looks like there might be some room to expand if you need more living space.

Lakeview subdivision buyers will want to see the house at 756 Joyce Ln. No need to go into further details here, just scroll up and read the paragraph above today's Incline Village real estate blog entry.

Out of all the price changes on the Incline Village MLS this week, the one that really excites me is the $100,000 adjustment for the lovely single-family home at 425 Mountain Lake Court. Now priced at $1,295,000, this 4700+ square-foot home on the East slope has a terrific lot, peek of the Lake and tastefully refurbished interior. This is arguably one of the best values in this price range and with the new offering number should get a fair amount of showing activity.

December 12, 2011
I walked into Raley's this morning and one of the locals I'm acquainted with came up to me and said, "great article in the paper last week, I love reading your articles." He was referring to my article about raising the standards for real estate licensing and making the requirements uniform nationwide, very similar to the licensing and regulatory system used for people who sell stocks, bonds and other financial securities. I also raised the notion of establishing an apprenticeship system to help newcomers learn the real estate business in a hands-on fashion under the tutelage of an experienced professional.

Evidently this article generated a lot of interest both in the newspaper and on the Tahoe Bonanza website where it has become the most viewed article in the past week. The point of the article was to analyze licensing standards and suggest that improvements could be made that would benefit everyone connected with the real estate industry, including buyers and sellers.

I also published the article on the ActiveRain website where over 214,000 real estate agents have a membership and share information. The comments were universally positive with some great additional suggestions and perspectives. Only one person said there should be no licensing system and suggested leaving buyers and sellers to let the market sort out who is honest, ethical and knowledgeable. Truly caveat emptor.

The purpose of all of my articles and blog entries is to inform, enlighten, entertain, provide topics for discussion, occasionally raise controversy and to evoke an emotional response from my readers. If all I did was spew statistics and weekly market updates my readers would feel rather unfulfilled. I may from time to time upset some people with some of my remarks but that is the price we pay for having a free press and First Amendment rights. And remember the famous words of Wes "Scoop" Nisker (journalist, broadcaster and satirist) "If you don't like the news, go out and make some of your own."

December 6 - 11, 2011
With sunny skies and no snow on the horizon this Incline Village real estate agent has been working on the next edition of my newspaper and doing a little hiking. I tried to go up to the top of Tamarack Peak on Friday, but hit pretty solid snow above 9500 feet. A couple of the local ski areas have opened on a limited basis with man-made snow. I may attempt to ski a few runs on Monday at Mount Rose on my rock skis.

Activity on the Incline Village MLS continues to plod along with four properties going into escrow and four properties closing escrow. There are also a couple of new listings and price reductions worth a closer look. I was pleased to see the freestanding condo at #12 Cedar crest close escrow so quickly after coming on the market.

Buyers have to realize that there are a finite number of good locations, especially when we are talking about the various condo complexes. All townhouses are not created equal and this particular property is one of the few with a large deck overlooking the Championship Golf Course. Sometimes you have to decide if a garage is more important than a very special setting, there are always trade-offs and you're never going to find the 100% perfect property.

The beautifully remodeled six bedroom, six bath, 5000+ square-foot home at 916 Lakeshore just came on the market at $2,695,000. Great location, superb setting, wonderful architecture, if it's in your price range definitely take a look before the snow flies so you can see the lovely landscaping. For those of you with a budget about 1/10 the size ( actually less), #2 Lakehaven should be your next destination. By far the lowest priced 2 bedroom Incline Village condo with a garage at $204,000 and you are walking distance to the Village Shopping Center, post office, etc.

Luxury condo shoppers will appreciate the $100,000 price alteration at #1 Stillwater Cove. This two bedroom, 2.5 bath, 1835 square-foot condo features a filtered Lakeview and of course all the fabulous amenities that this complex offers. Beach, clubhouse, pier, swimming pool, tennis court, gym, and arguably the most private setting of any condominium development on the North Shore of Lake Tahoe. The $1,450,000 price tag also comes with a homeowners Association dues of around $1200 per month but this is a case of you really do get what you pay for and you're gonna love it!

NEWS FLASH - December 9, 2011 - I was astonished to read an article written in November by one of the local Incline Village real estate agents saying that I don't do print advertising. Here is the quote from his article:

"Unlike Don, the local large brick-and-mortar real estate offices, and many other agents, regularly market their listings in local print media."

I have regularly marketed my listings in the local print media since my very first one in 2005. In 2009 I switched from running ads in the main body and real estate section of the Tahoe Bonanza to publishing the InsideIncline newspaper as a stand alone tabloid. I wanted to differentiate my listings from everyone else's ads by having a publication that provided in-depth content and would have some staying power. With most newspaper ads, you turn the page and the ad is forgotten. By providing print media in a different format than everyone else I stand out from the crowd and provide a publication you can take with you and read over and over again.

If you take a look at InsideIncline you'll see that I use this tabloid style newspaper format to provide to provide larger pictures, longer descriptions, more content and statistics and give my sellers great exposure by having my newspaper available 365 days a year at locations around town. I also have the Inside Incline newspaper inserted in the Tahoe Bonanza several times each year during busy times when it will have the most impact.

I just wanted to set the record straight because I spend a tremendous amount of time, money and energy doing local print advertising to complement all of the other marketing work that I do. Sellers can count on me to get terrific exposure for their property every time through print media, the Internet, and most importantly by directly contacting other agents and buyers as I work to get their property sold.

December 8, 2011
There's a debate going on in the Incline Village real estate community concerning the merits of working at home versus having a large brick and mortar presence in the real estate business. While there may be some benefits to having a large storefront in a high visibility location, I learned a valuable lesson back in the mid-1990s in North Berkeley.

The first real estate office I worked in I was the business manager for a firm in one of the best locations in town, ground floor on Shattuck Ave. near Cedar Street. Continuous foot and auto traffic all day long. There were about 15 agents and 2 brokers, but only three of the agents along with the two brokers were very productive. The two best agents in the office who turned in the highest sales totals year after year worked at home (just like myself) and rarely came into the office.

I asked the senior broker one day, "how can these two women be so successful if they work from home all the time?" She replied, "offices don't sell real estate, agents do".

So, I took that advice to heart and as a result, I'm the only agent to sell a 1BR McCloud condo in 2011 and I did it as a pocket listing by networking with other agents. So much for the myth that you need a large brick and mortar storefront to get your property sold.

I love working at home without the interruptions, distractions and politics of a large office. I use software programs most real estate agents don't even know exist which helps to give me a competitive edge that I would lose in an office where everyone would simply copy me. Not to mention, I can work out and eat whenever I want which keeps me physically and mentally sharper for my clients. Sorry, gotta go, time for my afternoon snack...

November 28 - December 5, 2011
We have a smattering of activity to report on the Incline Village real estate market for the past week. Luxury shoppers are still sitting on the sidelines for the most part while bargain hunters and moderate priced buyers continue to dominate local real estate sales. The exception to that story is the lovely home on the Championship Golf Course at 571 Putter Dr. closing escrow. Otherwise on the Incline Village MLS five properties went into escrow and two properties closed escrow along with four new listings and the usual bunch of price changes.

New Listings          Price Changes             In Escrow          Closed Escrow

Before we get into the rest of the Incline Village real estate update, I'd like to ask everybody to start doing their snow dance. The ski resorts are either completely shut or operating on a very limited basis due to the lack of snowfall. At this time last year we had so much snow that The Chutes at Mt. Rose were already in full operation, emergency rooms were repairing the usual broken bones and we even had a few fatalities. We don't need more fatalities or fractures, so if nothing else some snowfall for the environment would be a blessing.

Investors or entry-level buyers looking for a value priced property will want to check out the new condo listing at #63 Tahoe Racquet Club. This large for the complex 1649 square-foot floor plan features three bedrooms, two baths, a pretty decent location and a price tag of only $199,000. These condos make very good long-term rental properties and this one is located so close to the Rec Center you can easily walk over for the morning workout.

Also worth a look and just listed on Monday morning is the 3BR, 2BA condo with a 1 car garage at 360 Alder Ct. Only $204K, and that's really cheap for an Incline Village condo with a garage!

The 2400+ square foot home at 966 Little Burro Ct looks rather enticing at only $550,000. It's a rather higher elevation location on the East slope, but you get good sunshine and have easy access to Country Club Drive and the Mt. Rose Highway. You'll find three bedrooms, three baths, and an upslope lot that is just under 1/4 acre.

338 – Second Creek is being offered as a short sale at $749,000. 4000 ft.², humongous garage, beautiful setting on the Creek, worth a look for anybody shopping in the lower Tyner or Ponderosa subdivisions

The only price reduction that quickens my pulse this week is for the beautiful and completely rebuilt home at 866 Ophir Peak Rd. Priced at $2,075,000, the half-million dollar price reduction shows serious desire on the part of seller to attract an offer. Stunning interior quality throughout, six bedrooms, 4.5 baths ,3629 ft.², four car garage, and a great location in the Lakeview subdivision should put this on the shortlist for anyone shopping in this price range.

December 1 , 2011
I know that a lot of Incline Village real estate agents are going to turn their computers on this morning and see that a lot of my listings have expired when they log onto the Incline Village MLS. This is purposeful scheduling on my part, if a property has not received an offer by the end of November it is unlikely to see much activity during the next several months.

So, while many of my listings may have expired from the MLS at midnight, I am keeping virtually every property as a pocket listing during the off-season. I would appreciate it if the other agents would not harass my clients with solicitations. I respect your client relationships and don't automatically contact expired listings because I know that most agents are close with their sellers and are working on a strategy for the off-season. Please show the same consideration and respect for me and my clients.

Nov 21 - 27, 2011
With turkeys dominating the culinary scene and Washington political landscape, (although the 12 members of the so-called super committee acted more like chickens), it's refreshing to take a quick look at the Incline Village real estate market during this Thanksgiving holiday week. While there were only two new listings on the Incline Village MLS, the house at 732 James Ln. which I have tagged as a Super Deal Alert above is the choice listing for the month of November. Superb location, great lot, very livable fixer upper or rebuild your dream home in the Lakeview subdivision.

New Listings          Price Changes             In Escrow          Closed Escrow

The two properties going into escrow on the Incline Village real estate scene during this past holiday week are excellent values that were touted recently on this website. #93 Racquet Club got an accepted offer which one would expect with one of the best locations in the complex and an asking price of only $185,000 for this three-bedroom, two bath condo

The other property going under contract is the remodeled mountain style home with the eight sided master bedroom located at 568 Valley Dr. The recent price reduction down to $845,000 garnered positive comments in this column recently and voila someone has purchased the property. I'm not sure if most of my buyers are on hiatus, but a lot of good values are getting snapped up in the latter stages of 2011.

Bargain hunters looking for a single-family home in Incline Village at a relatively low elevation will want to run over and check out the three-bedroom, two bath, 1280 square-foot place at 521 Lucille. Now offered at only $399,000, this is a very livable property that has been partially updated and is waiting for some finishing touches. No garage, but a very large .565 acre lot means you probably could add one unless you somehow offended the TRPA greatly.

Built in 2006, the lovely home at 954 Fairway Park Dr. sits right on the first hole of the Championship Golf Course. The new asking price of $990,000 is sure to turn heads especially when you look at the high quality of construction, excellent floor plan and good location of this three-bedroom, 2.5 bath, 2168 square-foot home. Short level driveway, easy access all year, you can walk to the supermarket or the golf course depending on your schedule for the day.

I guess my friend PJ really wants to move with her husband to their new place because they knocked $100,000 off the asking price of their house at 948 Jupiter. Tasteful elegance in a mountain style is the best way to describe this lovely four-bedroom, 3.5 bath, 4195 square-foot Lakeview property. The new asking price is $1,495,000 making it arguably the best value in this price range for an Incline Village home.

Nov 12 - 20, 2011
If you have been wondering why there has not been an Incline Village real estate blog entry in the past week it's not because I've been lackadaisical. The Incline Village MLS had very little to offer during the past seven days as most people are preparing for the upcoming Thanksgiving holiday. Five condos did close escrow with four of them priced under $300,000. Only two properties went into escrow on the Incline Village real estate market during the past week.

New Listings          Price Changes             In Escrow          Closed Escrow

While there were five new listings, only one of them generates much excitement on the part of this writer. One bedroom McCloud shoppers will want to take a look at #94 which came on the Incline Village MLS with an asking price of $279,000. Located in a good spot just two driveways from the beach on the Village Boulevard side of the complex.

Out of the 15 or so price changes, the only outstanding one in my opinion is the $100,000 adjustment for the house at 960 Apollo Way. Now offered at $895,000, this three-bedroom, 2.5 bath, 2370 square-foot home on a .38 acre lot finally has an asking price that makes sense. Originally offered at $1,295,000 when it first came on the market quite a while back, the new asking price is sure to attract attention among buyers looking for a Lakeview property in Incline Village or Crystal Bay.

Nov 7 - 11, 2011
As the weather transitions from autumn to early winter, the Incline Village real estate market brings us a little bit of action for your cerebral enjoyment this week. We had an interesting variety of new listings coming on the market, I won't say something for everyone since this is really an unusual property mix.

New Listings          Price Changes             In Escrow          Closed Escrow

634 Village is back on the Incline Village MLS priced at $499,000. The seller bought this house about two years ago and I really can't tell if they have made any improvements. Lots of square footage, big lot and not far from the center of town.

632 Woodridge Cir. is a short sale offered at $549,000. The seller paid $965,000 in 2005, so who knows what they owe on the note. Four bedrooms, three baths, 1864 ft.², nicely remodeled, gazebo in the backyard, peek of the Lake, two-car garage and a South facing setting. Interesting semicircular driveway...

There are not very many one-bedroom condos in a lakefront complex in Incline Village or Crystal Bay. But #18 Stillwater Cove is one of those rare exceptions. Priced at $875,000 this one bedroom, 1.5 bath, 972 square-foot property comes with a Lakeview and all of the wonderful amenities that this complex offers.

Two different commercial buildings came on the Incline Village real estate market this week. They are both very intriguing but the property at 570 Lakeshore has kind of an interesting story behind it. The listing agent is the local broker for Intero and this building used to be their office here in Incline Village. They recently relocated to smaller quarters in one of the office buildings on Highway 28 across the street from Third Creek. The property for sale at 570 Lakeshore is absolutely beautiful, has tons of parking and gets tremendous visibility from everyone driving by that part of town. However, being such a large structure and with so much vacant commercial space available for rent in town, it will be interesting to see if there are any takers in the near future at the asking price of just under $2.4 million.

Closer to the center of town and priced at only $1,750,000 are two commercial properties at 264 Village Blvd. These buildings are almost fully leased with quality tenants so the numbers look pretty good for investors.

Out of all of the price changes on the Incline Village real estate scene only two really catch my eye. 1070 Tiller lost $100,000 of excess weight and is now much more attractive at the new asking price of $1,199,000. Tastefully remodeled, large level lot, good location in the Millcreek subdivision and a nice owner and agent to deal with. The Lakeview home at 701 Cristina got $101,000 lopped off the asking price and is now offered at $1,649,000. This spacious 4356 square-foot home boasts four bedrooms, 3.5 baths and a lovely interior.

Oct 31 - Nov 6, 2011
If it were not for the nine transactions closing escrow and a bunch of price changes, there would not be much to talk about on the Incline Village real estate market during the past week. There was just one new listing and two condos went into escrow as far as other activity on the Incline Village MLS.

New Listings          Price Changes             In Escrow          Closed Escrow

The cute little refurbished cabin at #82 Incline Crest which features three bedrooms, two baths, 1120 ft.² and a nice large sunny deck got a price reduction down to $254,900. Also looking like a good value in the under $300,000 price range among the freestanding condos is 1313 Moritz. After losing $31,000 off the asking price, this three-bedroom, two bath, 1368 square-foot chalet is now offered at $298,000. Located in the lower part of upper Tyrolean Village, it's little more than a stones throw to the Diamond Peak Ski Area.

Single-family home shoppers looking for a property in Incline Village will appreciate the $50,000 price change at 568 Valley. The new asking price of $845,000 makes this a veritable bargain for this 2700+ square-foot home boasting a gorgeous mountain view and a filtered view of Lake Tahoe. You will find four bedrooms, 3.5 baths, a two-car attached garage, and a nice large corner lot with tastefully elegant landscaping.

Looking at the nine properties closing escrow on the Incline Village real estate scene, they range from a bank owned condo at 399 Willow selling for the basement price of $110,000 all the way up to the lakefront home at 951 Lakeshore Dr. that brought $8.4 million. There is a little something in every price range and that's the first time we have seen such broad-based activity in quite a while.

Oct 24 - 30, 2011
Well it looks like I am able to avoid surgery for the time being and hopefully will be able to enjoy ski season this winter after visiting the doctor on Thursday. While my right hip does have a little bit of wear and tear according to the MRI, it's not yet at the level of needing a resurfacing or replacement. So, this Incline Village real estate agent might be a little bit slow on the stairs while showing property in November, but I decided to be optimistic about the situation and purchased my season pass to Mount Rose.

While the frost is on the pumpkin (or a foot of snow if you are back in New England), buyers and sellers continue to do business as evidenced by the steady level of activity on the Incline Village MLS. Five properties went into escrow, six places closed escrow along with five new listings and nine price changes since the last blog update.

New Listings          Price Changes             In Escrow          Closed Escrow

Congratulations to the listing agent handling #9 The Cedars for being able to move that property from pending to contingent status as a short sale. That means the lender has accepted the terms of the offer and the contract can proceed forward with the usual due diligence period. We are seeing lenders being more cooperative on a higher percentage of short sales than a couple of years ago. I guess a dose of reality will do that for you.

The other Incline Village condos getting accepted offers are two of my favorite properties that I have shown extensively and wish that my buyers had jumped on. 2– 36 Forest Pines and 941 Divot - #1 are both now in escrow, proving that a good location, floor plan and quality interior are so important when trying to sell a property in a market where you still have a 24 month inventory.

A nice variety of properties on the Incline Village MLS close escrow during the past week, ranging from $250,000 all the way up to $1.4 million for the new construction over in Crystal Bay at 28 Somers Loop. The deal of the week goes to the buyer who purchased 54 Shoreline Cir. The final sale price of only $990,000 makes this an extremely good value for this three-bedroom, 3.5 bath, nearly 2800 square-foot home on one of the most desirable streets on the North Shore of Lake Tahoe.

There are a few new listings on the Incline Village real estate scene that are worth a closer look. 466 Winding Way priced at $699,000 is a short sale that buyers will want to check out before the seller is inundated with offers. You will find three bedrooms, 3.5 baths, over 2800 ft.² of living space, a two-car attached garage, and a large lot of just under one half-acre. The place was built in 1995, so why they are calling it a fixer-upper is something I will attempt to observe if this property is on the Incline Village MLS tour on Tuesday.

Bargain hunting condo shoppers waiting for a quality three-bedroom property should put 865 Peepsight #2 and #3 on their "to view" list. The properties are very similar in floor plan but have different interior finishes and get different amounts of sun exposure. The asking prices of $269,000 and $289,000 should attract a lot of interest especially since these condos are on the Mountain Golf Course at the end of a quiet cul-de-sac.

If you have been looking for a completely remodeled four-bedroom home, maybe 546 Lucille will meet your requirements. Beautifully redone by the folks at Fortress Construction in 2008, this four-bedroom, four bath, 3860 ft.² home on a .413 acre lot has a lot going for it. The asking price of $1.3 million seems pretty reasonable when you combine the location, square footage, lot size and quality of the remodeling.

We have 2 quick price changes to contemplate on the Incline Village real estate market.
#3 North Shore Estates received a significant price reduction down to $499,000, which is a far cry from the original asking price of $739,000 back in 2008 when this property first hit the market. Just a stones throw from Lakeshore Drive, this remodeled three-bedroom, 2.5 bath, 2088 square-foot condo is being offered furnished.

Losing $200,000 off the asking price and now offered at $1,780,000 is the elegantly remodeled home at 715 Martis Peak. Inside 3836 ft.² you will find three bedrooms, 3.5 baths, a den and a family room all with one of the better locations in the Lakeview subdivision.

Oct 17 - 23, 2011
It's been quite a week for this Incline Village real estate agent and I feel lucky to be alive after my trip to Denver. Driving back from the Reno airport on Wednesday night some idiot tried passing on the double yellow line just below the Vista point and nearly hit me head-on. What possesses people to make dangerous passing maneuvers at night on a blind curve is beyond me. Along with getting an MRI Friday in Truckee to find out what is wrong with my injured right hip, I apologize for the blog taking a backseat.

Before we get into the Incline Village real estate update I have to tell you about my business trip to RE/MAX headquarters in Denver. It was a great opportunity to meet some of the key marketing and branding people at the company. The purpose of the trip was to present an idea for a new division that I believe could help RE/MAX agents around the world market their properties more effectively and it was pretty well received. I did manage to squeeze in a quick trip to Rocky Mountain National Park and go on a short hike one afternoon. Beautiful scenery with the aspens changing colors, elk herds wandering through the Meadows and snow on the mountain tops from a recent storm.

The Incline Village MLS brings us six new listings, more than 20 price changes, four properties closing escrow and five properties going into escrow. Sales activity spanned the range from low-end condos up to the beautiful house at 571 Putter priced just under $1.6 million. I was wondering when someone would finally appreciate the value in this property where you have a great floor plan and one of the finest golf course locations you will find anywhere.

We have two different freestanding condos leading the charge on the Incline Village MLS. #10 Tahoe Palisades was handed back to the bank by the former owner (who happens to be a local Incline Village real estate agent) and their loss is your gain. Nicely remodeled, good location in the complex for this three-bedroom, two bath, 1718 ft.² property with a filtered Lake view. The deck catches the sun from late morning through the end of the day. The asking price is just under $525,000 making this place definitely worth a look.

If you prefer something at a lower elevation and have a smaller budget by a couple of hundred thousand dollars, then #12 Cedarcrest might be just right for you. Built in 1979, this recently remodeled freestanding condo features one of the best locations in the complex backing up to the championship golf course with a nice large deck from which to enjoy the view. You'll find three bedrooms, two baths, 1536 ft.² of living space all for the bargain price of $334,900.

Keeping the theme of good values in Incline Village real estate, the latest price change at 1114 Altdorf Ter. makes this three-bedroom, 2.5 bath, 1840 square-foot property with a one car attached garage rather attractive. The new asking price is only $539,000 and you do get a little bit of a filtered Lake view to go along with an updated interior.

#15 Skylake lost another $49,000 off the asking price and is a veritable steal at the new number of only $550,000. Over 2100 ft.² of living space divided into three bedrooms, 2.5 baths plus you get a one car attached garage. Short walk to the beach, great location, nice setting.

Lakefront condo shoppers will want to run over to #2 Crystal Bay Cove after the latest $200,000 price adjustment. Now offered at $1,595,000, this three-bedroom, three bath, 2100 square-foot place has a panoramic Lakeview, bouy for your boat and there is even a pier.

Oct 11 - 16, 2011
The last vestiges of summer weather are disappearing as autumn creeps into the picture on the North Shore of Lake Tahoe. While six transactions closed escrow on the Incline Village real estate scene during the past week, only two properties went into escrow and both were relatively lower-priced condos. Out of the six new listings four are repeats and there are a couple of price changes on the MLS that are worth a look.

New Listings          Price Changes             In Escrow          Closed Escrow

During the past two weeks since returning from backpacking out of Leavitt Meadows, my right hip has slowly been getting better. I still might be looking at a hip replacement or some type of major surgery between now and spring time, depending on the results of the MRI. The big question mark is whether or not I will be able to ski this winter…

All of the properties closing escrow on the Incline Village real estate market in the past week had asking prices under $859,000. #107 Third Creek closed at $591,000, a price which in my opinion reflects the location across from the elementary school and Raley's loading dock. #101 and #96 Third Creek are both still on the market and offer very nice locations for interested buyers, as does #174 which backs up to the creek and has a Mountain View.

Bargain hunters looking for a fixer-upper house at low elevation will want to take a look at 512 Catherine St. With $70,000 getting lopped off the asking price, the new offering number of $359,000 makes this a superb value and you even get a one car attached garage.

The seller of 967 Red Feather Court just reduced the price by $49,000 down to $750,000. This four-bedroom, three bath, 2500+ square foot house is definitely worth a look at the new asking price, which is a far cry from the original number of just under $1.2 million. Nice setting next to a Creek and forest service land, lovely landscaping, easy access to Country Club Drive and also the Mt. Rose Highway.

Oct 6 - 10, 2011
With snow still covering the mountain tops around Lake Tahoe, the Incline Village real estate market has only a little bit to offer in the way of new listings and price changes during the past few days. I normally don't get too excited about condos in the Racquet Club but I'm going to make an exception for #93.

This is one of those rare units located facing the creek and tucked away in a woodsy setting. The asking price of $195,000 makes this Incline Village condo worth a look before someone else snaps it up. The other two new listings on the Incline Village MLS are repeats so I'll just move along to the price reductions and save some electrons for the universe.

New Listings          Price Changes             In Escrow          Closed Escrow

I can't ever remember saying this before, out of 19 price reductions on the Incline Village real estate market not one single property has an asking price over $1 million. Just a few years ago you would have been hard-pressed to find 19 houses with asking prices under $1 million at the same time. It helps if you do not confuse the passage of time with progress.

Only a couple of price changes really catch my attention. #229 McCloud is now the least expensive two bedroom, two bath condo in the complex with an asking price of only $355,000. Upgrades include hardwood floors and slab granite surfaces. The freestanding condo at 1077 Lucerne dropped $90,000 and is now a bit under $850,000. You'll find a good Lakeview to go along with four bedrooms, 2.5 baths and 2176 ft.² of living space.

680 Ralston Court received a $31,000 price reduction and is now $599,000 for this three-bedroom, three bath, 2000+ square-foot home with a two-car garage. Quiet location, view of the mountains and a woodsy setting makes this place attractive at the new asking price.

Sept. 27 - Oct 5, 2011
It's been a roller coaster of a week for this Incline Village real estate agent. I had a good trip into the mountains just north of Yosemite for 4 days last week to try and find some peace after my mother's departure into the heavens above. I felt fortunate to enjoy the last vestiges of summer with daytime temperatures around 70 above 8500 feet. While the Aspen trees were starting to change color to orange and gold in the canyons down below, on the North facing slopes above 9000 feet wildflowers were still blossoming, in some places profusely. I hope to build a webpage with some photos from the trip later this week for everyone to enjoy.

I apologize for the delay in getting the blog updated. The trip down to Reno on Tuesday to stock up with the winter supplies took a bit longer than anticipated. On Wednesday morning I awoke to a light dusting of snow and gray skies, not nearly enough to contemplate waxing up the skis.

While I was taking a short hiatus, the Incline Village real estate market was doing anything but that. Nine properties went into escrow, seven properties closed escrow there were the usual couple of dozen price changes to go along with six new listings. One of the local financial planners got a notice of trustee's sale, showing that even investment advisers are not immune to market downturns.

New Listings          Price Changes             In Escrow          Closed Escrow

Properties closing escrow on the Incline Village MLS range from a little three-bedroom bank owned condo at 399 Willow – #2 priced under $140,000 all the way up to the Lake front property at 951 Lakeshore offered at $9,250,000. No price range was immune from seeing activity, Third Creek condos getting accepted offers include #112 and #27. The condo at 999 Lakeshore – #7 which has been on the market for a while also went into escrow as did the big panoramic Lakeview home at 772 Tyner.

All six of the properties closing escrow in Incline Village and Crystal Bay during the past several days had asking prices between $300,000 and $800,000. While bargain hunters have been dominating the scene recently, it was nice to see some higher price properties getting accepted offers and bringing life to the moderate and upper price ranges.

Anyone shopping for a condo that wants to be walking distance to the beach would do well to take a look at #5 Coeur du Lac. This three-bedroom, two bath, 1200 square-foot condo has been beautifully remodeled throughout and is offered at $439,900. Swimming pool, spa, clubhouse, boat parking, great location just one block from Lakeshore Drive.

At 1920 ft.² the three-bedroom, 3.5 bath freestanding condo at 1052 Lucerne has a lot to offer. Nicely remodeled, open beam Cathedral ceilings, pretty decent lower elevation location all for an asking price of $635,000.

With a bit more square footage and a slightly higher price tag is the house at 333 Woodridge Way. Offered at $795,000 you will find four bedrooms, three baths, a two-car garage and 2560 ft.² of living space. The lot is over 1/4 acre and you even get a bit of a view of the mountains.

Looking over the variety of price changes on the Incline Village real estate scene we got a little something for everyone. Getting a $15,000 haircut is my listing at #68 Woodstock. This three-bedroom, three bath, centrally located condo is now only $235,000. The freestanding condo at #5 Tahoe Palisades lost $30,000 of excess weight and is now being offered at $419,000. Lakeview, three bedrooms, two baths, and the larger 1944 square-foot floor plan makes this one worth a look.

#107 Crystal Shores Villas dropped 49K and is now only $650,000 for this condo in a lakefront community. Two bedrooms, two baths, 1160 ft.² that goes along with your own private boat slip and a sandy beach just for the owners in this condo complex.

Luxury shoppers looking for a 4000+ square-foot home will want to head over to 345 Country Club Dr. This four-bedroom, 4.5 bath home was built in 2005 and sits on a nearly half-acre lot on the Championship Golf Course. Nearly $400,000 was knocked off the asking price and it's now offered a little bit under $2 million. Call me for details.

Sept. 20 - 26, 2011
Just a quick summary of the Incline Village real estate market on this summerlike Monday. Looks like this could be the last week of really nice weather in the Sierras, but I'm really not ready for winter yet even though I love to ski.

Two new listings that are worth a look, both at moderately low elevation. 599 Lucille sits on a spacious lot over 6/10 of an acre and features over 3000 ft.² of living space. Semicircular driveway, oversized two car garage, four bedrooms, 3.5 baths including two master suites all for the asking price of $1,095,000. Built-in sound system, nice landscaping, level lot is perfect for kids to play in.

Priced nearly one half million dollars lower at $609,000 is the short sale at 601 Village Blvd. You will find 1912 ft.² divided into four bedrooms and two baths. Two-car attached garage, the lot is over 1/3 acre and you can just walk down the street to Raley's.

Three properties got decent price changes and all are worth a look at the new asking numbers. In fact, I thought they were all not too badly priced at the old asking numbers but I guess the sellers would like to move their properties. The four-bedroom house at 633 Village Blvd. lost $30,000 of excess weight and is now priced at $849,000.

160 Pine Cone Rd. got $75,000 lopped off the asking price and is much more palatable at $1,050,000. And the beautiful four-bedroom, 4.5 bath, 5600+ square-foot home At 561 Putter Ct. got a $100,000 haircut and is now very favorably priced at $1,595,000. Over one half-acre and one of the finest views of the golf course you will find for any Incline Village property.

Sept. 15 - 19, 2011
The lower price ranges continue to dominate the Incline Village real estate scene during the third week of September. While activity on the MLS continues at a solid pace with six properties going into escrow in the past six days, all of them have asking prices under $800,000. With four of the properties being condos under $400,000, bargain hunters are still out in full force while luxury shoppers sit on the sidelines for another week.

All seven properties closing escrow on the Incline Village MLS sold for less than $725,000 with the action split rather equitably between three condos and four houses. I'm happy to report that I represented the buyer of 703 James Ln., likely the most sought after property in the Lakeview subdivision under $1 million this year. Fantastic location just two blocks from Burnt Cedar Beach, nice large lot of just under one half-acre and a terrific floor plan that offers opportunities for the future. I would like to thank Susan Devyak, the listing agent at Intero for working closely with me on a very smooth transaction.

If you are shopping for a piece of Incline Village real estate above $400,000, I don't have anything real interesting in the new listings from my perspective (there are a couple of nice higher end places, but they are repeats), so you can skip ahead to the price reductions. However, there are a couple of rather inexpensive properties including a three-bedroom condo under $140,000 that are worth a look for homeowners and investors.

People complain about not being able to find a decent entry-level property on the North Shore of Lake Tahoe but that is not the case if you check out 399 Willow – #2. Mostly updated, woodsy setting out the back door, reserved parking space and a price tag of only $138,600 makes this three-bedroom, two bath, 1332 square-foot condo a superb value. The numbers even work as a pure investment play and I'd buy it myself if I wasn't busy remodeling my own house.

Holdouts seeking a single-family home at lower elevation on a nice large lot with a budget will appreciate 887 Dyer Cir. Priced at $399,000 this three-bedroom, two bath, 1400+ square-foot home was built in 1979 ( which was when the newer building code came in). You even get a two-car garage and a lot that is nearly one half-acre in the Woods subdivision. Livable pretty much as is, this property has good upside potential if you want to update, expand or tear down and rebuild.

This time of year is price change season and with over 20 alterations in the past week you can see there are a number of sellers who are serious about moving their properties before the snow flies. The adjustments run the gamut from just over $200,000 to the $4 million range.

878 Peepsight Court is now at a Ross Dress for Less type of discount at $268,500. Originally priced at $325,000 when it came on the market back in June, this two bedroom, 1.5 bath condo comes with a one car attached garage. Decent location, charming interior, definitely worth a look now that we have hit this price point.

Within walking distance of the beach and $46,000 lighter is #12 High Sierra. This remodeled three-bedroom, 2.5 bath, 1368 square-foot condo even comes with a one car attached garage. The new asking price of $339,000 makes this attractive to low elevation shoppers.

Getting a $65,000 slashing is the elegantly remodeled end unit condo at #284 Ski Way, Ridge. It has some nice features such as a glass enclosed deck, peek of the Lake and oversized storage to go along with the underground parking. Now asking $425,000.

Run don't walk to the four-bedroom, two bath, 2000+ square-foot single-family home with a two-car attached garage at 965 Chipmunk. The latest $30,000 haircut brings this gem at the end of cul-de-sac down to $699,000. Nice level lot, easy access to Country Club Drive and a sunny southern exposure makes this a desirable property especially at the new offering number.

You don't usually wake up and see that a buildable lot gets a significant price reduction in the Lakeview subdivision but 832 Freels Peak is that rare beast. Just under one half-acre, pretty much level, fabulous woodsy location close to Lakeshore Drive and now only $835,000. If you have been looking to build your dream home this is a great spot and it won't be around in a month or so.

It's not every day that $500,000 gets whacked off the asking price of an Incline Village or Crystal Bay property, but this is your lucky day. 250 N. Lake Cir. is now on the market at $4,250,000 and it still has the same fabulous panoramic Lakeview that it did $500,000 higher. Lakefront location in Crystal Bay, four bedrooms, three bath, tastefully remodeled and over 3000 ft.² of living space to enjoy.

Sept. 7 - 14, 2011
I had a very short but most enjoyable one night backpacking trip last Wednesday traveling through the area above Meeks Bay on the West shore of Lake Tahoe. It was a nice treat for this Incline Village real estate agent to take a day off and enjoy some of the beautiful scenery. It may sound hard to believe, but in many places on this northeast facing trail the wildflowers are just starting to come out.

But that's all the time I had for fun and games as the Incline Village real estate market and my clients have kept me pretty busy. The big price reduction at #86 McCloud has resulted in a lot of showings. As the lowest priced two bedroom, two bath condo in the complex with a great location on the Village Boulevard side, this should be on the shortlist of anyone searching for a property in McCloud.

Not 1, but 2 Coldwell Banker Incline Village real estate agents have listed their personal residences as short sales this week. Just an interesting tidbit to chew on as you contemplate the rest of the news.

Scanning the 19 price changes on the Incline Village MLS there are a couple that are worth a closer look. If you don't mind a higher elevation location that gets a fair amount of snow, the little three-bedroom single-family home at 925 Tyner Way is now looking pretty tasty with an asking price of only $399,000. Shoppers looking for a Beebe designed architectural style will enjoy the price reduction at 622 Tumbleweed which brings this three-bedroom, 2.5 bath, 2000+ square-foot home down to $629,000.

There are two Incline Village condos getting nice price reductions. Dropping $50,000 down to $799,000 is #7 at 999 Lakeshore. Not many properties come up for sale in this lakefront complex and at this new price I'm sure it will start to see more activity. #23 Third Creek took nearly a $100,000 price hit and is now much more reasonable at the new offering number of $899,000. This condo shows very well and it has a good location backing up to the Creek and very close to the clubhouse, pool and other amenities.

Coming back on the market at the new asking price of $649,000 after having a new fireplace and some other upgrades done is the house at 624 Tumbleweed Cir. Nicely remodeled interior, two-car garage, very good floor plan, definitely worth a look for anybody shopping in this price range. Luxury Lakeview shoppers will want to take a gander at 480 Wassou over in Crystal Bay. This 4100+ square-foot home features four bedrooms, 3.5 baths, a two-car attached garage and gorgeous high-end finishes throughout. Offered at $2,195,000 and the listing agent is one of the nicer people to work with in Incline Village.

It's rare that a lakefront property comes on the market under $5 million, but over in Crystal Bay 240 N. Lake Dr. is being offered a little bit under $3,660,000. This place is offered turnkey including the boat and car.

It's time to get ready to head out the door for the weekly Incline Village MLS tour. So, you'll have to click through the links above to check out the 10 properties that went into escrow and the three properties that closed escrow. Eight of the 10 properties getting accepted offers had asking prices under $900,000 and they covered all price ranges that would be considered lower to moderate priced properties by Incline Village standards.

Sept. 1 - 6 , 2011
It's been a busy week for this Incline Village real estate agent and the market in general. With seven properties going into escrow, two places closing escrow, nine new listings and 19 price changes there is a little something for almost everyone on the Incline Village MLS at the start of September.

While bargain hunters still continue to dominate the scene, it was nice to see some moderately priced properties like 227 Pelton Ln., 1079 Millcreek Rd., and #107 Third Creek get accepted offers. Also going into escrow are a couple of budget priced condos along with the lakefront condo at #21 Crystal Bay Cove priced at $1,545,000.

Buyers waiting for some significant price changes in McCloud and Third Creek will want to take a look at the latest adjustments. My listing at #86 McCloud is the Super Deal Alert at the top of this page, getting a $50,000 haircut down to $379,000 making it the lowest price two bedroom, two bath condo in the complex as of this writing. #108 and #112 Third Creek also got nice alterations, and at their new prices, most people won't care about the proximity to the school.

The well situated single-family home at 765 Golfers Pass Rd. was reduced $50,000 down to $899,000 and is now a much better value for this 2900+ square foot four-bedroom, 3.5 bath home on the Mountain Golf Course. 948 Jupiter lost $100,000 of excess weight and could now be the best value in the $1.6 million price range. Superb construction, elegant interior, four bedrooms, 3.5 baths, 3195 ft.², Lakeview and a sensation of warmth and spaciousness throughout makes this one worth a look.

74 Shoreline Cir. dropped $150,000 down to $2.6 million and is sure to draw attention at the new asking price. Wonderful location near Lakeshore Drive and Burnt Cedar Beach, three bedrooms, 3.5 baths, 4000 ft.² and quality workmanship throughout. Almost lakefront living at nowhere near a lakefront price.

You will have to skim through the new listings at your leisure nothing excites me enough to keep pounding on the keyboard when I should be rolling up my Thermarest. I'm packing for a one night backpacking trip above the West shore of Lake Tahoe. This is one of the few parts of Desolation Wilderness that I have not yet explored and the snow is finally melting off above 8500 feet on the North facing slopes. I'm not bringing my crampons, if I hit anything that serious it's time to think about making camp. Next update on Thursday...

Aug. 28 - 31, 2011
I was reviewing the new listings on the Incline Village real estate market and #12 at 1000 Lakeshore became of particular interest because I just listed #21 in the same complex. The asking price for #12 is $359,000 and in the description on the Incline Village MLS it says "remodeled". Now after clicking through all 25 pictures and discovering that almost all of them are "community amenities" and the few shots of the interior don't appear to show any significant remodeling, I'm sitting here a bit dazed and confused. Looks like I will have to preview this property in the next day or two and see just what kind of work has been done inside the condo.

The other new listings in the past three days are all repeats, most notable is the panoramic Lakeview home at 547 Silvertip which is back on the market at just under $1.7 million.

The attempted ski trip on Tuesday was a bust but at least it was a beautiful drive. There was some snow on Roundtop down near Carson Pass, the problem was figuring out how to exit after skiing the ribbon on the face. Climbing down with skis on my pack above cliffs did not seem like a good option… But the hike up Tamarack Peak on Wednesday was another beautiful trip. While the daffodils and asters are fading, the Indian paintbrush, lupine and shooting stars are still out in full force.

There were a hefty number of price changes but only two really catch my eye. The owners of #27 Third Creek whacked $50,000 off the asking price. This oversized three story, three-bedroom, three bath, condo backing up to the Creek with a two-car detached garage is now offered at $799,000. You will love the hardwood floors and the meticulous care along with all the great amenities in this complex including pool, tennis court, spa, clubhouse, gym, saunas and a wonderful huge lawn for tossing the football or frisbee.

Incline Village lakefront property shoppers with a budget maxing out at $4 million will want to take a look at 831 Lakeshore. Now priced at $3,995,000, this five bedroom, five bath, nearly 4000 ft.² home on a flag lot with 20' of private beach is one of the better lakefront values. Nice level lot for kids to play in and your own buoy makes this place pretty special.

If you read my previous Incline Village real estate blog entry then you know all about my positive feelings for the price reduction at 114 Abbey Peak Rd. Well, that property along with two others got accepted offers. So, if you are one of the many buyers I e-mailed that property to you and were thinking it would be okay to procrastinate until after the Labor Day holiday, I'm sorry but that one's gone.

It's still a "Tigers Market" and those buyers who are waiting for a great deal need to pounce when the property they like comes along or is reduced to a price that makes it palatable.

Aug. 23 - 27, 2011
After a beautiful but very quick trip to the top of Mt. Rose for the first time in 2011, this Incline Village real estate agent is back in front of the computer burning the midnight oil. I made the hike up in only 1:39 and got to enjoy the peak of the wildflowers along the way. All the creeks are still running full which is extremely unusual for this late in the summer. There are even a few patches of snow on the North slopes of some of the surrounding mountains, but nothing big enough for me to ski. So, it looks like I will have to drive around to the West shore or down Highway 88 sometime in the next few days to get in my August skiing.

The Incline Village real estate market brings us a decent amount of activity in the past few days with four properties going into escrow, three properties closing escrow along with some new listings and price changes to contemplate.

Getting accepted offers are two low elevation condos priced under $430,000, the nicely remodeled single-family home with a peek of the Lake at 822 Geraldine offered at $719,000 and the Lakeview property at 573 Tyner Way priced at $1,295,000. If you are trying to sell a single-family home in Incline Village in 2011 having some type of Lake or mountain view is almost essential. Homes without a view to need to have a special location or some other unique attributes to draw interest among shoppers at Lake Tahoe.

Closing escrow on the Incline Village MLS are two fairly inexpensive condos within walking distance of the post office and a rather unique property at 964 - 4th Green. The latter property is located next to the Championship Golf Course and originally came on the market back in 2008 at the exorbitant asking price of $1,795,000. The property ended up being a short sale and closed escrow at only $715,000. It has 2000 ft.² of living space and a 4 car garage, but an unusual floor plan and very dark interior which were difficult for my buyers to get past. At the final sale price, there should be plenty of money left in the budget to do updating and put some nice touches on the place because it's a really great location.

If you are looking for a spacious mountain home in which to entertain and sleep extended family, the new listing at 726 Champagne could be up your alley. Main house of over 3700 square feet, guest house of around 1000 ft.² all situated on a large woodsy lot of nearly 1 acre. Built in 1990, the asking price is $1,895,000.

Across the street from the driving range from the Champ Golf Course you will find #6 Third Creek at a sliver under $500,000. Inside this 1500+ square foot condo are two bedrooms, two baths, plus you get a one car attached garage and a nice deck. Close to everything, Third Creek is arguably the best maintained and most well-managed condo complex in Incline Village.

Anyone who has been waiting for a relatively low-priced multiunit building may wish to take a look at the two new listings on Tomahawk. Both have four units, one is priced at $425,000 and the other one at $485,000. If you are looking to establish yourself in Incline Village, living in one unit and renting out the other three might be a workable option. Just make sure you have a 25% down payment or you won't get very far with most lenders.

Three of the properties getting price reductions on the Incline Village real estate update are interesting enough to keep me pounding on the keyboard. #5 Tahoe Palisades lost $50,000 of excess weight and is now priced at only $449,000. Largest floor plan in the complex, nice view of Lake Tahoe and the mountains, this three-bedroom, two bath freestanding condo will likely see some interest at the new asking price.

The remodeled three-bedroom, three bath, 2245 square-foot home at 640 Tumbleweed got a $100,000 slashing and is now a veritable bargain at only $599,000. If you don't mind the higher elevation location, the short level driveway and two-car garage will make your wintertime enjoyment of the property that much greater.

Lakeview subdivision buyers will want to pay attention to the $100,000 price drop at 114 Abbey Peak Ln. This three-bedroom, 3.5 bath, 2600+ square-foot home was built in 1984 and has one of the better locations and nicer almost level lots. The new asking price of $950,000 makes this one very interesting especially since it came on the market only two months ago at just under $1.2 million. Sellers generally do these kinds of price changes when they are truly interested in getting their property sold before wintertime.

Aug. 17 - 22, 2011
As many of the summer visitors from California return home to put their kids in school, the Incline Village real estate market saw things slow down a bit during the past five days. Whether the recent 1800 point drop in the stock market will have much impact on sales of Incline Village homes and condos remains to be seen.

One of the best annual events is taking place on Thursday night August 25 at The Château at the Championship Golf Course. Tastes of Incline is a local benefit that features about 20 different restaurants serving up some of their finest fare. You can get tickets at the Potlatch which is located very close to Raley's. I highly recommend enjoying this event which starts at 4:30 PM and continues through the early evening.

Two properties went into escrow, four properties closed escrow, there were 10 new listings and 16 price changes during the past five days on the Incline Village MLS. Crystal Bay home shoppers will want to take a look at two of the new listings which are both pretty special.

14 Crystal Dr. is one of the oldest homes on the North Shore built in 1931. A lovely level Lakeview lot with this charming 1300+ square foot cabin style home will have you stepping back in time. Four bedrooms, three baths, updated kitchen, beautiful setting, this is what North Lake Tahoe is all about. Priced at $938,000.

The other new listing on the Incline Village MLS over in Crystal Bay is the four-bedroom, two bath home located at 270 Lakeview Ave. Nearly 2600 ft.² of living space and a panoramic Lakeview to go along with an asking price of $975,000.

Anyone looking for an Incline Village property in the $1.6 million to $1.8 million price range will be interested in three of the most recent price changes. 612 Doeskin Ct. saw nearly $200,000 come off the asking price of this Lakeview home and it's now quite affordable at just under $1.8 million. The Lakeview homes at 701 Christina and 860 Tyner each received a $100,000 haircut, making their new asking prices much more palatable.

The lovely five-bedroom home at 1530 Debra Ln sold for just under $2.2 million. No view, but a nice level lot and a semiprivate beach to go along with 2813 ft.² of living space makes this a nice spot in our community.

Aug. 11 - 16, 2011
The pace of activity on the Incline Village real estate market is moving along nicely during the middle of August. Six properties went into escrow in the last six days, including my listing at 680 Wilson Way – #1. It was also nice to see three moderately priced single-family homes between $700,000 and $1.4 million get accepted offers and open escrow. This sector of the market had been languishing during the past four months.

Action in the Lakeview subdivision continues strong with the beautiful home at 691 David Way and the gorgeous property at 709 James Ln. both closing escrow. On the opposite end of the spectrum getting new owners are #10 Racquet Club at $175,000 and #12 Tahoe Palisades at $470,000.

Checking out the new listings on the Incline Village MLS, if you are not looking to spend between $7 million and $43 million, there are three other properties that may be of interest to you. But if you are looking for a luxury lakefront property in Incline Village, then you may wish to contact me for more details on these five new high-end homes that came on the market.

Anyone shopping for a quality home in the $1.7 million price range will definitely want to take a look at 948 Jupiter. Over 4100 ft.² of living space, nice Lake views, elegant construction and interior finishes, great floor plan, everything in proportion and the owner happens to be one of the most pleasant Incline Village real estate agents I have ever met.

Also worth a visit if it is not already in escrow by the time you are reading this is the new listing at 753 Randall Ave. Priced at $499,000 with a lot available next door, this 2800+ ft.² high elevation home has a great mountain feel. The other new listing worth your time is #60 Third Creek. This is a very rare cabin style end unit featuring three bedrooms, 3.5 baths, 2447 ft.² of living space and two sunny South facing decks. The master suite occupies the entire upstairs and has a very large private deck to enjoy. The asking price is $875,000.

This is the time of year when many property owners are making adjustments to their asking prices if their properties have not sold. While some sellers just nibble around the edges, others make the necessary moves needed to attract a buyer. There are three Incline Village properties getting significant price reductions that you may wish to check out.

#3 North Shore Estates is located just two blocks from the beach and has been tastefully remodeled. The new asking price of $535,000 is looking pretty good for this three-bedroom, 2.5 bath 2088 square-foot condo.

If you don't mind having a few steps, then the approximately $240,000 price reduction at 452 Jill Ct. should grab your attention. Now priced at $999,000 this four-bedroom, 3.5 bath, 3858 square-foot Lakeview home is tucked away in the corner of a little cul-de-sac off of Tyner Way.

One of my favorite panoramic Lakeview homes at 541 Silvertip Dr. just got a $200,000 price reduction and is now a sliver under $1.8 million. Five bedrooms, 4.5 baths, 3760 ft.² in which to roam, two-car attached garage, Street to Street lot in a great location at low elevation. This could be the next to go in this price range among Lakeview properties in Incline Village.

NEWS FLASH - August 14, 2011
I just returned from a very short trip to Yosemite and I must say no thanks to the wilderness center staff and Rangers it was probably the least enjoyable experience in nearly 100 trips to this beautiful National Park. I had reservations to do a backpacking trip from the Bridalveil Creek campground (which is off Glacier Point Road) traveling south to Wawona. When I picked up my permit at the Wilderness Center in Tuolomne Meadows, Greg, the guy behind the counter said, "it's going to be beautiful, have a nice trip."

Imagine my surprise when I was driving down Highway 120 towards Yosemite Valley and saw a series of large fires when I stopped at the Big Meadow Overlook. I surmised right away based on my 30+ years of experience hiking in the park that these fires were burning very close to my intended route of travel. I looked at the poster board display next to the overlook and sure enough the main part of the blaze which started on July 30th (nearly 2 weeks ago) was approximately 1 mile from my starting trailhead. With the wind blowing from north to south and copious amounts of smoke filling the air it was obvious that I was in for permanent respiratory damage if I try to embark on my intended route.

Incline Village real estate fire in Yosemite

What I find so unbelievable about this incident is that I checked the wilderness conditions page on the official Yosemite Park website the day before leaving and there was absolutely nothing mentioned about the fire. Here is the complete description from the official Yosemite Park website prior to my trip for the location I was going to visit:

"The trail to Chilnualna Falls is clear as is the area surrounding the falls. Beyond Chilnualna Falls the trails are will become partially snow covered around 9000 feet. Royal Arch Lake, Buena Vista Lake, and Crescent Lake were still holding 30% snow coverage in some areas. Chilnualna Creek is running high and may be difficult to cross."

With the fires raging close to the trailhead at Bridalveil Creek, I had to completely restructure my trip to a different area. Which when you have planned a 1-way backpacking journey with shuttle buses and hotel room several months in advance is not a very easy thing to do, especially in a park that is filling up with smoke. One Ranger had the audacity to say to me, "the trailhead is not closed you are free to do the hike if you wish." Yes, and then suffer a permanent respiratory ailment if I spend the next three days walking through the smoke, was all I could think.

Upon returning from my trip I noticed that the wilderness conditions section of their website has been updated with some fire conditions, most likely a result of my berating the people in the wilderness center over their incompetence. It's inexplicable that the person issuing my permit did not even know about the fire near my starting trailhead. Is the staff so poorly trained, uneducated and ill-informed? Or is management so incompetent and inept that they have not put decent information systems in place? This is not a new problem, but I sure don't feel like I went on a vacation...

I think Jeffrey Trust the guy who's been doing the Yosemite Park website for the past 15+ years really needs to be fired. This is the same person who refused to put photos on the park website in the mid-90s because he thought text descriptions were good enough. I had conversations and swapped e-mails with him back in the early to mid1990s and this guy was clueless then and now about how to build a web site, provide intuitive navigation and up to date information. Your tax dollars are keeping this clown employed while he continues to do a disservice to the general public.

Maybe enough letters to Senators, congressmen and the Yosemite Park Superintendent will result in a replacement, I'm sure there are lots of good unemployed webmasters who'd love to live in Yosemite.

Send an E-Mail to Superintendent Don Neubacher and tell him you'd like to see a decent website that's informative, intuitive to navigate, and updated daily with important info for visitors and staff. And that your real estate agent deserves to enjoy a relaxing vacation after working 10 to 15 hours every day from May thru September.

Oh, and get a better database for those Wilderness Permit Reservations, everyone hiking out of Glacier Point Road should have received an e-mail or text message warning of the fire. It's required to give an e-mail address or contact phone # when you make the permit reservation, so what's with the 1960's bureaucracy and lack of decent software. I'll even pay for a new version of Microsoft Office for Yosemite wilderness permit operations if they would simply learn how to use it!

Aug. 4 - 10, 2011
This Incline Village real estate agent is getting ready to head out on a short backpacking trip in Yosemite but before departing it's time for another MLS update. I was stunned to see six short sale properties getting accepted offers in the past week along with four "normal"sales going into escrow. That's 10 transactions getting consummatged in one week just in Incline Village and Crystal Bay. Real estate hounds take note, all of the action with only one exception was for properties priced under $860,000.

Two properties closed escrow in Incline Creek Estates with sale prices of $875,000 and $925,000 respectively. The nicely remodeled home at 529 Dale Dr. changed hands at $1.3 million, a rare bank owned gem with a lakeview.

Yours truly had a couple of big price reductions including the featured property at the top of this page, 460 Teresa Ct. Crystal Bay. The owners lopped $100,000 off the asking price making this by far the lowest priced four-bedroom Lakeview home in Incline Village or Crystal Bay. Here is a link to the virtual tour

Getting a $51,000 haircut is the elegantly remodeled 5BR home at 617 Tumbleweed Cir. now priced just under $1.6 million. Beautiful views of the mountains and First Creek Canyon, some nice peeks of the Lake and a great floor plan with just under 4000 ft.².
Click here to see the virtual tour

Also worth a look among the price reductions on the Incline Village MLS are the very nicely remodeled condo at 2 – 36 forest Pines. This one bedroom, one bath upper unit in a great location ( arguably one of the best in the complex) is now priced at only $279,000. A few blocks away in the Lakeview subdivision at 114 Abbey Peak Ln. the $100,000 price drop down to just under $1.1 million makes this property quite attractive. Three bedrooms, 3.5 baths, over 2600 ft.² of living space, large deck, nice big level lot.

July 26 - Aug. 3, 2011
We have a fairly good dose of activity to report on the Incline Village real estate market the past several days. Nine properties closed escrow and five properties went into escrow with most of them in the lower to moderate price ranges. Congratulations are in order for the owner of 709 James Ln. getting an accepted offer on this beautiful property. Priced just under $1.6 million, this is the most expensive residential property getting any action recently. All of the other properties going into escrow on the Incline Village MLS were priced between $138,000 and $390,000.

After a lull in the action the past couple of months, we saw wto condos in McCloud close escrow. I represented the buyer of #35 and we snagged the three-bedroom, 2.5 bath townhouse style floor plan at $529,000, which is the lowest price for a three bedroom condo in the complex in the past eight years. #166 is a two-bedroom, two bath short sale that closed at $363,000.

At the $875,000 price point there were two sales of freestanding condos in the development at Incline Creek Estates. Both properties are new construction and never occupied. Closing escrow at $402,000 is the cute little place with three bedrooms, 2.5 baths and 1687 ft.² at 587 Sugarpine. No garage, kind of a funky floor plan but a woodsy lot in a great subdivision. The original asking price of $625,000 was comical by this agent's standards, but sometimes it takes a seller couple of years and a bunch of price reductions before reality sets in.

#10 Tahoe Palisades is on the market at the asking price of only $437,900. This property was previously owned by Dan Oyler a local real estate agent and according to the tax records it went into foreclosure and was snagged up by the current seller. You will find three bedrooms, two baths, 1718 ft.² of living space in this freestanding condo along with a peek of the Lake.

Third Creek shoppers that have been waiting for a large two bedroom cabin style floor plan are in luck. #52 which has 1711 ft.² and is an end unit is being offered at $595,000. Only a handful of these properties exist and this is in a premier location.

1007 Apollo Way has been remodeled and is back on the market a little bit under $1.4 million. You will find four bedrooms, four baths, more than 3300 ft.² of living space and a Lakeview at this higher elevation property.

You may remember the gigantic construction crane that sat just below Highway 28 in Crystal Bay for more than four years. Well, for whatever reason the people who built the house have put it on the market at the astonishing asking price of $43 million. Nearly 8700 ft.² of living space in a contemporary style home with panoramic Lake views. Don't expect to see it at an open house anytime soon, have you will need to have a prequalification letter from your banker to make an appointment.

July 21 - 26, 2011
While the summer vacation crowds enjoy long sunny days on the North Shore of Lake Tahoe, this Incline Village real estate agent has been plugging away showing property, writing offers and working on some new deals. Even with a bunch of new listings and price changes, the Incline Village MLS does not have a lot of exciting material in the past several days.

Before we get into the rest of the Incline Village real estate update here is a nice bit of news which reinforces the reasons that I switched from Lakeshore Realty to RE/MAX Premier Properties. I enjoyed working at a top-notch local boutique firm, but having the marketing reach and support of the best nationwide (and some would argue international) real estate firm is a huge plus.

J.D. Power and Associates announced today that RE/MAX ranks highest in customer satisfaction, for both buyers and sellers, in its 2011 residential real estate survey.

Taking a look at the new listings, it's hard to find anything deserving of space in my blog. We have a bunch of repeats and some high elevation places that don't really thrill me. However, if you are shopping for a home in the woods and don't mind being up in the snow belt, then take a look at 680 Ralston Court. Priced at $630,000, this three-bedroom, three bath, 2100+ square-foot home on a quiet cul-de-sac with a two-car garage has a nice mountain feel.

Coming back on the market at the new lower price of $770,000 is the house with an indoor lap swimming pool at 806 McCourry. Inside you'll find three bedrooms, three baths, over 2600 ft.² of living space. Outside you have a large lot of nearly one half-acre to go along with the short relatively South facing driveway. This is one of those rare Ross Dress for Less type of discounts, the original asking price was nearly $1.4 million.

Gazing across the 20 price changes on the Incline Village real estate scene, only 2 of them merit any of my time on this warm summer day. #101 Third Creek lost another $30,000 off the asking price and is now the best value in two years for any condo on the Creek at the new asking price of $639,000. There are 14 different floor plans in the complex, this one has the larger of the galley kitchens and all three bedrooms upstairs. Nice big deck overlooking the woods and the Creek, very good location on the gated side.

Single-family home shoppers at low elevation will cheer the $40,000 adjustment at 440 Mountain Lake Court. Now offered at $699,000, this three-bedroom, three bath, 2245 ft.² home comes with a two-car attached garage and has been tastefully updated. Nice location on the lower part of the East slope, quick access to the championship golf course and the center of town.

Of the six properties going into escrow on the Incline Village MLS all were moderate to lower priced with the exception of the beautifully remodeled home at 945 Dorcey offered at $1,395,000. Not many high elevation homes are selling above $800,000, but this one which has over 3800 ft.² in which to roam and was built in 1999 is pretty special.

July 15 - 20, 2011
I would normally apologize for not writing a market update during the past six days, but there has not been a lot of activity that is newsworthy. Only 4 new listings, one property closing escrow, three places going into escrow and some uninspiring price changes. So, this Incline Village real estate agent has been focusing on my transactions in escrow, showing property with four different buyers and occasionally hiking with my backpack to get in shape for the mid-August trip to Yosemite.

A quick update on hiking conditions at Lake Tahoe and in the central Sierras. Trails on the East shore and North Shore below 9000 feet are generally free of snow. However, anything on the West shore above 8500 feet is still going to have anywhere from patches to several feet of snow depending on the Sun exposure and aspect of the slope. Three people just went over Vernal Falls and perished in Yosemite earlier this week, water flows are much more typical of late May or early June than this time of year. Be extremely careful when attempting Creek crossings and don't even think about walking on snow bridges this late in the season. Many routes are still difficult to find if not impassable, high country passes will not be clear until late in the season, if at all.

It's not every day that a condo which is an inside unit comes on the market that generates some interest. But #55 Third Creek is the exception to the rule. Cabin style, mountain feeling architecture, this oversized three-bedroom, 2.5 bath, 2300+ square foot property overlooks a nice chunk of common area. The asking price is $769,000 for this mostly original but well maintained Incline Village condo.

Maybe a four-bedroom, four bath, 2700+ square-foot home with a Lakeview is more to your liking. Then take a gander at 376 - 2nd Tee. Located on the East slope on a nearly one half-acre lot, this remodeled home also has beautiful landscaping. Asking just under $1.1 million.

Lakefront condo shoppers will want to take a look at #74 Crystal Shores West. From the master bedroom you can throw open the slider and literally step down onto the sand. Superb panoramic Lakeview at this three-bedroom, three bath condo that is offered a little bit under $1.8 million.

Closing escrow on the Incline Village MLS is the cute little cabin style property at 729 Tyner. Three bedrooms, two baths, not really much of a usable lot, close to the Mt. Rose Highway and a handful of upgrades resulted in a final sale price of $515,000. The algorithm at Zillow valued this property at $478,900, once again showing the inaccuracy of their mathematical ways. At least they were somewhat close on this one, missing by only about 10%, when the accuracy by Zillow for Incline Village real estate is usually far off the mark on the low side.

July 11 - 14, 2011
With 4 transactions in escrow, two new buyers coming into town this weekend and a couple of new listings on the horizon, this Incline Village real estate agent has barely had time for a walk around the neighborhood, let alone a chance to go skiing. However, I did have a couple of hours to do the quick hike up to Tamarack Peak. While the wildflowers are just starting to emerge on the south face, the bowls on the North and East sides still hold significant amounts of snow. Unseasonably cool temperatures will allow the snow pack to remain giving me the chance to possibly ski this coming Monday.

The Incline Village real estate market brings us 12 new listings, a plethora of price reductions (most of which are uninteresting), several properties going into escrow and six properties closing escrow. Buyers who continue to sit on the sidelines are watching one good property after another go into escrow and potentially missing out on their dream vacation homes. I don't fault anyone for being patient and waiting for a good value. But you have to be willing to pull the trigger when the property you have been waiting for comes along.

Checking out the closed escrows on the Incline Village MLS, the four-bedroom, 2.5 bath, 3148 square-foot home with a little bit of a Lakeview at 453 Jill Ct. sold for $800,000 even. This was a short sale property that was owned by a real estate agent and one of the local newspaper columnists. They are both very nice people, so I hope they came out of the transaction relatively unscathed.

Selling for $2,425,000 is the new home under construction at 118 Rubicon Peak. When all is said and done this place will feature over 4500 ft.² of living space on a nearly half-acre lot in the desirable Lakeview subdivision. #94 Bitterbrush closed at the bargain basement price of only $550,000 for this oversized four-bedroom, 3.5 bath, nearly 2500 square-foot condo with a Lakeview.

All the properties going into escrow on the Incline Village real estate scene during the past few days are single-family homes along with one freestanding condo located in Incline Creek Estates. For no particular reason all of these properties are priced between $480,000 and $1 million. Which tells me there are some luxury properties currently being negotiated that we will probably see going into escrow over the weekend or early next week.

The only price change on the Incline Village MLS that generates any excitement for me is the latest price reduction for the Tudor style mansion at 990 Trap Court. Elegantly remodeled, beautiful setting on the golf course, end of cul-de-sac location, and a Ross Dress for Less type of percentage discount off the original asking price makes this one worth a look for anyone who likes this style of architecture and floor plan. Only $1,450,000 for five bedrooms, 5.5 baths, over 4700 ft.² of living space on a lot that is larger than 4/10 of an acre.

Almost all of the new listings are repeats or properties where I can't waste electrons or my valuable time pounding the keyboard. One place to consider is the remodeled freestanding condo with a peek of the Lake at #15 Red Cedar. New listing agent and a new asking price of $745,000 which is nearly $200,000 below the original asking price put this one on my shortlist for PUDs. (That's Planned Unit Developments, not the slang you're thinking)

July 7 - 10, 2011
We have a smattering of new listings and price changes for your viewing enjoyment to start the week on this sunny Monday on the North Shore of Lake Tahoe. While the snow is slowly melting in the mountains, the water temperature of the Lake is still quite chilly, so boaters and swimmers need to be cautious especially when away from the shoreline. Hypothermia can set in very quickly and the creeks are still pouring copious amounts of freezing cold water directly into the Lake.

The Incline Village real estate scene starts off today with two new listings that are worth a look. #3 Country Club Villas is the latest offering in this complex with the standard three bedroom, 2.5 bath, 2130 square-foot floor plan on two levels with a two-car attached garage. The asking price of $799,000 would normally look pretty darn good, but #28 closed escrow last week at $665,000, so draw your own conclusions. While #3 is in a better location, it's up to a buyer to determine if that location is worth a $134,000 difference.

Lakeview subdivision shoppers will want to run over and take a close look at 641 Martis Peak. The exterior photo does not reveal the beautifully remodeled interior that you will find after walking through the front door. Nice location, four bedrooms, 3.5 baths, 2000+ square feet, two-car attached garage and a lot that is a bit under one half-acre makes this Incline Village home offered at $1,192,000 a place you'll want to see.

The numbers being what they are up here along the Riviera of Lake Tahoe, I normally would not comment on a mere $20,000 price reduction on an $869,000 property. However, the latest move down to $849,000 puts #27 Third Creek right into the zone for a quality, oversized three-bedroom, three bath, 2566 ft.² condo with a two-car garage and all the wonderful amenities that come with this complex. Also, most buyers search in $50,000 or $100,000 increments, so the latest price change pushes this under $850,000 and should attract a lot more interest.

Rounding out the action on the Incline Village MLS the past few days are two properties that closed escrow and four properties that went into escrow. Changing hands to new owners is #13 Montclair Villas, a former Super Deal Alert on this web site. This property sold at the full asking price of $260,000 in less than two weeks after coming on the market.

Also getting a new owner is #3 Alta Village located at 194 Village Blvd. at the corner of Southwood. Even though it has 3BRs, 3.5, baths, over 2000 ft.² of living space, was built in 1994, sold furnished and has a one car attached garage, the fact that it is three stories is one of the reasons you are seeing a final sale price of $540,000.

The Incline Village properties getting accepted offers include one property in the lakefront community at Crystal Shores East, two single-family homes priced under $600,000 and the luxurious 6800 square-foot property at 691 David Way offered at $2,495,000. This lovely single-family home originally came on the market in February 2007 at $5,165,000, which is around the time I wrote my first article on overpriced properties and why they don't sell. This place is on its third listing agent which would never have been the case if the seller had decided to price the property realistically in the first place. I feel bad for the first two listing agents spending so much money on marketing, but that's one of the risks you take in this business if you come out of the starting gate with a price in dreamland.

July 8, 2011 - Incline Village Wins Tax Revolt Battle With Washoe CountyThe Nevada Supreme Court finally ruled in favor of our local tax revolt group that has been leading the charge to bring some common sense and consistency to the property tax system in Washoe County. This is an enormous victory for all Incline Village and Crystal Bay property owners. The net effect is that property owners in these two communities are entitled to significant tax refunds and property values have been given a substantial boost.

The reason for this having a positive impact on property values is due to the certainty in the future property taxes that will be charged and the historical low rates that Nevada residents have benefited from. I anticipate that properties in the Lakeview and Millcreek subdivisions along with lakefront properties and all types of houses with Lake views will reap the greatest rewards both in tax refunds and price appreciation.

Here is the letter that was sent out today by Maryanne Ingemanson who is the president of the Village League to Save Incline Assets.

Dear Incline Village & Crystal Bay Property Owners,

The Nevada Supreme Court unanimously ruled in our favor this morning!

In a carefully worded Decision by Justice James Hardesty, the Order previously issued by Judge Adams, mandating the Washoe County Treasurer to pay refunds to every residential property owner in Incline Village and Crystal Bay for the 2006-2007 tax year, was upheld.  The entire Opinion can be accessed by the following link.

http://www.nevadapropertytaxrevolt.org/11/NV-SupremeCourt-110707.pdf

This is the lynch-pin case for which we have been fighting the last 9 years. It requires the County to reduce 2006-2007 land assessments to their 2002-2003 values, establish the new lower basis for 2006-2007 on which taxes can only be increased by 3% per year for the subsequent years, calculate the amount of taxes overpaid in 2006 and each year thereafter and refund the overpayments plus 6% interest to the taxpayers.

We are estimating that it may take several months for the checks to start arriving in the mail; but, THEY WILL BE COMING.

This is a huge victory and our sincere thanks go to the Supreme Court for their hard work and careful analysis of this extremely complicated situation.

And thanks to all of you for your thoughts and continuing faith that we would prevail.

Sincerely,

Maryanne Ingemanson

Maryanne Ingemanson, President
Village League to Save Incline Assets

July 4 - 6, 2011
With the Fourth of July festivities over and the crowds returning to a normal summer level, the Incline Village real estate market brings us a smattering of activity during the past three days. I have been incredibly busy putting three deals into escrow during the last five days and trying to work on a couple of others. Unfortunately, none of my buyers jumped on 529 Dale Dr. which just got an accepted offer and will likely go down as one of the most extraordinary values in 2011.

All three properties going into escrow have Lake views and that includes the nice condo at 332 Burgundy Hill and 104 Crystal Shores Villas which is located in a lakefront complex.

The Incline Village MLS offers up a couple of new listings for your viewing enjoyment. 203 McCloud is a nicely updated two bedroom, two bath condo with a $439,000 asking price. Good location on the Incline Way side of the complex, not far from the Rec Center.

If you're shopping at low elevation and would prefer a house instead of a condo then the new listing at 641 Martis Peak priced at a smidgen under $1.2 million may be worth a look. Very good location in the Lakeview subdivision for this remodeled Incline Village single-family home featuring four bedrooms, 3.5 baths, 2804 ft.² of living space and a two-car garage all on a nearly one half-acre lot.

While a handful of Incline Village properties got price reductions, none of them really excite me, so let's take a quick look at the other activity before I have to get back to working on a new listing.

It was quite a surprise to see the seller of #28 Country Club Villas accept only $665,000. While the property was pretty nice inside, the location very close to the street was a liability for all of my buyers. The new owner got themselves a good price on this freestanding condo which came on the market in January 2010 at $899,000.

Originally priced at around $1.4 million, the single-family home at 962 Mercury Court finally closed escrow at $785,000. It took about five years for this property to sell, showing that not only does a higher asking price scare buyers away but also there are a limited number of people shopping for very high elevation properties.

June 30 - July 3, 2011
Summer has finally arrived on the North Shore of Lake Tahoe. While most folks are lying on the beach or enjoying boat rides on the Lake, this Incline Village real estate agent has been writing 4 offers, opening two new escrows, and showing property with multiple buyers during the past few days.

The past couple of years there has been very little sales activity over the Fourth of July holiday weekend. Almost everyone who came to Lake Tahoe was up here to have a good time and enjoy a vacation, not to look at real estate like during the boom from 2002 – 2006. This year, with sellers realizing they have to price their properties appropriately in order to get showings, buyers are back in action and and snapping up the best values.

Of the 20 new listings on the Incline Village MLS, if you strip away the repeats and the ones that I personally think have come out of the gate with asking prices that do not get my attention, there are 4 places worth a peek. Let's start with the condo at 2 – 36 Forest Pines where the owner is doing a beautiful remodeling on a one-bedroom condo that is located in arguably the best spot in the complex. The reason you don't see interior pictures is because the work is still being completed, but the listing agent has a great reputation for encouraging her clients to use high quality materials and beautiful finishes. The asking price of $299,000 makes this one worth a look before someone else beats you to the front door.

If you don't need to be within a block of the beach and would prefer a bit more square footage, then take a look at the house up at 965 Chipmunk. You will find four bedrooms, two full baths, over 2000 ft.² of living space and a two-car attached garage. This lovely, quiet cul-de-sac provides you with easy access to both Country Club Drive and the Mt. Rose Highway. Priced at $725,000 and with some tasteful updating, I expect this property will get a lot of activity with all the visitors in town.

If 725K is a budget buster but you still want a single-family home, then the remodeled three-bedroom, two bath, 1100+ square foot place at 844 Jeffrey deserves a visit. Asking only $529,000, you get a Mountain View, sunny deck, and a nice chunk of open space next door.

The panoramic Lakeview for only $939,000 is sure to grab your attention at the refurbished home at 838 Tyner. Inside 2751 ft.² you will find four bedrooms, 2.5 baths, dramatic Cathedral ceilings and a view that will blow your mind in this price range, or frankly any price range.

The tasteful home in a woodsy setting next to forest land and a creek at 967 Red Feather is now on my radar screen with the latest $50,000 price reduction bringing it down to 849K. This property came on the market in May 2009 with an asking price of $1,199,000. I love the location and the house itself, but never understood the original asking price. At the current number, you will want to check this place out and see if it meets with your requirements because it's really got a terrific setting.

If you have been shopping for a Lakeview home in Crystal Bay, then take a look at both 244 Wassou and my listing at 460 Teresa. Both properties had nice price reductions and are under $600,000. Hard to find this good of a Lakeview in well-maintained properties anywhere near this price.

There were also five properties going into escrow and five properties closing escrow on the Incline Village real estate market. I would go into more detail, but I have to prepare another offer. So, with my apologies you can click through the links above to see which Incline Village and Crystal Bay homes and condos went into escrow or sold. For the sold properties you will be looking at the asking prices, the final sale prices only appear on the full MLS data sheets. Feel free to contact me if you have questions about any of the properties that went into escrow or closed escrow on the Incline Village MLS.

June 27 - 29, 2011
For a moment it looked like this Incline Village real estate agent was going to get a chance to ski some fresh snow at the end of June. But the storm that came in moved a little bit too far south and picked up some warm air dropping rain not the fluffy white stuff over ski resorts at Lake Tahoe. I've been pretty busy the past couple of days negotiating three different offers, it would be nice if the sellers I am presenting offers to would respond as promptly as the sellers that I represent. So much for the concept "time is of the essence".

 

Before we delve into the latest news from the Incline Village MLS, it was rather interesting to open the weekly notice of default list that I get from one of the local title companies and discover two fairly prominent members of the Incline Village real estate community getting their NODs. It kind of makes you wonder, would you want someone as your real estate agent if they are not doing enough transactions to pay their own mortgage? Wouldn't that be like using a tax attorney who owes the IRS a bundle of money? Out of consideration for these individuals I won't publish the info from the public records, at least for now...

The Incline Village real estate scene brings us nine new listings, a plethora of price changes, three properties closing escrow and one property going into escrow. Congratulations to my friend and fellow agent Janet Pahl for getting an accepted offer on her listing at 1530 Debra Lane. Priced at $2.6 million, this is a luxurious home on a large level lot where the neighbors share a semiprivate beach away from the regular millionaires in town.

Closing escrow on the Incline Village MLS are three properties all selling for less than $700,000. The rare quality bank owned property at 824 Ellen Court sold just under $700,000 and was only on the market for a little over one week. Fetching just under $640,000 is the 2700+ square-foot home at 704 Golfers Pass Rd. Too bad the seller didn't take my advice three years ago and price the property a smidgen under $800,000 rather than sitting on 995K, but then again my advice is not always heeded. (Hey, it's not like I was suggesting they jump off a cliff to cure their headache).

#6 Mountain Shadows changed hands to a new owner at $205,000. While at first glance appears to be a good value, the proximity to Country Club Drive and the fairly steady hum of road noise during the summertime was likely factored into the final sale price.

All of the properties priced between 1.2 million and $3 million that got price changes during the past couple of days have some merit, so I won't bore you with the long dissertation here. Click the Price Changes link above and then click through the pictures until you find a place you like. Low elevation shoppers may want to throw an offer at 227 Pelton Ln. since the latest $50,000 alteration before the Fourth of July weekend tells me the seller wants to see some showings when the town fills up. Great location, fabulous lot, one of my favorite spots in the Millcreek subdivision.

#16 Country Club Villas is back on the market at $875,000. This freestanding condo is in one of the best locations in the complex and now the seller has come to grips with the pricing reality of the Incline Village real estate market in the second decade of the 21st-century. High elevation shoppers have a few repeats and one new listing from which to choose, but nothing exciting enough for me to get arthritis on the keyboard.

I'm planning a big open house event on the East slope for July 9 showcasing some of the finest panoramic Lakeview properties in Incline Village with a group of other agents. From 3 PM until 6 PM that Saturday afternoon properties you will likely never be able to see at an open house again will be available for the general public to wander through and contemplate purchasing.

June 24 - 26, 2011
Not a lot of action to talk about on the Incline Village real estate market the past couple of days. Pretty much all of the new listings that came on the market are repeats and I don't have any thrilling news about price reductions. So let's take a quick look at the properties going into escrow and closing escrow before I meet up with the first of two buyers to go out and look at property on this sunny Sunday.

Changing hands to new owners are three relatively inexpensive properties by Incline Village home and condo standards. #26 Northwood Estates which is a three bedroom, 2.5 bath condo in a rather high density development sold for just under $254,000. That's about 40% off from the peak, although I frankly never understood the high prices in this complex in the past and that's one of the reasons why none of my buyers own a place there.

Getting a good deal on a little chalet is the new owner of #11 Mount Rose Chalets. The final sale price was $290,000 for this updated three-bedroom freestanding condo without a garage set back in the woods. Also closing escrow is the house built in 1965 at 433 Winding Way. Whether this is a fixer upper or tear down depends on the vision of the new buyer.

The beautifully remodeled three-bedroom home known as the Corbin Castle with an asking price just under $2.4 million went into escrow. Stunning remodel, nice Lakeview that will get even better when they do some tree trimming.

June 23, 2011
The house at 529 Dale Dr. came back on the market today as a bank owned property under $1,350,000 it was priced at over $2.4 mil. Gorgeous remodel, nice view, good location, way under fair market value, I don't often say this is a "must see property" but this one is.  Please contact me for more info. 
Click Here to See the MLS Information

June 21 - 22, 2011
Another couple of busy days for this Incline Village real estate agent as I wrote three offers and two listing agreements on Tuesday and I am keeping my fingers crossed that I will be getting an offer on one of my listings sometime in the next 24 hours or so. With some excellent values among the homes and condos for sale on the North Shore of Lake Tahoe, buyers are making their moves on the best properties rather than get into multiple offer situations.

Panoramic Lakeview is the buzzword for the day as three of the four new listings enjoy that wonderful feature. We have a rare bank owned luxuriously remodeled home with a nice Lake view at 529 Dale Drive priced at $1,345,900. This gorgeous property has high-end finishes throughout and wonderful color schemes. You will find 3 bedrooms, five full baths, nearly 3800 ft.² of living space and a three car attached garage to go along with the majestic architecture. Will likely be the next Lakeview home to sell in this price range.

At roughly triple the price, is the elegant four-bedroom, 4900+ square-foot panoramic Lakeview home at 475 Tuscarora. Oversized 3.28 acre lot in Crystal Bay, architecture by Elise Fett and construction by Alan Richards make this a very special property.

Those of you seeking a lakefront property in Crystal Bay may wish to run over and take a look at 30 Crystal Dr. Back on the market after a hiatus, the asking price is $7.2 million for this five bedroom, 5.5 bath, 6039 square-foot home with a knock your socks off view of Lake Tahoe.

The least expensive lakefront property in Incline Village got a hefty price reduction. 1707 Lakeshore Blvd. is now $2,950,000 down from $3,500,000. Fixer-upper/tear down whatever you want call at this place is on the water and has the view, just need your imagination and contractor to make the dream a reality. None of the other price reductions really excite me so I won't waste your time or server space at my web host, let's roll onto the next topic.

Once again fitting in with my philosophy of price them right and sell them fast is the house at 729 Tyner. Only on the market 42 days, this cozy three-bedroom, two bath, 1688 square-foot home came on the market with an asking price just under $565,000. Why wait for summer and a series of price reductions when you can price a property appropriately in the first place, get some interest and get it under contract.

June 17 - 20, 2011
Lots of activity on the Incline Village real estate scene during the past four days. 17 new listings, nine price reductions, two properties going into escrow along with three properties closing escrow make up the action for buyers and sellers. Condos are still in demand with #122 McCloud, which is a three-bedroom, 2.5 bath floor plan getting an accepted offer. Also going under contract is the cute little condo at 740 Crosby near the Mountain golf course.

Almost all of the listings on the Incline Village real estate market this week been repeats so there are only three that we need to focus our attention on. Starting at the bottom of the price range for today's hotlist is a tasty little three-bedroom, 2.5 bath, 1372 square-foot condo located next to the Mountain golf course at 865 Peepsight Ct - #3. Priced at $315,000 it's in a nice quiet spot near the end of a cul-de-sac.

Sure to attract attention is the four-bedroom, three bath, 2296 square-foot home with a two-car attached garage at 844 O'Neill. The asking price of only $599,000 appears to be rather remarkable especially considering the moderate elevation location and the large .449 acre lot. The house was built in 1972, so I will have to take a look at the interior and determine if this is a remodel opportunity or more of a tear down and rebuild project.

The gigantic and luxurious home at 456 Ponderosa Ave. could represent the largest price reduction on a percentage basis for any multimillion dollar home that I have ever seen. The new asking price of $6.8 million is a far cry from the original offering number at $19,725,000 when it first came on the market eight years ago.

Closing escrow on the Incline Village MLS is #134 Bitterbrush which sold at the bargain price of only $330,000 for this two bedroom, 2.5 bath, 1500 square-foot floor plan. Decent location, but no view of the Lake and that's why the final sale price was so far under $400,000. The cozy Gambrell style house at 825 Tyner Way changed hands at $660,000. Very nice view of Lake Tahoe, but you are pretty much stuck with the interior floor plan unless your contractor is a magician.

The only two price changes that are worthy of any electrons this evening are both low elevation properties with walk to the beach convenience. 876 Freels Peak got another $100,000 whacked from the asking price and is now arguably the best value in the Lakeview subdivision at only $1,250,000. Fabulous lot, great location, excellent floor plan for entertaining, it's an interesting mix of contemporary and Tahoe.

My listing at #48 McCloud is now down to $499,000 for this beautifully remodeled two bedroom, two bath, two-story condo with mud room and a private woodsy setting. In addition to the upgrades that you see while walking through the condo what you won't see are all of the energy-efficient touches the seller has performed. They even insulated the crawlspace under the condo, which is practically unheard of in this complex. Wintertime heating bills have been running less than $100 per month which is truly remarkable for the North Lake Tahoe environment, electric bills in the $10 to $20 range.

June 13 - 16, 2011
With the sun shining high in the sky and warm temperatures finally arriving on the North Shore of Lake Tahoe, the Incline Village real estate market is gearing up for the arrival of the summer crowds. Although we had nearly 20 new listings on the Incline Village MLS during the past four days, the vast majority are repeats or properties that I can't get too excited about. However, there are two standouts that buyers will want to make a move on as I anticipate both of these properties will get a lot of interest.

A few years ago I represented the seller of #118 McCloud and the buyer paid $585,000 which was a very reasonable price at the time. With the retreat in real estate prices, this tastefully updated condo is being offered at only $419,000. Very good location in the group closest to the beach. Features include granite tile counters in both bathrooms, slate tile entry, recessed lighting in the living room, decorative beams and more. Priced to sell.

Low elevation shoppers waiting for a superb family home or vacation rental property in the Lakeview subdivision will want to run over and take a look at 709 James Ln. The asking price of $1,580,000 is very attractive for the seven bedroom, 5.5 bath, 4200+ square-foot home on a large .512 acre lot. Huge backyard for kids to play, walk to everywhere location, elegantly remodeled interior, I will be shocked if this property is still on the market in a few weeks.

Before we talk about price changes, a reminder that buyers need to stop sitting on the sidelines if they are serious about purchasing a good value during 2011. During the past four days alone, seven Incline Village properties went into escrow ranging in price from $190,000 up to $990,000. This is a lot of activity prior to the summer solstice and it shows that serious shoppers are writing offers and trying to get their deals done before having to compete with the summertime buyer crowd.

Closing escrow at $1,121,001 is one of the new freestanding condos in Incline Creek Estates. #51 features four bedrooms, 3.5 baths, over 2700 ft.² of living space, a two-car attached garage and a nice location in the development.

Incline Village condos located in Woodstock, Bitterbrush and Woodminster all got nice price reductions. There are some good values to be found in all three locations where prices have retreated to the 2002 level or better.

June 9 - 12, 2011
It's that time of year when lots of properties come back on the market after a winter hiatus. With that in mind, even though there were a dozen new listings on the Incline Village real estate scene during the past four days the vast majority have been on before and with asking prices around the old numbers. However, we do have a very nice exception at 847 Freels Peak.

Getting a $500,000 haircut, the new asking price is $3 million for this gorgeous home built in 2004. You'll find 5300 ft.², five bedrooms, 4.5 baths, extensive use of stone and hard wood, all situated on a .413 acre lot just a short walk from Lakeshore drive. The original asking price when this property first came on the market was $4.3 million, so the seller is making a move at the right time to attract attention by the summertime crowds.

Luxury condo shoppers will want to run out and look at #5 Crystal Tower. The seller paid $3 million a few years ago and is asking $2,650,000 for this lakefront condo featuring 2700 ft.², four bedrooms, three baths and a knock your socks off panoramic Lakeview. For those of you unfamiliar with this "skyscraper" on the West End of Incline Village, this is the tallest residential structure on the North Shore of Lake Tahoe. Amenities include a deeded bouy, homeowner Association pier, Lakeside pool, exercise room, and an elevator.

Moving down the food chain, the $675,000 price tag for the home built in 1962 at 703 James Ln. appears to put this property somewhere around lot value. You'll find just under 1700 square feet divided into three bedrooms and two full baths. Whether this is a tear down or a fixer-upper will have to wait until I get a chance to walk the property, but the age of construction generally puts it in the "scrape it" category.

Only two of the price reductions catch my eye on this springlike Monday. While this Incline Village real estate agent has been doing some skiing each week, it's looking like beach weather the next couple of days and it's much easier and safer to reach me on my cell phone when I'm on the beach instead of in The Chutes. I'm trying to catch a little bit of a breather one or two days during the week since my weekends usually have clients in town looking at property. Then once the last week of June hits it will be pretty much nonstop until the end of August, although my new assistant Sara will be quite helpful with alleviating some of the busy season workload.

But I digress. 1 – 27 forest Pines lost $36,000 of excess weight and is now worth a closer look at the new asking price of $399,000. This three-bedroom, two bath, 1253 square-foot end unit is in a complex with a nice pool and clubhouse plus you have a very short walk to the beach. The condo could use some updating, but it's very livable as is.

If you're looking for more square footage and don't mind spending nine times the price of the above-mentioned condo, then the house at 587 Fallen Leaf Lake may tickle your fancy. Boasting a panoramic Lakeview and lovely high-end finishes throughout, this four-bedroom, 5.5 bath, 4833 square-foot home exudes elegance. The big price reduction of $305,000 brings the new offering number down to $3,595,000.

June 6 - 8, 2011
With the sun finally poking through and a hint of summer on the horizon the Incline Village real estate market brings us a fair amount of activity in the past three days. Five condos closed escrow on the MLS ranging in price from $120,000 all the way up to $825,000. I represented the buyer's of #19 Third Creek and #10 All Seasons. Noteworthy among the closed escrows is #5 at 999 Lakeshore. Selling at $678,000, this two bedroom condo was built in 1968 and is the least expensive sale we have seen in a lakefront complex in quite some time.

Only one property went into escrow the past couple of days and that was a little condo in Creekside. The house at 809 Snead Ct. which is a short sale received an offer that the seller has accepted but is still awaiting approval by the lender.

We have two tasty price changes for your enjoyment on this sunny Thursday. 565 Sugarpine lost $153,000 off the asking price and is now a superb Lakeview value at $1,696,000. Inside this 5600+ square foot mountain style home you will find four bedrooms, 4.5 baths plus a family room, game room, mudroom and one of the largest exercise rooms I've seen in any Incline Village home. Beautiful South facing deck, lovely river rock fireplace, I think this place would make a fantastic vacation rental and generate a substantial amount of revenue each year.

Getting a $20,000 price reduction is the nicely located condo at #101 Third Creek. This three-bedroom, 2.5 bath inside unit backs up to the Creek and has one of the prettier settings in the complex. The new asking price of $669,000 shows that the seller is getting more motivated.

All of the new listings are repeats with the exception of the one at 114 Abbey Peak Ln. This is an obscure little street that runs off of Lakeshore and is within walking distance of all the beaches. Priced at $1,195,000, this three-bedroom, 3.5 bath, 2600+ square-foot home is situated on a large lot that is more than 4/10 of an acre in the Lakeview subdivision. There is supposedly additional coverage for expansion making this property worth a look for anyone seeking a low elevation home in Incline Village.

May 31 - June 5, 2011
It's not every year that this Incline Village real estate agent wakes up in June, looks out the window and says should I go skiing or snowshoeing? But that's pretty much the way it has been during the past week with the strange weather we are having on the North Shore of Lake Tahoe. Before we dive into the Incline Village MLS update, I have to tell you about my adventure going skiing at Mount Rose on Thursday.

While the ski area has been closed for nearly 4 weeks, there is still a very deep snowpack especially in the north facing Chutes. So, on Thursday morning I met my friend Gail who lives in Reno and we dropped one car at the bottom of The Chutes and drove the other car up to the Mt. Rose Summit parking lot. From there it's about a 30 min. walk across the street and up the slope to the top of the ski area. After changing into our ski boots and strapping on our backpacks I asked her where she wanted to ski and her immediate reply was El Cap. Now that's the longest and steepest of all of The Chutes and with no ski patrol or snow safety controls and a few inches of fresh snow sitting on top of what we hope is a firm base I'm praying we don't cause an avalanche.

We eased our way over the lip and into the run to find that part of the left side had avalanched but the middle and the far right side was perfectly smooth soft snow. I had one of the most memorable runs of my life skiing on fresh untracked snow on a 50+ degree slope during the first week of June. And best of all, there was still enough snow at the bottom that we could ski all the way back to the car.

But it was not all fun and games last week as I was nurturing two transactions towards closing, setting up a couple of more new listings and trying to get my buyers to write offers before some of the most desirable properties on the market got snapped up by other folks. Well I was successful on the first two of those three issues. Unfortunately, none of my buyers jumped on 810 Jennifer St., #28 Country Club Villas or #14 Montclair Villas because all of those were grabbed up by savvy buyers who appreciated the extremely reasonable asking prices.

More than half of the new listings on the Incline Village real estate market are repeats and after sifting through all the properties only three are worthy of further pounding on the keyboard. 1313 Moritz Ct in Upper Tyrolean Village appears to be a good value at the asking price of $329,000. This freestanding condo features three bedrooms, two baths, 1360 ft.² of living space, a nice view of the mountains and is located just a few steps from the parking area.

Condo shoppers looking for a fourth bedroom will want to take a gander at 2 – 23 Forest Pines. Offered at $479,000, this nicely remodeled end unit has beautiful built-ins, an enclosed deck that makes the living room bigger and is one of the rare oversized floor plans at 1592 ft.².

The three-bedroom, 3.5 bath, 4720 square-foot home at 425 Mountain Lake Court came back on the market nearly $500,000 below the original asking price. Now offered at $1,475,000, this is a prime location on the East slope and the nearly one half-acre lot affords you a good chunk of space and privacy.

Only two of the 14 price changes on the Incline Village MLS motivate me to inform the general public further on this winter-like Sunday. The beautifully remodeled home at 568 Valley Dr. lost another $100,000 of excess weight and is now priced appropriately at $895,000. I never understood the original asking price which was $300,000 higher, but at the new offering number this 2720 square-foot home with four bedrooms, 3.5 baths, a two-car attached garage, gorgeous landscaping and a stunning mountain view (to go along with a filtered Lake view) is now a good value and worth a closer look.

A few years ago I met the owner 0f 453 Lakeshore and toured the property. I told him that I thought $8 million (which he wanted for the place) was significantly above fair market value. After starting at $8 million as the asking price with another agent, then changing agents and going through a series of price reductions, the latest price change of nearly $400,000 brings the new offering price down to $5,475,000. So, anyone looking for a nice stretch of lakefront property with a big main house, guest house and garage will want to take a look at 453 Lakeshore. Just driving by will not give you an idea as to just how private and fabulous this location is. You need to make an appointment and walk the property to appreciate this unique piece of Incline Village real estate.

May 27 - 30, 2011
There was a pretty decent amount of activity on the Incline Village real estate market over the Memorial Day weekend. Nine new listings, one price reduction, four properties going into escrow and two properties closing escrow make up the action on the MLS.

Back on the market at the new lower price of $420,000 is #33 Forest Pines. Tastefully remodeled, this three-bedroom, two bath, 1244 square-foot condo is being offered furnished. Just a short walk to the beach, the original asking price was $495,000 last July. So, the seller is making a nice statement by adjusting the price downward by $75,000.

541 Silvertip has returned to the Incline Village MLS at $1,995,000. This is a rare low elevation, panoramic Lakeview home on a Street to Street lot. With five bedrooms, 3.5 baths, 3760 ft.² of living space and room for expansion you can accommodate the whole family and then some. Definitely worth a look by anyone who is shopping for a panoramic Lakeview home in the $2 million price range.

The other new listing on the Incline Village real estate scene that is worth a closer look is #49 at 999 Lakeshore. With the asking price down $300,000 from last summer, the new offering number of $1,195,000 for this lovely remodeled two bedroom, three bath condo just steps from the sand of your own private beach is now on my radar screen.

Closing escrow at the bargain basement price of $70,000 is the little one bedroom 600 ft.² condo at #59 Pinebrook. Also changing hands to a new owner is the tiny 1152 square-foot chalet with three bedrooms and two baths at 1327 Tirol Dr. in upper Tyrolean Village. The final sale price of only $240,000 could well be the lowest price in a decade for a freestanding condo in Incline Village.

 

Four properties getting accepted offers on the Incline Village MLS range from #32 Racquet Club offered at $235,000 all the way up to the single-family home at 672 Lakeshore priced at $1,395,000. All price ranges have been getting activity during the past two weeks which is a nice change from a couple of weeks ago when everything going into escrow was priced under $1 million.

May 21 - 26, 2011
It may seem hard to believe that owners of Incline Village real estate could be using their snow shovels instead of raking pine needles this weekend, but that just might be the case if we get another dusting of snow on Saturday night and Sunday. I strapped my skis onto my backpack and did the hike up to the top of the Mt. Rose Ski Area and made a run down today in 6 to 8 inches of fresh powder. I've skied powder in May before, but never anything of this quality this late in the year.

The Incline Village MLS brings us a plethora of activity with 20 new listings (the vast majority of which are repeats), eight price changes, four properties going into escrow and four properties closing escrow. Buyers from all price ranges got in on the action this week as we saw properties going into escrow ranging from $380,000 all the way up to $3,275,000.

And the Incline Village properties closing escrow spanned an equally broad range from under $130,000 for little condo on Southwood all the way up to $2.8 million for a panoramic Lakeview home at 469 Fairview. With over 7700 ft.² of living space, five bedrooms, seven full baths, two half baths and so many rooms you could easily get lost this works out to a superb value based on dollars per square foot for a panoramic Lakeview home on the East slope.

Checking out the price reductions on the Incline Village real estate scene we have a nice $1.8 million alteration for the slice of raw land at 451 – State Highway 28. This is a rather unusual bank owned piece of Tahoe lakefront that supposedly is buildable but that is between you and the TRPA. The new asking price of $4,950,000 is not for the faint of heart, unless you are planning on splitting it 10 ways and just pitching tents in the summertime.

Getting a nice $100,000 price reduction is the tastefully remodeled, five bedroom, four bath, 3600+ square-foot home at 876 Freels Peak. Now priced at only$1,350,000, this house is situated on a large lot of over one half-acre in the Lakeview subdivision.

After stripping away the repeats on the new listings section of the Incline Village MLS this week, we are left with three properties all priced under $1 million that are worth a closer look. #13 Montclair Villas came on the market at only $260,000, which is a veritable bargain for this three-bedroom, two bath, roughly 1500 square-foot freestanding condo a stones throw from the championship golf course. The place next door #14 sold for over $400,000 just a few years ago, so it looks like #13 is at a Ross Dress For Less kind of price.

Coming out of the starting gate at a reasonable offering number is #103 McCloud. Priced at $429,000, this two bedroom, two bath, upper unit is in one of the better locations in the complex less than one block from the beach. Also within walking distance of everything is 330 The Glen. Asking $995,000, which is well below what other units have sold for in this complex, this 2800+ square-foot freestanding condo is elegant from top to bottom. Built in 2005 at the pinnacle of Zahler construction, you'll find three bedrooms, 3.5 baths, a two-car attached garage and a nice location inside this small gated community.

May 16 - 20, 2011
We have a plethora of new listings on the Incline Village real estate market during the past five days. But after stripping away the repeats and the less exciting properties there are only a few that are real attention getters. Most longtime residents of Incline Village are not even aware that there is a little private driveway on Jennifer Street leading up to a small enclave of five single-family homes. These properties rarely change hands, but by coincidence 810 and 818 Jennifer St. both came on the market during the past week.

If you are fortunate enough to be visiting Incline Village on Tuesday, May 24 then you might just want to stop by while these properties are on the Incline Village MLS real estate agent tour and poke your head in. 818 Jennifer St. is a very cute and cozy three-bedroom, two bath, 1424 square-foot Lakeview property with a two-car garage priced at only $649,000. At $1,295,000 is 810 Jenifer St. boasting a panoramic Lakeview, three bedrooms, three baths, 2440 ft.² of living space and a very nicely remodeled interior.

Also worth a look is my new listing at #96 Third Creek. You'll find three bedrooms, three full baths, hardwood floors, crown molding, and a nice end unit location on the gated side of the community with a big chunk of open space buffering you from the neighbors. Offered at $679,000, this property is in the best location of any condo currently on the market in Third Creek priced under $800,000.

Lakefront condo shoppers will want to take a look at 557 Lakeshore Dr. – #114 Crystal Shores Villas. Featuring beautiful Lake views to go along with two bedrooms, two baths and 1168 ft.² of living space, this condo even comes with a deeded slip and buoy. The asking price of $785,000 for this end unit makes it worth a look before the Memorial Day visitors arrive.

Looking at the 11 price changes on the Incline Village real estate scene there are a couple that grab my eyeballs. Making a dramatic price reduction of nearly $600,000 is the beautiful piece of new construction at 845 Donna Dr. I never understood the original asking price of nearly $2.5 million in this neighborhood , so it's a pleasant relief to see the seller coming all the way down under $1.9 million for this gorgeous four-bedroom, 4.5 bath, 4400+ square-foot home in the Woods subdivision.

Getting nearly $100,000 lopped off the asking price is the house backing up to the Mountain golf course at 704 Golfers Pass Rd. The new asking price of just under $650,000 should make this a delightful opportunity for anyone who wishes to do a little bit of updating at this four-bedroom, three bath, 2700+ square foot property.

#287 Ski Way Ridge saw a nearly 15% price reduction in one fell swoop and is now priced at only $250,000. This is by far the least expensive penthouse condo in Incline Village or Crystal Bay. You'll find two bedrooms, two baths, a partially remodeled interior with slab granite in the kitchen and baths, 1252 ft.², underground parking garage and a pretty decent mountain view from the living area and loft which makes the second bedroom.

The properties closing escrow on the Incline Village MLS range from a little condo on Southwood at $125,000 all the way up to the stunning new construction for the panoramic Lakeview home at 789 Tyner Way which sold just under $3.1 million. Another luxury home changing hands is the property at 714 Champagne which does not have a Lakeview yet still fetched $2,325,000. This is a lovely six bedroom, 5.5 bath home with over 5600 ft.² of living space on a large lot just over 1 acre in size.

The t hree properties getting accepted offers include a condo in Northwood Estates, the fixer-upper/tear down at 1132 Lakeshore and the Lakeview home which recently got a nice price reduction that I touted on this website as being a good value at 825 Tyner Way. All of these properties were priced between $295,000 and $749,000, won't know the final selling prices until they close escrow.

May 9 - 15, 2011
With the winds howling and the snow flying, it's hard to believe that just two days ago this Incline Village real estate agent was on the beach soaking up the sun. But that is how spring time goes on the North Shore of Lake Tahoe and it's dramatically beautiful on this winter like Sunday morning. If we get a few more inches I might just be tempted to hike up the mountain on Monday with my skis and make a few turns in the fresh white stuff.

The Incline Village MLS brings us a nice chunk of activity with 15 new listings (five of which are repeats), nine price changes, six properties going into escrow and one property closing escrow. The rate of sales continues at a solid pace for the off-season begin with bargain hunters leading the way. All of the properties going under contract were priced under $700,000 during the past week, making this two straight weeks of lower and moderate priced properties dominating the market.

Only a few of the new listings merit electrons this week and #108 Third Creek is worth a look for anyone shopping for a two-bedroom, two bath condo. Priced at $549,000, this 1512 square-foot property comes with a one car attached garage and is being offered nicely furnished.

If you need a little bit more square footage, then the three-bedroom, three bath, 2200+ square-foot house with a two-car attached garage at 599 Rockrose Court may be worth a look. Priced at $748,000, this Incline Village home backs up to Second Creek which provides a wonderful setting all year round.

Also situated next to a Creek and featuring a bit more space with 2566 ft.² is the three-bedroom, three bath condo with a two-car detached garage at #27 Third Creek. Nice location close to the clubhouse, swimming pool and tennis court. This condo has been very well maintained by the owner and it has a handful of upgrades. The asking price of $869,000 puts it in head-to-head competition with #18.

Panoramic Lakeview house hunters in Incline Village will want to take a look at 483 Fairview. Priced at only $1,795,000, this four-bedroom, 3.5 bath, 3454 square-foot home sits on a .46 acre lot on the East slope.

I can't get excited about any of the price changes this week, so let's move along and take a quick look at the property that closed escrow on the Incline Village MLS. 579 Ponderosa which is a three-bedroom, three bath, 1991 square-foot single-family home sold at an even $500,000. While the price seems cheap, this place is so close to Hwy 28 that the road noise is fairly constant.

May 5 - 8, 2011
After a light dusting of snow overnight at the higher elevations we are greeted by sunny skies at the start of another glorious week on the North Shore of Lake Tahoe. During the past four days the Incline Village real estate scene offers three new listings, nine price changes and two properties going into escrow.

#78 Royal Pines which is a very nicely remodeled three-bedroom, 2.5 bath, 1440 square-foot condo priced at only $317,000 got an accepted offer. Also going under contract is the fixer-upper/tear down at 650 Martis Peak Dr. offered at $675,000 in the Lakeview subdivision.

Bargain hunters looking for a good value in a three bedroom condo with a two-car attached garage will want to check out #76 Royal Pines. Priced at only $270,000, I believe this is the lowest asking price for any Incline Village property with a two-car attached garage. Walking distance to the Village Market, post office and Burnt Cedar Beach.

Shoppers seeking a more luxurious freestanding condo and a lovely landscaped setting will want to visit 290 Deer Court. This is a remodeled three-bedroom, 4.5 bath, 2752 square-foot property in a beautiful gated community priced at $995,000.

The only price change that really motivates me to continue pounding on the keyboard is the nearly $70,000 slashing at 1098 Lucerne. Now priced at only $629,000, this is a 3300+ square foot freestanding condo featuring three bedrooms, 3.5 baths and a peek of the Lake.

Our local pharmacy has gone through a name change, but not a change of ownership. The folks who have been operating Village Pharmacy for the past three decades have done a wonderful job of serving our community. But, the insurance companies seem to have difficulty with their own bureaucratic reimbursement issues for prescription drugs. As a result, the Village Pharmacy has changed their name to Sierra Health Mart.

In addition to being the area’s only locally-owned pharmacy group, Sierra Health Mart Pharmacy is distinguished in being a compounding pharmacy.  “Our pharmacists and staff have advanced training in compounding, allowing us to offer customized medications,” said Brant Skanson, RPh.  “We can create specialty preparations and custom medications to solve medication challenges by adding flavoring, removing dyes or lactose, changing dosage forms and making medication easier to administer – even for pets,” he added.

April 30 - May 4, 2011
I attended the Lake Tahoe basin prosperity center meeting on Wednesday evening and was surprised to see that I was the only Incline Village real estate agent at the gathering. This was a major meeting to discuss the economic, environmental and community future of Lake Tahoe. While there was some good information presented at the meeting, it is impossible to say at this early date whether the objectives and strategies of the group will have any long-term viability. In some respects this is a follow-on to the defunct Pathway 2007 project (also known as Pathway to Disaster) that was championed by the TRPA but never gained any traction.

The Incline Village real estate market brings us a healthy dose of activity during the past five days. The MLS offers up 15 new listings, 10 price changes, a staggering six properties going into escrow and four properties closing escrow. It is almost unbelievable that six properties could go under contract in only five days during the off-season but with all of them priced between $130,000 and $399,000 bargain hunters are having a field day.

Among the four properties closing escrow is #250 McCloud which has been on and off the market during the past three years. The asking price started at $799,000 and worked its way down to $549,000, finally closing escrow at $537,000 for this remodeled three-bedroom, 2.5 bath, 1700+ square foot condo. The beautifully remodeled three-bedroom condo at 1000 Lakeshore – #6 also changed hands to a new owner at $600,000 even. The seller turned down a slightly higher offer from one of my buyers last summer and here they are nine months later finally selling the place. It's amazing how many sellers do not understand the meaning of the term "carrying costs".

I can't get excited about any of the price changes, so let's take a quick look at a couple of new listings that peak my curiosity and could also be good values. The seller of #94 Bitterbrush is throwing in the towel, only $595,000 for a four-bedroom, 3.5 bath, 2475 square-foot Lakeview condo, with a two-car attached garage. I cannot show you a better value in a condo in Incline Village anywhere near this price.

Luxury Lakeview shoppers will want to take a look at the Corbin Castle at 605 Tyner Way. Priced a little under $2.4 million this Lakeview home features three bedrooms, 3.5 baths, over 3000 ft.² of living space and a large lot that is more than 1 acre.

April 25 - 29, 2011
We have managed to reverse the ratios from last week on the Incline Village real estate market. While there are three new listings, all of them are repeats, but we do have 15 price reductions. I guess that evens things out from the previous time period when we had 13 new listings and one price reduction.

The Incline Village MLS also brings us five properties going into escrow and one property closing escrow during the past five days. This is a significant amount of activity for the off-season as sharp buyers continue to write offers on the best values. Closing escrow after 3 1/2 years on the market is the rambling six bedroom, four bath, 3369 square-foot home with the gigantic workshop and three-car garage at 595 Knotty Pine. The final sale price of $1,025,000 reflects the partially remodeled condition and unusual floor plan. It will be interesting to see what the new buyer does with this Incline Village home situated on a .74 acre lot.

Four of the five properties getting accepted offers are condos. Asking prices range from $125,000 for the bank owned one bedroom, one bath, postage stamp sized place at #21 All Seasons up to #19 Third Creek which is an oversized three-bedroom, three bath, 2500+ square foot, three-story property at $879,000.

Taking a quick glance at the price changes on the Incline Village real estate scene, bargain hunters will love the new asking price of under $200,000 at #3 Tahoe Racquet Club. These properties make great rental units and this three-bedroom, two bath condo is now at a price where the numbers seem to work. #62 McCloud got a nice alteration and is now only $305,000 for this one bedroom, one bath, one level condo with large decks and a good location on the Village Boulevard side of the complex.

Looks like a sunny week ahead with excellent spring skiing conditions. Only one more week before they close the lifts at Mount Rose and then I have to start hiking up with my skis to enjoy time on the slopes. One of my goals in 2011 is to ski every month of the year and with the deep snowpack I just might be able to do that on some of the North facing runs.

April 19 - 24, 2011
It's been quite a busy week for this Incline Village real estate agent and the MLS, too. I can't recall ever having seen 13 new listings and only one price reduction during the same time period, but that's exactly the case during the last few days. We've also got four properties closing escrow and four properties going into escrow, which is a nice pace of activity for Easter week.

Our lonely price reduction is #28 Country Club Villas twith a $30,000 weight loss and is now priced at $769,000. The new asking price should attract some attention for this three-bedroom, 2.5 bath, rescanning condo with a two-car attached garage cross the street from the Hyatt hotel and casino.

Out of all the new listings only two make this week's hit parade. #219 McCloud is the latest offering in the complex and a rare bank owned creature at that. Priced just under $365,000, this two bedroom, two bath, lower-level unit opens onto a nice wooded area.

Buyers who would like to own a lakefront property but who find the $5 million entry price tag a bit too steep might want to check out the new listing on the Incline Village real estate market at1530 Debra Ln. This five bedroom, three bath, 2800+ square-foot home situated on a large level lot over 1/2 acre in size is just a short walk from the semiprivate beach. You have a gated street with just a small number of homes sharing a pier, beach and boat launch ramp. Offered at only $2.6 million, this is a rare gem located between Lakeshore Boulevard and Lake Tahoe.

All four of the properties closing escrow are in the moderate price ranges. #21 Alpine Ter., which is a nicely remodeled two bedroom, two bath, 1200 square-foot condo 1/2 mile below the Diamond Peak Ski Area sold at $330,000. The two-story, two bedroom, 2.5 bath, 1293 square-foot condo at #134 McCloud closed escrow at $436,000.

Once again demonstrating that location is a large part of the equation, the 3032 square-foot home at 945 Miners Ridge changed hands at $750,000, the same price as the 2451 square-foot home at 728 James Ln. The former home is located up high next to the Mountain golf course, the latter property is down in the Lakeview subdivision.

April 22, 2011 - One of my community service activities is to serve as a member of the Board of Directors of the Incline Tahoe Foundation. The foundation was formed as a nonprofit organization to support parks and recreation activities, programs and facilities in Incline Village and Crystal Bay.

Our first project is to completely renovate and rebuild the old "Par Course" which has been renamed the Fitness Trail. It is going to take a significant investment to replace all 18 stations, so the foundation is looking for sponsors. A donation of $500 will make you the exclusive sponsor of one station for one year. I have already written my check to sponsor station #1 and I hope that readers of this column will make contributions to support this great project.

If you don't have $500 to spare for a one year sponsorship, then any donation no matter how small will be greatly appreciated. Please make your check payable to the Incline Tahoe Foundation and mail it to:
Don Kanare - Treasurer ITF - P O Box 4862 - Incline Village, NV 89450

Your donation is tax deductible since ITF is a qualified 501(C)3 non profit organization.

The next Incline Village real estate update will take place later today or Saturday. McCloud condo shoppers will want to jump all over #219. This bank owned, two bedroom, two bath, 1089 square-foot condo is priced just under $365,000 making it by far the least expensive 2BR property in the complex. Click Here to See the MLS Info Contact me for more details.

April 13 - 18, 2011
While there is still 16 feet of snow up at Mount Rose, the ski slopes were surprisingly empty on Sunday. So, this Incline Village real estate agent took advantage of a rare quiet weekend day to enjoy some quality spring skiing and a nice barbecue with my friends under partly sunny skies. One of my goals is to ski every month this year. It might require some serious hiking with my skis during August, September and October. But it looks like the snow will hold up on some of the higher north facing slopes all summer.

Not a lot of activity to report on the Incline Village real estate scene during the past six days. Almost all of the new listings are repeats, but there are two that merit a quick look. 967 – Fourth Green came back on the market at $2,595,000. This super elegant home on the championship golf course features five bedrooms, five full baths, two half baths, nearly 5800 ft.² in which to roam and a large level lot just under one half-acre.

Maybe your budget is about $2 million lighter, in which case the Lakeview home at 255 Wassou should be on your radar screen. You'll find three bedrooms, 2.5 baths, 1600+ square feet, and a one car attached garage which is a rare feature in this neighborhood. Built in 1989, this single-family home in Crystal Bay has a warm mountain feel and is priced to sell at $599,900.

There might be a dozen price reductions on the line Village MLS during the past few days but only one grabs my attention. The $30,000 drop at #220 McCloud down to $399,000 is a nice move for this two bedroom, two bath upper unit in a woodsy setting. Partially refurbished and offered nicely furnished, McCloud shoppers will want to take a look at this one pronto before it disappears.

April 6 - 12, 2011
The Incline Village real estate market has 3 new listings that are worth a closer look. The nice thing about these properties is that all of them are rather affordable.

Leading off is #21 All Seasons which is a bank owned, one bedroom, one bath condo. Nice location just a short walk from the post office and Village Market, the asking price is only $125,000. Best value I can remember in this complex in the recent past.

Moving up a notch in square footage and price at $399,000 is #1 Glenrock. This two bedroom, two bath, 1604 square-foot freestanding condo features a two-car garage and is located right next to the Championship Golf Course. The current owner paid $569,500 back in 2005, so they are being very realistic with the pricing and offering at this property at a reasonable number.

If a little more square footage and more bedrooms is on your mind and take a look at 370 Country Club Dr. Boasting four bedrooms, three full baths, nearly 2500 ft.² of living space, a three car attached garage and a lot that is almost one half-acre, the asking price of $895,000 makes this one very tempting for anyone looking at single-family homes in Incline Village.

Looking at the plethora of price changes, only two merit electrons on this partly sunny Wednesday. The freestanding condo at #5 Crystal Shores East got a $64,000 haircut and is now only $835,000. You will find two bedrooms, two baths, 1218 ft.² of living space, a one car attached garage and a nice Lake view to complement the setting in a lakefront complex.

The other price change on the Incline Village MLS that is significant is the beautifully remodeled home at 397 Driver Way. The $200,000 are alteration brings the asking price down to $2.9 million for this four-bedroom, 4.5 bath, 4900 square-foot home with a panoramic Lakeview on a .727 acre lot.

March 31 - April 5, 2011
It's been a busy week for this Incline Village real estate agent and for the market in general. The MLS brings us seven new listings, 12 price changes, four properties going into escrow and three properties closing escrow. Many folks in the audience have been waiting to learn about the final sale price at #85 McCloud finally closed at $370,000. This continues a nice pace of activity in the complex since the price of the two bedroom condos has retreated to a level where buyers and sellers are making more deals.

Also getting a new owner is #126 Mountain Shadows which sold for just under $200,000. This three-bedroom 2.5 bath, 1360 ft.² condo was in pretty decent condition and one of the better bank owned values in Incline Village that we've seen in 2011. Down in the Lakeview subdivision at 693 David Way $1,580,000 was the magic number for this rambling four-bedroom, 4.5 bath, 3795 square-foot home with a Lakeview ( which is something you don't know is find this subdivision because of all the trees an gentle slope).

Getting accepted offers on the Incline Village real estate scene are three nice houses and the bank owned freestanding condo at #10 Incline Pines. The single-family residence at 118 Rubicon Peak Ln. is new construction priced just under $2.8 million. Also in the luxury category going under contract is 536 Fairview Blvd., also known as Tall Timbers. At $3.5 million this 5789 square-foot home features four bedrooms, five full baths and a wonderful panoramic view of Lake Tahoe. After another price reduction, this time down to $1,099,000, 595 Knotty Pine Dr. attracted a buyer. Partially remodeled, great upside potential and the largest workshop in any house in Incline Village that I have ever seen.

There are three tasty price reductions for your enjoyment on this breezy Tuesday. #166 McCloud is now a sliver under $375,000 and will likely be the next two bedroom, two bath condo in the complex to get an offer. Beautifully remodeled, nice location, the best words I can use to describe this property are quality and value.

Also making a nice move down to $599,000 is #3 Alta Village. Knocking $50,000 off the asking price just one month after being listed on the Incline Village MLS shows that the seller is definitely interested in getting an offer on their property. With three bedrooms, 2025 ft.² of living space, a one car attached garage, nice low elevation location and a quality interior this place beckons for buyers to see it.

At the new asking price of $695,000, 825 Tyner Way has the best Lakeview of any single-family home in Incline Village anywhere near this price. With a large .403 acre lot next to forest service land, three bedrooms, two baths, a two-car attached garage plus a carport, this one is definitely worth a look for Lakeview shoppers.

While most the new listings are repeats, there are two properties for sale on Alpine View that Lakeview lovers will want to check out. 635 Alpine View is a rare East slope short sale offered at $950,000. 4BR, 3.5BA, 2,704 sq. ft., warm Tahoe feel, the place could use some updating but has great bones to go along with a Street to Street lot.

If newer construction appeals to you and a price tag of $4,595,000 is within your budget then you will definitely want to take a look at Ira Rodman's latest project located at 511 Alpine View. Panoramic Lakeview, superb lot and Ira's impeccable high quality construction should put this on the radar screen of anyone looking in this price range for Incline Village property.

Check out the bear damage at this house, another good reason to use a home watch service if you are an absentee owner. Click Here to Read the Story

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.

   
 
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