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Incline Village Real Estate Blog Daily Updates For the Incline Village MLS

February 2008      March 2008     April 2008      May 2008     June 2008     July 2008

Daily Blog Update - August 30 - 31, 2008
With the final weekend of the summer at hand, it looks like the Incline Village real estate market is going to close out at a rather lackluster pace.  Buyers continue to wait patiently for the best deals while most sellers continue to hold relatively firm when they finally get an offer, in spite of the procession of price reductions we've seen during the past nine weeks.

The Incline Village MLS brings us three new listings and one price reduction on the last weekend in August.  The big news of the day is the $8 million price adjustment for the spectacular lakefront estate at 565 Lakeshore Drive.  Reduced down to $39 million, this property at the west end of Lakeshore boasts three residences, an enormous private beach, beautiful gardens and landscaping all wrapped up in one of the nicest settings anywhere on the North Shore.

Checking out the new listings on the Incline Village real estate scene we've got one repeat at 634 Village Blvd. and two condos that don't excite me.  So, I'm letting class go early today.  Get out there and enjoy some windsurfing or kite boarding on the Lake as we are seeing nice whitecaps already at nine in the morning

Daily Blog Update - August 29, 2008
It took a tremendous amount of willpower for this Incline Village real estate agent to focus on work on Friday since it was one of the most beautiful days of the entire summer here at Lake Tahoe.  After two client meetings in the morning and then picking up my new 16 page tabloid to distribute around town, it was time to dive into the four new listings, four price reductions and two properties closing escrow.

We don't have anything in the new listings for you high rollers today, but you shoppers in the moderate price ranges will want to stick around and take a look at the properties they came on the market.  Starting things off we've got another three bedroom, two bath condo in Forest Pines.  2-21 is priced at $575,000 and is located just a very short walk from Lakeshore Drive.  If you would prefer a house as opposed to a little condo down by the beach then the remodeled property at 825 Ellen Ct might tickle your fancy.  Inside 2172 ft.² you'll find four bedrooms, three full baths, two living areas and a loft.  This mountain style home also features a very woodsy setting and a hot tub from which to enjoy it all.  Priced at $975,000 this is high on my priority list to preview on the MLS tour this coming Tuesday.

The property at 697 Carson Court which sold for $1,185,000 back on May 10, 2006 is ironically back on the market for that exact same price today.  I'll have to contact the listing agent and get the inside scoop on this one.  Rounding out the new offerings for today is the tastefully remodeled home located at 732 Betty Lane.  Situated in a private woodsy setting, you'll find 1682 ft.² of living space to go along with three bedrooms, two baths and a price tag of $1.1 million.  This is a very quiet cul-de-sac at low elevation off of Winding Way so you get the benefits of easy access all year round without any through traffic or street noise.  One of my friends lives on the street and they absolutely love the location, so I'm hoping this property will be added to the tour on Tuesday and I will be able to give you a more detailed report.

There are two price reductions on the Incline Village MLS that are worth taking a closer look at.  The beautiful and spacious home at 545 Country Club Dr. is now finally approaching a reasonable price at $3 million.  This property originally came on the market on April 5, 2005 priced at $4,278,000.  I've been waiting for this property to come down to the 3 million-dollar price range and the latest $250,000 price reduction puts this on my radar screen.  Anyone shopping for a luxurious home on the Championship Golf Course will want to take a look at this home with four bedrooms, four full baths, two half baths 5,069 ft.² of living space, soaring cathedral ceilings, gigantic windows to bring in the light and views of the golf course plus an elegant, private yard situated on .536 of an acre.

The other price reduction worth contemplating before you head off to the beach and enjoy the sunshine (I'll be meeting with clients and doing open house all afternoon) is the property for sale at 552 Lantern Court.  Reduced $100,000 down to $799,000, I've always felt this house was more of a tear down rather than a fixer upper.  Now that we are approaching lot value, those of you with a vision for what you can do with this end of cul-de-sac location with a little bit of Lakeview may wish to take gander at this place.

Wrapping things up today, we've got a couple of closed escrows with the most important one being #139 Third Creek.  Selling at the very fair price of $875,000, this three bedroom, 2.5 bath, inside unit which backs up to the Creek got a lot of interest when the price was reduced under $900,000.  The original asking price of $970,000 was a nice try on the part of the seller, but the fact that this property sold at the price that it did shows you that the intrinsic value of on the Creek locations in this complex is still going strong.  969 Cinnabar closed at $762,500 after coming on the market a very long time ago, then switching listing agents in April 2007 and coming back on the market at the price of $949,000.  When I first saw this property I felt it would sell for somewhere between $750,000 and $775,000, so I guess they split the difference on that one.  I don't mind being off by 1 or 2% every now and then. 

Actually, every time I see a property for the first time I do my own analysis of what I think is the fair market value and that is why my buyers are able to get such great deals.  I watch over priced properties go through a series of price reductions and when they approach the price that I think is reasonable I leap into action and negotiate hard to get the best value for my buyers.  If I see a property for the first time and it appears to be under fair market value, you'll always read about it here.  That's why from time to time you see these Super Deal Alerts on my home page which almost always sell within a couple of weeks.

News Flash - August 28, 2008 - TripAdvisor.com has named Lake Tahoe the #3 destination in the world for adventure travel.

Daily Blog Update - August 28, 2008
The swift pace of activity continues on the Incline Village real estate market as we have four new listings, six price reductions, one property going into escrow and one property closing escrow today.  I would like to offer my congratulations to the listing agent who handled the property at 240 North Lake Circle which closed escrow today at just over $3,157,000.  She represented both the buyer and the seller on this property located near the water in Crystal Bay.

The condo for sale in Incline Village that went into escrow today is #18 White Pines.  Priced at $449,000, this is a very nicely remodeled three bedroom, 2.5 bath, 1440 square-foot condo just a couple of blocks from the Village Shopping Center.  There has not been a lot of sales activity in either White Pines or Royal Pines this year, so it's nice to see this property get an accepted offer.

Looking at the price changes today on the Incline Village MLS they are all quite significant so rather than bore you with a ton of verbiage I recommend that you just click the link to the price changes and gaze upon those properties that are of interest to you.  The properties with price reductions today have prices ranging from $225,000 for a tiny condo in the "Chateau" complex and go all the way up to a Lakeview fixer-upper / tear down with an asking price of just under $1.6 million.  The home for sale at 665 Martis Peak Rd dropped $145,000 and now is on my radar screen with a new asking price of $1,250,000 making it one of the better values in the Lakeview subdivision.

The new listings today run the gamut from a condo in Mountain Shadows priced at $499,000 all the way up to a piece of new construction in Incline Creek Estates that is trying to fetch $1,529,000.  The standout new listings today include #166 McCloud which is a beautifully remodeled two bedroom, two bath lower unit offered at only $549,000 and #48 Country Club Villas with a price tag of $1,140,000.  Far more properties have come on the market in this complex in 2008 than in the past three years combined.  It seems a lot of folks who own these properties for a long time want to realize their appreciation and cash out or trade for another property.

Daily Blog Update - August 27, 2008
It was another busy day on the Incline Village real estate scene with two new listings, five price reductions and two properties going into escrow on a gorgeous summer day at Lake Tahoe.  It looks like we are going to have beautiful weather for at least the next week, so anyone who is planning to come up for the Labor Day holiday weekend will be treated to some of the finest weather of the entire summer season.

Starting off today's action are the two properties they got accepted offers.  First up is #43 Incline Creek Estates which is a very nice piece of new construction price at $1,295,000.  Our other property going into escrow today is the gorgeous home for sale at 439 Driver Way priced at just under $3.5 million.  This home of nearly 5000 ft.² is situated on a lot just under two thirds of an acre and features a lovely Lakeview.

Both of our new listings on the Incline Village MLS are very intriguing and for completely different reasons.  #127 Third Creek came on the market today at only $869,000 making this a very competitively priced three bedroom, three bath condo in the complex.  The listing information says this is an inside unit, however virtually all of the inside units in this complex are three bedrooms, 2.5 baths not three baths.  So, I am waiting to hear back from the listing agent as to whether this is an inside unit, and end unit or whether it has been modified somehow.  I expect this property will get a lot of interest since it is in a great location on the gated side of the complex.

The other new listing on the Incline Village real estate market is for the totally remodeled home at 1089 Oxen Road.  Featuring five bedrooms, four baths, 3200 ft.² of living space and a wonderful location in the Mill Creek subdivision this is a gut to the studs remodel that features high end everything including a backup generator for the stormy winter nights when we occasionally lose power.  Let's be realistic, you're not going to make it through a winter at Lake Tahoe without having the power go out at least a couple of times anywhere from a few minutes to possibly a couple of days.  It's just a fact of life when you live above 6000 feet in the Sierras and have to endure a few blizzards every winter.  Backup generators are a great feature and I highly recommend that anyone doing a major remodel consider adding one to their property.  The best type is the natural gas backup generator that ties directly into your gas line so you can run pretty much everything in your house and don't have to worry about burning gasoline or diesel fuel.  The pressure from the gas line will always be there unless the line itself gets severed, providing you with a very reliable source for generating your own electricity during power outages.

We've got five price reductions today on the Incline Village MLS, and a few of them are pretty significant.  The remodeled condo at #43 White Pines was reduced $50,000 and is now a much more reasonable $529,000.  The fixer upper/tear down at 1690 Pinecone Circle received a $120,000 adjustment and is now down to $1,875,000.  This property could possibly be an excellent development opportunity on this street which has a semiprivate beach and pier.  The neighborhood supports homes up to $20 million, so you don't have to worry about over improving.

The other big mover on the day is the spectacular lodge style home at 790 Fairview Blvd., the price reduction of $255,000 brings this property down to $8,245,000.  If you like privacy and can afford the price tag, this beautiful home is definitely worth a look for you high rollers.

Daily Blog Update - August 26, 2008
It was a marginally exciting day in the Incline Village real estate market with two price reductions, two properties going into escrow and one condo closing escrow.  The big headline of the day is the $46,000 price reduction for my listing at 859 Golfers Pass Road.  Now priced at only $1,299,000, this is a super high quality home on approximately one third of an acre.  With 2827 ft.² of living space, this beautiful home features three bedrooms, 3.5 baths, a family room, patio with hot tub, spacious deck off the living area and a very nicely landscaped but low maintenance yard.  The owners had the foresight to remove the large lawn area and replace it with trees, native plants, pleasant stone walkways and attractive seating areas which makes the property much more enjoyable and eliminates the need to cut the grass every week from May to September.

The property that closed escrow today on the Incline Village MLS is the little condo at 210 Lark Court.  This two bedroom, 1.5 bath condo is only 989 ft.² but it does have a one car garage.  The final sale price of $300,000 is quite likely the lowest price we will see this year for any property in Incline Village with an actual garage.

Taking a look at the two properties that went into escrow today, first up is the Super Deal Alert that was mentioned in this column a couple of weeks ago for the condo at #48 Third Creek.  Even though this property has significantly higher homeowners dues than one would expect in this complex (it's due to a quirk from many years ago that affects a small row of units), the buyer is getting a good value and a very unique floor plan.  The spacious master suite and adjacent deck provide you with one of the best settings in the entire complex (excluding those few condos that are located next to the Creek itself). 

The other property for sale in Incline Village that got an accepted offer today is the newest listing in the Village Highlands complex.  Priced at only $1,125,000, #19 was touted as a great value in an earlier column when it came on the market just less than a month ago.  Buyers who are sitting around waiting for prices to collapse are going to be severely disappointed as the savvy buyers are scooping up the good properties that are priced right.  Even though unit sales are down in 2008 when compared with 2007, quality properties especially at lower elevations are still in demand as evidenced by the most recent sales activity.

Daily Blog Update - August 25, 2008
It was another busy summer day on the Incline Village real estate market but it was not too crowded at the beach as we had high winds and fairly good-sized surf rolling in.  I had plenty to keep me busy setting up my new listing at #259 Ski Way Ridge where the owner did some nice modifications to the kitchen and a few other upgrades. 

The asking price of $329,000 puts this condo $40,000 below the next least expensive property in the complex.  With one-bedroom plus a sleeping alcove, two full baths, underground parking, new lighting, new ceramic tile in the kitchen, baths and entry, the condo has a lot of great attributes.  The modification to the kitchen consists of ripping out the cabinets above the stove that block you from the living area thereby creating a much more spacious feeling and tearing out the tiny closet behind the refrigerator so you can push the fridge back and create a lot more space in the kitchen.  The pictures in the MLS information show this modification to the kitchen and how it completely changes the look and feel of the property.  The seller is very motivated and there is nothing in this price range with covered parking that comes close to the quality of this property.

Checking out the rest of the action on Incline Village real estate scene today we have a total of three new listings, five price adjustments, one property going into escrow and two properties closing escrow.  I would like to offer my congratulations to the listing agent of 541 Skylake for pricing the property reasonably so that it would get a lot of interest.  When it first hit the market couple of weeks ago I wrote that it was priced right in line with the other fixer-upper/tear downs on the Eastern slope with a panoramic Lakeview.  Since I don't see Mother Nature creating more panoramic Lake views in the near future, the supply will always outstrip demand and prices for panoramic Lake view properties would continue to hold firm or ratchet up.

Looking at the closed escrows today we've got two high-quality properties making their respective buyers and sellers very happy.  The freestanding condo at 253 Deer Ct and the stunningly new condo at #41 Stillwater Cove will help to push the median price higher in their categories.  These are both excellent examples of quality properties selling at fair prices, so while the final sale prices were below the asking prices, everything came out fine in the end with both of these places.

The one really significant price change today is for the property at 202 Wheel Rd which consists of a very private lot at low elevation with a cute cabin on the property.  Reduced from $775,000 down to $699,000, this is a fabulous location in the Mill Creek subdivision that someone with a little vision could make into a truly spectacular place.

Daily Blog Update - August 23 - 24, 2008
The action was rather underwhelming on the Incline Village real estate market over the weekend.  We had just won a new listing, five price changes and one property closing escrow to contemplate.

Congrats to the listing agent of 2-38 forest Pines which sold at the very reasonable sum of $539,000.  We have not seen a lot of transactions in the complex this year, but this property was in a good location.  And the $20,000 price reduction one month after being listed definitely drew attention to the condo.

Whether you are looking for a house with a Lakeview or a property that is adjacent to a year-round Creek, both of our big moving price reductions have those attributes.  The home at 114 Vue Ct was reduced $100,000 and is now just a sliver under $1.5 million.  Located at the end of a cul-de-sac, this expansive home would quite possibly make a fabulous vacation rental. 

The property at 970 Fairway Blvd. which is owned by one of the local agents was reduced $155,000 and is now priced at $1,795,000.  Featuring one level living, very spacious rooms and a beautiful setting next to a creek, this place is just a stone's throw from the clubhouse at the Championship Golf Course.

Daily Blog Update - August 22, 2008
It was another spectacular summer day at Lake Tahoe making it difficult to focus on the business at hand.  I was able to squeeze in a nice walk for a few miles around the neighborhood before diving back into the latest activity on the Incline Village real estate scene.  We've got five new listings, three price adjustments, one property going into escrow and one property closing escrow to stimulate the synapses.

Starting things off on today's Incline Village MLS update we've got a new listing at 433 Winding Way with an asking price of $799,000, with no pictures and a description saying that it's a fixer-upper with lots of potential.  Without any photos, I guess all we have is potential.  So, I'll have to drive by this one on my way into the office today. 

Moving up the ladder a few notches is the remodeled home at 547 Lantern Court priced at $1,300,000.  The asking price looks eminently reasonable for this five bedroom, 4.5 bath, 3622 ft.² home with a three car attached garage located on a quiet little cul-de-sac with a peek of the Lake.  Anyone shopping in this price range will want to take a gander at this place before it hits the MLS tour in the near future.

If you'd like to spend more money and have fewer bedrooms and less square footage, then maybe the house at 821 Golfer's Pass Road is just right for you.  Situated on a relatively spacious .378 acre lot and with views of the Mountain Golf Course, the asking price of $1,395,000 makes me wonder if they've got gold plated toilets.

And speaking of high-end finishes, for just a couple of million more you might like the home at 439 Driver Way.  Priced at $3,499,000, this four bedroom, 4.5 bath, 4975 ft.² home features a lovely Lakeview to go along with a high quality interior.  Situated on the prestigious Eastern Slope on a lot that is nearly two thirds of an acre, this house boasts a fabulous sunny location.

Since none of the price reductions on Friday excite me, I'll take us a couple of steps ahead to my price reduction that I did first thing Saturday morning for my listing at #182  McCloud.  The seller has reduced the price to $562,500 making this the absolute best value of all of the upper units on the Incline Way side of the complex.  This condo is in a great location backing up to the woods and open space, has been tastefully updated and is being offered nicely furnished.  Anyone shopping for a condo in McCloud will want to take a look at this property.

Daily Blog Update - August 20 - 21, 2008
I'd like to apologize for the lack of Incline Village real estate updates on Wed. and Thurs. My computer has been getting a new hard drive installed and reconfigured.   So, it's time to play a little catch up on the commentary for the past two days on the Incline Village real estate market. 

I decided to do some preventive maintenance on my computer when I heard the hard drive making those little grinding noises that it starts to make about a month before it dies.  Rather than wait for a crisis, I took my computer to Wired Solutions, which is our local computer services store in Incline.  Logan did a great job installing and configuring a new 160 GB, 7200 rpm hard drive along with cloning the entire operating system and all my files and folders so that it was a seamless transition.

We've got a lot of activity to talk about on the Incline Village real estate scene as Wednesday brought us one new listing and 10 price reductions, while Thursday's offerings include four new listings, one price alteration, two properties going into escrow and one property closing escrow.

Leading things off on Wednesday on the Incline Village MLS is our new listing at 864 Ophir Peak Rd in the Lakeview subdivision.  This could be a fixer-upper/expansion opportunity or a teardown/rebuild situation depending on your vision for the property.  Priced very reasonably at $1,150,000 you'll find a three bedroom, two bath, 1486 ft.² home with a two car detached garage on just under one half acre of nearly level turf.  The house is quite livable and has a nice mountain feel, that is why I think someone could look at a remodel/expansion possibility.

If you'd rather skip the work and just buy something that is luxurious in the first place, then look no further than the home at 721 Cristina.  Pricde at $2,950,000, this 3459 ft.² home has been remodeled and provides you with a Lakeview to go along with four bedrooms, 3.5 baths and a beautifully landscaped yard on the Eastern slope.

Scanning the price changes among the homes and condos for sale in Incline Village, we've got four in particular that merit a closer look.  The cute house at 513 Catherine Drive which features two bedrooms, two baths, a two car attached garage anda nearly level lot within walking distance of everything in the center of town is now only $699,000.  This is now arguably the best low elevation value in this price range and the home has great upside potential.

Dropping almost $90,000, the beautifully remodeled and decorated home at 966 Agate Court is now only $1,299,000.  Located at the end of a short quiet cul-de-sac, and buffered from Country Club Dr. by a veritable wall of trees, this three bedroom, four bath, 3182 ft.² home incorporates high-end materials and beautifully contrasting colors throughout.

The stunning Lakeview home at 587 Tyner Way was reduced $100,000 and is now only $2,850,000.  Remodeled from top to bottom with super high quality materials, this house has a fabulous floor plan, incredibly private location and one of my favorite features which is a short level driveway.  I am actually quite surprised this home has not yet sold since I consider it to be one of the finest properties in the $3 million price range.  The current price reduction shows me the seller is quite motivated and I think this property represents a great value especially when you consider the combination of location, square footage, floor plan, privacy and overall quality.

Highrollers seeking a spacious lodge style home will want to put 531 Silvertip on their shopping list.  Now priced at $4,985,000, this is a 7000 plus square foot home with every amenity you could wish for.  You'll find a fabulous Lakeview to go along with four bedrooms, 5.5 baths, spacious decks, ceilings a giraffe would love and other wonderful features.

Daily Blog Update - August 19, 2008
After that flurry of activity the past five days, a bit of sanity has returned to the end of summer season on the Incline Village real estate market.  We've got two new listings and two price reductions for your viewing enjoyment on this partly cloudy Tuesday. 

Before diving into the daily MLS update, a quick aside about one of the properties on today's weekly tour of properties.  383 - Second Tee Drive was the highlight of the morning circuit.  Priced at $3.5 million, this elegant 5700 plus square foot piece of new construction with substantial peeks of the Lake and mountain views has a fabulous oversized lot and high-end everything.  It could be the next property to sell in this price range, so anyone interested in a high-quality home on the east slope please contact me pronto.

Checking out the price adjustments today on the Incline Village real estate scene, one of my favorite little properties got a price reduction down to lot value and it's located just down the street from the aforementioned new-home in the paragraph above.  If you'd rather build your own place, then the very livable and nicely remodeled property at 448 Second Tee provides the perfect place while you assemble your plans for your dream house.  Situated on a street to street lot and priced at only $799,000 you can wake up every morning to a peek of the Lake while you wait for the TRPA to approve your plans.

Moving over to the new listings on the Incline Village MLS, the real eyecatcher today is the fixer upper/tear down at 568 Putter.  Priced at $1,295,000 and located in one of the choicest spots on this idyllic little cul-de-sac, bring your imagination and your team of architects, contractor and TRPA consultant so that you can put together your dream home on the Championship Golf Course. This home overlooks 3 different holes and has one of the most private and quiet low elevation locations you'll ever find.

Daily Blog Update - August 18, 2008
It was another busy start to the week for this Incline Village real estate agent as I was out working on a virtual tour and shooting still photos for my new listing on a cul-de-sac near the Mountain golf course.  Then,  this afternoon I was out showing property to one of my clients and getting a new listing agreement signed for their condo here in Incline.  More to come about that condo in a few days

Adding to the action, the Incline Village real estate market brings us three new listings (1 of which is a repeat), five price alterations and two properties going into escrow.  I'd like to offer my congratulations to my cohort at Lakeshore Realty who is the listing agent for #139 Third Creek.  This three bedroom, 2.5 bath, 1801 square-foot condo got a lot of interest once the asking price was reduced to $895,000.  The other property that went into escrow today is #17 Woodmere located on the other side of the clubhouse for the Championship Golf Course with an asking price of $760,000.  It's nice to see some activity in the $800,000 plus price range for condos since that is a level where buyers start to seriously consider looking at houses.

The only price reduction that really knocks my socks off today is the flag lot lakefront property at 831 Lakeshore Drive.  Now priced just a sliver under $4 million, this five-bedroom, five bath, 3951 ft.² home has a park like setting, beautiful architecture and a lovely private yard leading down to your own postage stamp on the water.

Both of our actual new listings today are rather intriguing starting with the nicely remodeled property at 921 Michael Court.  Featuring three bedrooms, 3.5 baths, 1908 ft.² of living space and an asking price of $998,000, high elevation shoppers will want to take a look at this property for the fine interior and extensive use of granite and other high quality materials.  If you don't mind spending about 2 1/2 times as much and are looking for brand-new construction at low elevation the home for sale at 585 Ponderous Ave may be worth scoping out.  Inside 3467 ft.² you will find four bedrooms, 3.5 baths, family room, mudroom and what looks like some pretty decent architecture based on the exterior photos.  This property is still under construction so bring your hardhat and enough cash to cover the $2,350,000 asking price.

Daily Blog Update - August 13 - 17, 2008
The Incline Village real estate update is going to be a series of headlines and brief descriptions as I've got four days of catching up to do.  It was wonderful going backpacking in Yosemite and as soon as I get the pictures edited and the web pages built I will be sure to put a link in a future column.  I started my trip at Virginia Lakes which is at the 9800 foot elevation just east of Highway 395.  I hiked over the pass at 11,200 feet, went past Summit Lake and then traveled several miles down Virginia Canyon to where I made base camp.  From that location I did a day hike to Lower McCabe Lake, which is one of the more spectacular locations along the east side of the Sierra.  It was the first time in six years I've been able to take off more than one day in a row during the month of August.  Now if I could just find a good assistant, I would be able to have enough free time that I could actually start playing golf again.

It looks like there was a significant amount of activity during the brief time that I was away as we had a total of 15 new listings (only four of which were repeats), eleven
price reductions, five properties going into escrow and four properties closing escrow between Wednesday and Saturday.  The links above will take you to the MLS information for each property category.  Due to the limitations of the Incline Village MLS, I cannot look back and parse each day's activity.  The regular daily links to all of the new listings, price changes, properties going into escrow and properties closing escrow will resume on Monday, August 18.  I'm glad there was no activity on the Incline Village MLS on Sunday making the update for the past 4 days a bit more manageable.

Checking out the new listings on the Incline Village real estate scene (and moving in order from lower to higher prices), our first property up for review is #118 Third Creek.  At only $849,000 this is the lowest priced three bedroom condo in the complex.  Featuring 2.5 baths and a one car attached garage, this condo is in one of the best locations backing up to the Creek itself.  If you don't mind having an inside unit, I recommend you take a look at this condo as soon as possible since I think it could very well be the next one to sell in the complex.

I am very intrigued by the home for sale at 807 Jeffrey Court.  Priced at only $1,299,000, this is a panoramic Lakeview home with a little bit over 2000 ft.² of living space.  According to the description, the property has been refurbished, but without any interior pictures it's a little tough for me to comment.  I hope this property will be on the MLS tour on Tuesday so that I can preview it.  If anyone out there is interested in this property, please let me know and I will run up there on Monday to shoot some pictures and provide you with a more detailed description.

Moving up the food chain a notch at $1,395,000 is another Lakeview home located at 449 Fairview Blvd..  I guess there must be a shortage of electrons, because there are no interior pictures of this property either.  Situated on the eastern slope on a street to street lot and boasting four bedrooms, 4.5 baths and over 2800 ft.², the price alone piques my interest for a property in this location with this square footage and a supposedly panoramic lake view.

If you are looking for a little more room in which to roam around, then maybe 573 Tyner Way will be on your shopping list.  With an asking price $1,795,000 this Lakeview home offers three bedrooms, 3.5 baths and 3220 ft.².  I guess this means each of the rooms is bigger than the property at 449 Fairview, or maybe the space is used up in hallways and closets, I won't really know until I get a look at the place.

And if you need even more room for family and friends, then take a close look at the new construction at 383 Second Tee.  This five-bedroom, 4.5 bath home on the east slope gives you 5,245 ft.² on an oversized lot that is a little more than two thirds of an acre.  Priced at $3,500,000, this is a high-quality mountain style home that is being offered tastefully furnished.

Skimming across the price reductions on the Incline Village real estate market we've got five big movers that scream "I want my property sold".  440 Mountain Lake Court got a $75,000 haircut and is now much more reasonable at $975,000.  101 Red Cedar #4 which was fairly priced at $1,050,000 took a $51,000 hit and is now the absolute best value in town in a free standing condo at only $999,000.  I can't say enough about this five bedroom, three bath property that is situated next to a seasonal Creek in a very private woodsy setting.  I predict that a savvy buyer will snap this place up before Labor Day.

The home for sale at 108 Steam Circle was dropped another $50,000 by the listing agent/owner of the property.  If you don't mind the proximity to Highway 28, then this is a super value in the Mill Creek subdivision.  The sellers of 455 Jill Court reduced their partially remodeled Lakeview home $135,000 and it is now a very enticing $1,760,000 for this lovely home on a quiet cul-de-sac.  Rounding out the price reductions today on the Incline Village MLS we have a $200,000 slashing for the spacious and sunny home at 559 Alpine View bringing the asking price down to $1,795,000.  This property is now a Best Buy and I urge anyone who's been searching for a Lakeview home on the east slope to check this one out..

Daily Blog Update - August 12, 2008
It's going to be a really brief Incline Village real estate update partly because there is only so much activity to report and partly because I have to get up at five in the morning to get started on my backpacking trip.  The two big headlines today are the price reduction of $26,000 for my listing at 704 Golfers Pass Road and #238 McCloud closed escrow today at $523,000, the lowest price for a 2 bedroom, two bath condo in the complex in 2008.

Our other price reduction today is for the two bedroom, 2.5 bath, two story condo at #57 Village at Incline which is now down to $685,000.  Checking out the properties that went into escrow today we've got opposite ends of the spectrum covered.  Priced at only $369,000, 1306 Moritz got an accepted offer today and scaling the heights up to just under $8 million, the stunning property at 727 Champagne also went into escrow.

Our new listing is a cute little place with an extraordinarily big a Lakeview over in Crystal Bay.  Without any interior pictures I will leave it up to your imagination what the place looks like.  All I can say is that the view really has the "WOW" factor.

Daily Blog Update - August 11, 2008
For the first time in quite a while we had no new listings or price changes for the Incline Village real estate update on a Monday.  But the two properties going into escrow and the panoramic Lakeview home closing escrow more than made up for that.

The final sale price of $2.6 million for the panoramic Lakeview home at 473 Eagle is just another example of the continued strength in this sector of the market.  The two properties going into escrow today include one of my favorites in the $2 million range at 617 Lariat Circle and the home right by the Championship golf course at 906 Ace Court priced at $1,625,000.  Quality properties in great locations continue to sell when they are priced right and both of these properties fit that description.

August 10, 2008
There was no action on the Incline Village real estate market on Sunday, which tells me that Monday and Tuesday are going to be busy days.   The weekly update is your best bet to see the latest market commentary and stats.   Only 2 properties went into escrow in the past week as buyers appear to be in a holding pattern.

August 9, 2008
It was another spectacular summer day on the North shore of Lake Tahoe and this Incline Village real estate agent kept busy with three client appointments, floor time and working on my new marketing materials.  On Sunday I am doing a rare open house at #182 McCloud.  It's not rare that I do open house, it's just the first time I've been able to do it at this particular location since the property is such a great vacation rental it's been booked for virtually the entire summer.  Anyone looking for a great value in a two bedroom, two bath McCloud condo may wish to stop by between two and 5 p.m. on Sunday.  The address is 947 Incline Way in case you need to plug it into your GPS.

The Incline Village real estate scene brings us one new listing, three price changes, one property going into escrow and one fabulous home on the Championship Golf Course closing escrow on Saturday.  The buyers who purchased 952 Fairway Park Drive got an excellent value at the final sale price of only $1.1 million.  This is a beautiful piece of newer construction on the 10th fairway featuring three bedrooms, 3.5 baths, over 2200 ft.² of living space, a two car attached garage and high end finishes throughout the property.

Our only new listing of the day is #21 Fairway Pines which is similar in name only to the property that sold and is described above.  With no interior pictures, I can't really say much about this two bedroom, two bath, 1400 plus square foot condo which is priced at $575,000.

Low elevation shoppers in the $2 million price range will appreciate the $196,000 price reduction for the home located at 1079 Tiller. This spacious and remodeled three bedroom, 3.5 bath home has over 4600 ft.² in which to roam around.  The property is over 4/10 of an acre and is virtually level, providing you plenty of room to recreate with the entire family.

The little gem at 1075 Flume that was given a positive write-up here a couple of weeks ago when the price was reduced down to $789,000 (which I stated at the time in my opinion was below fair market value), got an acceptable offer.  It will be interesting to see if the buyer decides to expand and remodel or tear down and rebuild on this great location in the Mill Creek subdivision. 

August 8, 2008
Except for the Super Deal Alert at #48 Third Creek, all of the new listing action is on the high end today of the Incline Village real estate market.  Our three other new listings stretch from $13.5 million all the way down to $2,750,000.  We've also got three price alterations and one property going into escrow to stimulate your cerebrum on this blustery weekend in August.

Starting things off on the low end of the high end is the spacious home at 571 Putter Court.  Boasting four bedrooms, 4.5 baths, over 5600 ft.² of living space and a .569 acre lot, this home on the Championship Golf Course is being offered at $2,750,000.  I love the little cul-de-sac where this property is situated, so I've got to dash over and take a look at this property.

If you would rather have a panoramic Lakeview, then $3,050,000 will get you the home with a lot of "Wow Factor" at 988 Tyner Way.  With four bedrooms, 4.5 baths, 4149 ft.² and drop dead gorgeous views of Lake Tahoe and the surrounding mountains I may go up there just to sit in the hot tub and enjoy the view.

And if those numbers are just pocket change to you, then maybe you'll have an interest in the $13.5 million lakefront home at 570 Gonowabie.   This remodeled, five bedroom, 5.5 bath, panoramic Lakeview home has over 6500 ft.² of living space and a very rare four car garage.  This street tends to be a little bit dicey in the winter time, but I guess if you can afford this house you can also afford the snowcat to get to and from your front door during ski season.

Scanning the price adjustments today, 1005 Apollo Way went up $100,000 and I still think it's a Best Buy even at the new price of $2.1 million.  1081 Lucerne was reduced $41,000 and is probably the best value in lower Tyrolean Village at just a smidgen under $700,000.  Our last price adjustment on the Incline Village MLS is for #89 Third Creek which is now a very reasonable $855,000 for this remodeled three bedroom, 2.5 bath condo in a lovely setting on the Creek.

Wrapping up today's Incline Village real estate update is the least expensive condo for sale in our market (at $149,500) going into escrow.  My congratulations to the listing agent who works very hard to get properties priced right and sold fast.

August 7, 2008
It was another busy day on the Incline Village real estate market for this agent as I was down in Reno getting a listing agreement signed for a property up here in Incline.  The owner of this particular property has their primary residence down in Reno and since they are very busy running their company, I carved out time this morning to make the trip down to the desert.  More details will follow in the ensuing days as this property is prepared in advance of its arrival on the MLS.

Today's Incline Village real estate update brings us six new listings (4 of which are repeats) and three price reductions for your viewing pleasure.  The big news on the price reduction front is the $500,000 redeployment for the spectacular home located at 708 Champagne Rd.  Originally priced at $5,250,000 when it first came on the market waaaaaaaaaaayyyyyyyyyy back in 2005, the new asking price of $4 million and a monster price reduction show me the seller is very serious and would like to see an offer.  Featuring six bedrooms, 6.5 baths, over 7300 ft.² of living space, a lot that is in excess of one acre and panoramic Lake views, the new price should make this very attractive to anyone shopping in the $4 million range.

The other noteworthy price reduction on the Incline Village MLS is the $21,500 alteration for #43 Third Creek.  This property has also been on the market a long time and the new price of $689,500 makes this a lot more attractive than when it was originally offered at $799,000 back in July of 2006.  This is one of those rare condos in Third Creek that actually has a little peek of the Lake, so even though it is an inside unit, you do have a good location close to the pool, tennis court and clubhouse.

Taking a quick look at the new listings today we've got a nicely remodeled home at 145 Selby in the Mill Creek subdivision.  Priced at only $970,000, this three bedroom, two bath, 1599 ft.² home sits on a lot that is just under one half acre and a short walk to Lakeshore Drive.  It's not very often that you can find a quality home under $1 million in this neighborhood, so my guess is that there will be a lot of showing activity on this property in the coming week.

Our other new home on the market today is in the Lakeview subdivision at 843 Ophir Peak Rd.  Priced at $1,495,000, this spacious lot style home has been partially remodeled and is looking for a new owner to put on the finishing touches.  In this neighborhood a lot of this size is generally worth around $1 million or more, so it looks like you're getting the house for around $100 per square foot.  I am intrigued by the possibilities for this home, especially since there are no interior pictures but it has a fabulous location.

August 6, 2008
After taking the first half of the day off to do a hike up Mt. Rose, it was quickly back into the fray for this Incline Village real estate agent on a gorgeous Wednesday afternoon at Lake Tahoe.  I was out showing property this afternoon to a new client and now I have to prepare a listing agreement for a very special property located right on the Mountain Golf Course.  Stay tuned for further details about this new listing which is a very unique property that has not been on the market in over 20 years.

The Incline Village real estate market brings us one new listing, two price reductions and one property closing escrow today.  Regular readers of this column will remember that #33 Country Club Villas went into escrow about six hours after hitting the MLS a few weeks ago.  The property closed today at the very reasonable price of $1,070,000.  My congratulations to the buyer for their decisiveness and ability to acquire this property before getting into a multiple offer situation.

Our new listing today on the Incline Village MLS is for a remodeled low elevation home at 119 Tramway in the Mill Creek subdivision.  This is a three bedroom, three bath, 1980 ft.² home situated on a lot that is just over one third of an acre.  It looks like the property has been nicely remodeled including the kitchen and baths.  This home is priced very fairly at only $1,095,000, making it one of the best values in this desirable neighborhood.

Checking out the price reductions the real eye catcher is the $502,000 move on the downside for the home located at 617 Fairview.  Now priced at $4,488,000, this is a panoramic Lakeview property featuring five bedrooms, 4.5 baths, over 5700 ft.² of living space and expansive decks from which to enjoy that spectacular view of Lake Tahoe.  Those of you shopping for a Lakeview home in Incline Village will want to take a look at this property if it fits within your budget constraints.

August 5, 2008
It's going to be a quick update on the Incline Village real estate market today as we had 6 price reductions and no other activity to report.   I was busy viewing properties on the MLS tour this morning (the house at 650 Lakeshore was the best of the bunch) and then writing an offer this afternoon.

Checking out the price changes today, the only ones that leap out at me are the tandem of $50K reductions for #12 and #13 Bitterbrush.  These are nicely remodeled and beautifully furnished 4BR, 3Ba, 1700+ sq. ft. condos with Panoramic Lakeviews that are each priced at $1,245,000.

August 4, 2008
The big headline on today's Incline Village real estate scene is the Super Deal Alert above today's blog entry.  Even though we had some good price reductions on the Incline Village MLS, everything pretty much pales in comparison to the great value at #88 McCloud  which is now only $549K.

Looking at the Incline Village real estate market today we have two new listings (one of which is a repeat), six price reductions and two properties closing escrow.  Both of the closed escrows today are in the moderate price range and include #5 Glenrock which was a short sale that closed escrow at $426,000 along with a piece of raw land at 517 Spencer Way which sold for $652,000.  Too bad the US Forest Service didn't buy this parcel and retire it as it's near the end of the street and adjacent to a huge stretch of Forest Service land.  Maybe someday the TRPA will actually make an effort to acquire some parcels in conjunction with the Forest Service and help preserve more open space in the Tahoe basin. 

Adding to the inventory in Mountain Shadows is #84 which came on the market today at $439,000.  This is the standard three bedroom, 2.5 bath, 1360 ft.² floor plan and it is an inside unit.  The fireplace has not yet been updated per the requirements of the homeowners association, but it looks like the seller is willing to offer some type of a credit to remedy this situation.

Scanning the price reductions on the Incline Village MLS, the other big movers today include the very nicely remodeled chalet at 1350 Zürich and the spacious home on a large level lot at 108 Steam Circle.  The home on Steam Circle is owned by one of the long time and most well respected agents/brokers in the history of Incline Village.  He reduced his own property $95,000 today to the very reasonable price of $1,100,000.  This is now arguably one of the best values in the Mill Creek subdivision.

The chalet on Zürich features four bedrooms, two baths, over 1600 ft.² of living space, has been tastefully updated and is being offered furnished.  The new asking price of only $599,000 puts this on the radar screen for anyone shopping for a quality property in upper Tyrolian Village.

August 3, 2008
It was another relatively quiet Sunday on the Incline Village real estate market as we have just 1 new listing to report and no other status or price changes today.   But, the new listing on the Incline Village MLS is such a great lakefront property in Crystal Bay, that it deserves to stand alone from the crowd.

300 North Lake Circle is a 5BR, 5.5BA, 3,978 sq. ft. home with a spectacular panoramic lake view and very nice interior.  Built by John Crinion who is known for his super high quality work, this is a very special property.  The asking price is $6,750,000 for this beautiful home on the water on the North Shore of Lake Tahoe.

August 2, 2008
After enjoying a wonderful day off on Friday, it was back into the fray for this Incline Village real estate agent.  I spent the morning working on revisions to my tabloid and the afternoon doing open house.  It looks like the tabloid that was inserted in the Friday edition of the Bonanza made quite an impact on our local market.  Overall, I received positive reviews from the other agents in town, property owners and buyers.  I think that my sellers were pleased with the exposure that their properties were given since each of my listings had a nice large photograph and a detailed description.  I may have ruffled a few feathers with my headline article titled "Unrealistic Buyers vs. Delusional Sellers, Who Will Win in 2008, but if you read the article carefully you'll see that it accurately describes the current Incline Village real estate market in great detail.

The Incline Village real estate update for Saturday, August 2nd brings us four new listings, one price reduction and two properties going into escrow.  Leading  the charge on the new listings today is the panoramic Lakeview home located at 324 Wassou Rd.  Priced at $1,295,000, this three bedroom, two bath, 2,335 ft.² property is situated in Crystal Bay and according to the listing agent was recently remodeled.  I wish there were some interior pictures of the property, since the great Lake view alone makes this one quite interesting.

Those of you looking for a fixer upper or tear down on the Eastern Slope may wish to investigate more closely the property at 541 Skylake.  This is a very quiet cul-de-sac where most of the homes have excellent views of Lake Tahoe and a high level of privacy.  The home has four bedrooms, 2.5 baths, a detached two car garage and 2560 ft.² of living space to go a long with a beautiful panoramic Lakeview.  The asking price of $1,350,000 tells me that the seller (and their very experienced and well respected agent) understands our market and I would anticipate this property to get a significant amount of interest.

Ratcheting up the price point just a little bit to $2,975,000, we have what looks like a beautiful piece of new construction at 125 Mayhew Circle.  This is a tiny street one block from Lakeshore Drive in the Mill Creek subdivision.  This 4334 ft.² home features four bedrooms, three baths, two half baths and a two car attached garage.  Built by Fortress Construction (which produces some of the finest quality homes in town), I am anxious to preview this place since it looks like a very high quality property.

If you need even more living space and don't mind a slightly higher price tag, then you may wish to wander over to the nicely refurbished property at 519 Ponderosa.  With six bedrooms, six baths, 5517 ft.² of living space and a three car garage, there is plenty of room for family and friends.  This low elevation home is just a stone's throw from Highway 28 and provides easy access all year round.  Situated on a lot that is just under one half acre and priced at $3,390,000, this home also boasts a panoramic Lakeview.

Our only price change on the Incline Village real estate scene on Saturday is for the nicely remodeled condo at #2 White Pines.  Reduced $26,000 down to $599,000, this is one of the larger floor plans in the complex at 2142 ft.².  Featuring four bedrooms, 3.5 baths, a two car attached garage and a location that is a short walk to the Post Office and Village Shopping Center, it's nice to see the price on this property moving in the right direction.

Focusing on the two properties that went into escrow today it looks like the recent price reduction down to $539K for #238 McCloud was dramatic enough to bring in an acceptable offer.  The remodeled single family home at 969 Cinnabar which has been through a series of price reductions over the past year (and a change of agents) was the other property that moved off the active list and into the escrow pile.  There are only two homes in Incline Village in escrow priced under $1,149,000, and that is not surprising considering that 75% of the homes for sale in Incline Village have asking prices over $1 million.

August 1, 2008
It was a rare day off in the summer time for this Incline Village real estate agent on a gorgeous Friday to start the month of August.  I spent the day paddling a kayak roundtrip from D.L. Bliss State Park to Emerald Bay, and then enjoyed a little relaxation on the beach for the first time all summer.  I know that August will be a very busy month for me, so having a little chance to rejuvenate before I get back into the work of selling homes and condos in Incline Village and Crystal Bay was invaluable.

Our Incline Village real estate update brings us seven new listings (which includes a few repeats), four price changes and two properties closing escrow.  First up among the new listings is a very intriguing freestanding condo at #13 Glenrock.  This is a very unusual three-story unit with nearly 1600 ft.² of living space, three bedrooms, two baths and a setting overlooking a year-round Creek.  Priced at only $479,000, this could be the best value in this particular complex at the present time.  I will have to preview this property, so I hope it will be on the MLS tour on Tuesday. 

Jumping up around $1 million higher, is the new listing at 842 Ophir Peak Rd. With three bedrooms, 3.5 baths, over 2600 ft.² and a large .42 acre lot, this home is located in the Lakeview subdivision.  I wish there were more pictures or a virtual tour of this property since the description and location have piqued my interest.

Those of you seeking a development opportunity near the center of Incline Village may wish to take a look at the new commercial property available that stretches from Alder Ave. to Tahoe Blvd..  Priced at $1.5 million, this is one of the last large commercial parcels in the business district.

It's not very often that we have two commercial properties listed for sale on the same day in Incline Village.  But that is exactly the case on Friday.  If you have always enjoyed dining at the Hacienda Restaurant, now is your chance to own the building and the commercial properties across the parking lot.  The asking price is $1,795,000 and you not only get the restaurant and commercial office space, but 57 parking spots to go along with it.  This is a prime location in the center of Incline Village directly across the street from the Raley's shopping center.

Lakeview shoppers have something to consider with the new listing at 809 Jeffrey.  Featuring five bedrooms, 4.5 baths, a two car attached garage and over 4500 ft.², this property is situated on a quiet cul-de-sac.  The asking price of $1,795,000 puts this in competition with a couple of other Lakeview homes in the same neighborhood.

I would like to get excited about the four price changes that took place on the Incline Village MLS on Friday, but I really can't.  So let's move along to the closed escrows where you'll find the information for my listing at 868 Donna Drive that sold at $755,000.  Completing the discussion of closed escrows is the beautifully remodeled property at 1077 Sawmill.  The final sale price of $1,625,000 (all cash), is pretty darn close to where I expected this property to sell.  This home has a great location in the Mill Creek subdivision and features four bedrooms, three baths, 2741 ft.² and nearly 1/3 of an acre on a level lot..

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