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

January 2010    February 2010     March 2010     April 2010     May 2010

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October 2009    November 2009     December 2009

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

August 2008     September 2008     October 2008     November 2008    December 2008

Daily Incline Village Real Estate Blog Update - January 29 - 31, 2010
Like the snow showers across the Lake Tahoe Basin this weekend, the Incline Village real estate market had just some scattered activity. We had a total of one new listing, one price change and two properties going into escrow on the MLS during the past three days.     

One of my favorite properties among the lower-priced homes for sale in Incline Village at 788 Geraldine got a nice price reduction and is now only $394,000. I consider this to be a very livable fixer upper and it is situated on a nice lot with a delightful mountain view. Could be the next house in Incline Village under $500,000 to sell, so contact me if you are interested in the property and I’ll give you more information

Getting accepted offers are the nicely remodeled three bedroom, 2.5 bath condo at #117 Mountain Shadows priced just under $400,000 and #1 Alpine Terrace which is just a sliver under $250,000. The latter is a two bedroom, two bath, 1200 square foot condo right across the street from the MS complex, but this one is offered up as a short sale.

Our only true new listing for the entire week popped up in the past couple of days. All of the others were repeats. #39 Incline Pines is a very spacious five bedroom, 4 bath, 2800+ square foot free standing condo on the east slope. The asking price of only $575,000 makes this one the rare properties in this complex that you will want to look at sooner rather than later.

Daily Incline Village Real Estate Blog Update - January 25 - 28, 2010
It’s been a very busy week for the Incline Village real estate market and this agent.  I’ve been working on a couple of new listings, lining up properties to show this weekend and also nurturing a transaction in escrow.  I’m still wrestling with Dreamweaver on my new PC, so these blog updates will appear 2 or 3 times a week until I get things rectified.

The Incline Village MLS brings us a grand total of five new listings (four of which are repeats), six price changes, five properties going into escrow and five properties closing escrow.  Yes, you read those numbers correctly.  One of the busiest weeks in the winter time, so that tells me smart shoppers are looking for the best values and snapping them up.

Our only true new listing the first half of this week is a doozy.  Priced at under $155,000, we’ve got a three bedroom, two bath, two story condo at #1 Southwood Pines.  Contact me pronto if you have any interest in this property because the last one in this complex got multiple offers and went rather quickly.

Closing escrow this week are four different condos all priced under $400,000 and the lovely golf course home at 973 Fairway Blvd which sold for an even $1.4 million.  The properties getting accepted offers this week range from #52 Tahoe Racquet Club priced a sliver under $200,000 all the way up to the luxurious and spacious panoramic Lakeview home at 517 Fairview tagged at $4.5 million.

Getting a well needed price reduction of over $300,000 is the lovely home at 824 Ellen Ct.  The new asking price of $975,000 is much more reasonable for this three bedroom, 2.5 bath, 3100 plus square foot home on a .197 acre lot.  Nicely remodeled and with a great floor plan, you do have neighbors rather close on two sides for this location on a cul de sac.

Those of you with extended family who would like to be close to the beach and the Hyatt hotel and casino may wish to take a look at the other big price reduction.  #56 Village at Incline lost $100,000 off the asking price and is now a veritable bargain at only $699,000.  This is not a short sale or a bank owned property, just a great deal on a spacious 2700 plus square foot, three bedroom, 3.5 bath two story condo with a two car detached garage.  Would likely make a wonderful vacation rental because of the fabulous location and ability to sleep lots of bodies.

For the skiers in the audience, I recommend a trip to Tahoe if you have some free time to enjoy the high quality conditions on the slopes.  The higher elevation the better off you will be since everything below 7000 feet got a little bit of rain in the past week.  Places such as Kirkwood and Sugar Bowl received copious amounts of snow with the recent series of storms and have high enough elevations that you can be assured of great snow quality.

Daily Incline Village Real Estate Blog Update - January 21 - 24, 2010
Between the on and off snowstorms the past couple of days the Incline Village real estate market brings us three price reductions, two properties going into escrow, two properties closing escrow and three new listings all of which are repeats.

Here are links to all of the action on the Incline Village MLS in the past week.

Kicking off the price reductions on the Incline Village MLS is the nearly $100,000 slashing at 728 James Lane. The new asking price of only $899,000 makes this arguably the best value in single-family home in the Lakeview subdivision.

Our other nice price reduction with $46,000 coming off the top is #81 McCloud. This is a very nicely remodeled two bedrooom, two bath condo just two driveways from the beach. The new asking price of only $439,000 shows me the seller is being very competitive with the other properties on the market.

Getting accepted offers are the home on the Mountain golf course at 807 Snead Ct and the cute little remodeled condo at 924 Wendy Ln.

The spacious free standing condo of over 2500 square feet at 1396 Tirol Dr in upper Tyrolian Village sold for $595,000. This is a very good value especially when you consider there is a two car attached garage and the property is in nice condition. Congratulations to the listing agent for also bringing in the buyer on this one.

Daily Incline Village Real Estate Blog Update - January 18 - 20, 2010
It's been quite a couple of days for the Lake Tahoe basin and the Incline Village real estate market. While the MLS brings us a slow, but steady stream of activity, Mother Nature continues to provide copious amounts of snow up here in the mountains.

Catching up on the activity for the Incline Village real estate market the past three days we have a grand total of four new listings (two of which are repeats), 10 price adjustments, 3 places going into escrow and one property closing escrow.

Anyone shopping for new construction at low elevation we’ll want to take a close look at 1085 Mill Creek. This four bedroom, 4.5 bath, nearly 3800 square foot home on just under 1/3 acre is ecologically and structurally a superb property. The asking price of $2.3 million includes high end finishes throughout, soaring cathedral ceilings and superb quality by Advance Design and Construction.

Our other new listing at #7 Incline Villas is a nicely remodeled three bedroom, three bath, 1584 SQ foot condo on the championship golf course. The asking price of $509,000 makes this highly competitive with the other remodeled property a couple of doors down in the complex.

The only price reductions catching my eye are #243 McCloud which breaks the sound barrier at $399,000 and is not a short sale or a bank owned property and the nice big $145,000 alteration at 650 Lakeshore Drive. This luxurious home built in 2008 is now priced at $3,850,000.

Our three properties going into escrow include the cute and tastefully updated condo at 924 Wendy Ln and the remodeled condo at #4 Mtn. Shadows priced at $349,000. Also getting an accepted offer is my broker’s listing for the short sale at 361 Country Club Drive.

Forgive me for ending the commentary here, but I have been working on setting up my new computer and I still have some software issues to resolve. The incline village real estate updates might be done every couple of days until I get everything figured out. While the white stuff keeps falling from the sky, I plan to also enjoy a fair amount of time shredding powder up at Mount Rose.

Daily Incline Village Real Estate Blog Update - January 14 - 17, 2010
It's been a busy week for this Incline Village real estate agent and I apologize for the delay in getting the most recent MLS updates completed.  Between the deal I have in escrow, working on 2 new listings and skiing at Mt. Rose, I've been a bit delinquent with my commentary.

The past three days bring us a total of four new listings, six price reductions, a whopping five properties going into escrow and one property closing escrow. I guess people wanted to get their offers accepted before the series of monster snowstorms arrive in the Sierras.

Two of the new listings merit a closer look. #106 Third Creek is a remodeled two bedroom, two bath condo just a stone's throw from the Raley's shopping center. The asking price of only $549,000 makes this a veritable bargain in this complex with more amenities than any other in Incline.

If you have more family and friends than two bedrooms can handle, you may wish to take a closer look at 1132 Altdorf Ter.   This is a five bedroom, four bath, nearly 3600 ft.² freestanding condo in lower Tyrolean village. You've got a filtered Lakeview, spacious areas in which to sleep and entertain and relatively easy access all year round. Located about 1/2 mile below the Diamond Peak Ski Area, this is a good location that's only 1 mile to the beach and 1 mile to the center of town.

Scanning the price reductions on the Incline Village real estate market, there are three that are just screaming for attention. Two of them are freestanding condos in The Glen, a luxury development situated just below Highway 28 not far from the Rec Center. I'm glad to see the owners of #220 and #200 finally pricing their properties where I suggested quite some time ago. At the new asking prices of $1,995,000 and $1,850,000 respectively, both places are definitely worth a look.  Losing $1.3 million off the top and now priced at $3.7 million is the gorgeous piece of new construction at 701 Fairview Blvd.  That's a big move in both % and $ terms.

Getting accepted offers are #13 McCloud which is a short sale and #19 Mountain Shadows, which is not. I had a feeling #19 would be the next property in this complex to go into escrow based on the location and asking price. Also going into escrow are two little freestanding condos in upper Tyrolean village and on the high end, priced at $1.9 million, the expansive home at 996 Wedge Court.

With this huge series of snowstorms coming into the Lake Tahoe basin over the next several days, I don't expect to be showing property. And I most certainly anticipate spending as much time as possible skiing powder. Whether or not that will be possible will all depend on when the breaks in the storms occur as the jet stream is predicted to come right over the top of Northern California. If I take a long time to respond to phone calls or e-mails this week, I apologize in advance. It just means I'm neck deep in powder or clearing the driveway for the 19th time.

Daily Incline Village Real Estate Blog Update - January 12 - 13, 2010
Before delving into today's Incline Village real estate market update, I have to give a quick ski report.  A nice winter storm brought nearly a foot of fresh powder to the upper elevations of the High Sierras. So, I had to make a point of going out and shredding some powder during the first part of the day. The slopes are starting to fill in and if we get the dose of precipitation that is predicted next week it looks like all the rocks will be covered and the Chutes will be much more palatable.

The Incline Village MLS offers up a total of five new listings (four of which are repeats), two price changes, and three properties closing escrow.  If you have $5 million to spend then you may wish to take a look at the new construction going up at 701 Fairview Blvd. I think the MLS information shows the old square footage and number of bedrooms and baths for the former property on this site, because I think there will be more than two bedrooms in a $5 million home situated on 5 acres on the Eastern slope.

With lake views in mind, the best price reduction is the hundred thousand dollar redeployment for #5 Crystal Shores East. The new asking price of only $1.1 million makes this an eye catcher for anyone shopping for a two-bedroom condo in a lakefront community.  If your budget is a little bit lighter, then the $50,000 reduction for #8 - 999 Lakeshore Blvd. which is now only $810,000 might be more to your liking.  This is also a lakefront community with a beautiful sandy beach and a prime location from which to watch the fireworks on the Fourth of July.

The Incline Village properties changing hands to new owners include the rare bank owned property on the golf course at 996 - 3rd Green selling at $1,250,000 and the lovely three-bedroom, three bath, 1800+ Sq. foot lakefront condo at #54 Crystal Shores West going for $1,850,000.

Daily Incline Village Real Estate Blog Update - January 11, 2010
As another winter storm prepares to send in the Lake Tahoe basin the Incline Village real estate market brings us three new listings, to price alterations and one property going into escrow.

We had a good amount of activity in the past week with eight properties going into escrow and a net total of only five new listings after discounting the three repeats. That puts the ratio better than 1:1 for properties going into escrow versus new listings. It looks like the prices of single-family homes may start to firm up in 2010 because the inventory of properties for sale is 30% less than one year ago for this category. So, while condos and freestanding condos still show a nearly three-year inventory, the inventory of single-family homes is somewhere between 18 and 24 months.

The headliner on the new listings on the Incline Village MLS today is 772 Lakeshore Blvd.
This five bedroom, 5.5 bath, 4400 ft.² home on the uphill side away from the water was built in 1996. Nice quality finishes throughout, great location and asking price of just under $2.6 million. The other two new listings coming on the market today include a remodeled condo in Mountain Shadows and a condo in White Pines.

Neither of the price reductions excites me today so let's take a quick look at the property going into escrow. The little cabin at 340 - Highway 28 that was built in 1959 and carried an asking price of $595,000 got an accepted offer. Not sure if the buyer plans to remodel or tear down and rebuild, but this shows you the intrinsic value of a 1/4 acre lot with a panoramic Lakeview even if it is right on the highway.

Daily Incline Village Real Estate Blog Update - January 7 -10, 2010
With a little less than a month before I leave on a one-week Caribbean cruise, the pace of activity continues to plod along on the Incline Village real estate market. The last 4 work days for me, (not the Mon. thru Fri. crowd), bring us 4 new listings, 9 price changes, two properties going into escrow and one property closing escrow on the Incline Village MLS.

Leading off the new listings on today's Incline Village real estate update is the fixer-upper/tear down at 569 Silvertip.  This three bedroom, two bath, 1248 ft.² home on a large nearly level lot was built way back in 1961, which is ancient by local standards.  The asking price of $495,000 shows that the seller is very realistic and has priced the property at what in my opinion is lot  value. Great neighborhood, wonderful upside potential, just bring a little bit of vision and your TRPA consultant.

You would think with nine price changes I would be writing a fairly lengthy commentary today. But the only one that generates any excitement inside my cerebrum is #116 McCloud. The seller has slashed the price all the way down to $469,000 for this two bedroom, two bath, upper unit condo in arguably the best location in the entire complex. The place next door at #118 sold for $585,000 just a couple of years ago, so you can appreciate what a great value #116 is at the new asking price. And the property has been tastefully updated!

Closing escrow at $290,000 is the freestanding condo at 1346 Tirol Dr in upper Tyrolean village. This three bedroom, two bath, 1297 Sq. foot property does not have a garage but makes up for that shortcoming with a nice view of the Diamond Peak Ski Area. The final asking price was $299,000 once again demonstrating that properties that are priced fairly don't need to be heavily discounted in order to make a sale.

Getting an accepted offer is the beautiful four bedroom, 4.5 bath, 4130 ft.² home at 835 Freels Peak.  Just one block from Lakeshore drive and a short walk to Burnt Cedar Beach, this lovely property on a large level lot of just over 4/10 of an acre was priced at $1,585,000. And joining it in the escrow corridor is the 3BR, 3100+ sq. ft. lakeview home at 591 Tyner priced just under $1.4 mil.

The week ahead it is shaping up to be only moderately busy. So, anyone who would like to make the trip up to Incline Village to look at some properties please contact me and we should be able to get together (unless a big snowstorm comes in on Wednesday in which case we will all be skiing powder on Thursday and Friday).

Daily Incline Village Real Estate Blog Update - January 6, 2010
As I do my snow dance in the hopes that we will get more precipitation that is not in the form of rain in the Lake Tahoe basin, the Incline Village real estate market brings us three new listings and four price reductions on Wednesday.

Those of you shopping for a Lakeview cabin that could be a livable fixer-upper or a tear down will want to check out the two new listings. Otherwise your only alternative is the chunk of commercial property at 923 Tahoe Blvd.

US Bank is one of the tenants, so if you can't afford to buy the bank maybe you can afford to be their landlord at the asking price of $2,250,000. It looks like there is over 14,000 feet of rentable space and 40 parking spaces on this 1.122 acre lot smack dab across the street from the Raley's shopping center in the heart of Incline Village.

I don't find any excitement among the price changes, so it's time to focus my attention on a transaction in escrow as one of the inspection reports is coming through my fax machine...

Daily Incline Village Real Estate Blog Update - January 4 - 5, 2010
It's been quite a start to the new year for this Incline Village real estate agent. The week began with my buyer getting their offer accepted for the 4300+ sq. ft. Lakeview home at 451 Jill Ct.  I just landed two more listings, and had two buyers in town looking at property. Fortunately, I was able to squeeze in a couple of hours of skiing on Monday while there is still some snow covering the rocks.

Anyone who's thinking of coming up for skiing, bring your old skis, not those beautiful new powder skis that you just bought. It looks like most of the snow that we received during the Christmas holiday period has been pretty well skied off or is starting to melt.  You'll want to make sure that your health insurance premiums are fully paid up if you are taking to the slopes before we get another few feet of the white fluffy stuff

The Incline Village MLS brings us one new listing, one price adjustment, five properties going into escrow and two properties closing escrow in the past 48 hours. With all the work on my plate I'm going to just skim through the Incline Village real estate update. Buyers should be advised that the inventory of single-family homes has decreased 30% in the past year.  You can't wait around forever hoping the property you love will be here six months from now. Either it will get sold at a reasonable price or the seller will simply pull it off the market and enjoy it for the next few years. Strike your best deal while you can so you can avoid the disappointment that several of my buyers have experienced in the past year by waiting too long.

For those skeptics in the crowd who have been waiting for a wave of foreclosures to hit Incline Village, there was not a single notice of trustee sale for any property in Incline Village or Crystal Bay during the past week. In Washoe County there were a total of 66 properties going up for auction with virtually everyone from Reno or Sparks and the rest somewhere else down in the desert.   So, while the rest of Nevada is experiencing an onslaught of properties in in default or going into foreclosure, the Incline Village real estate market finds only the occasional distressed property.

We may see a slight uptick in distressed properties during the summer of 2010, most of these will likely be condos that were financed with 5/1 adjustable-rate mortgages that are having their interest rates reset.  Don't expect a flood of foreclosures in Incline Village during the coming year, just the occasional property where the owner hands back the keys to the lender and rides off into the sunset (in their leased car with Dog the Bounty Hunter on their tail 'cause they're 6 months late on the payments)

The only new listing is a repeat at #53 Woodstock, a one-bedroom condo priced at $218,000. Most of the new listings we will see in the next few weeks will be repeats. So, unless there is some significant price reduction or major change to the property you won't be finding me expending electrons on these types of listings.

Anyone holding out for a great deal in Burgundy Hill should run quickly to #317. The massive price reduction of approximately $40,000 puts this beautifully furnished and nicely updated one bedroom, two bath condo with a peek of the Lake down to only $285,000. That's a 2002 price.

At the other end of the spectrum, getting a massive $500,000 shellacking is my favorite lakefront property at 831 Lakeshore Dr. Now priced at just under $3.5 million, this is the least expensive lakefront property in Incline Village and it has been tastefully updated in most parts. Okay, so you have a flag lot with only 20 feet of private beach, but that's 20 feet more than the other 7 billion people who live on earth (except for your neighbors). You get 2 buoys, a gorgeous backyard, five bedroom floor plan that sleeps a gazillion and a nice open great room/kitchen set up with quick access to the backyard. Don't delay, call me today, before this one goes away.

The properties getting accepted offers on the Incline Village real estate market run the gamut from a cute condo by the Mountain Golf Course priced at $329,000 all the way up to a lakefront condo priced at just under $2 million. If you would like to see the details about the five properties going into escrow and two properties closing escrow, you can do so by clicking the links above that will take you to the page with the links to the MLS information for each property.  Now, back to the trenches...........

Daily Incline Village Real Estate Blog Update - January 1 - 3, 2010
It's been a busy start to the new year for this Incline Village real estate agent. I'm still working on negotiating an offer, showed property to a new buyer today and have a new listing on the MLS tour on Tuesday. Plus, it's that time of year when I work on all the off season marketing projects and make the necessary computer upgrades. My new computer should be arriving in the next week and then I can put this one out to pasture.j

No action to report on the Incline Village MLS the past 3 days, except for all the listings that expired. The inventory is now down to only 347 properties, a far cry from the 503 properties we had for sale back in August. A huge number of listings expired at the end of December, how many of these will come back on the market by next summer is anyone's guess. The inventory of single family homes has declined 21% vs. the same one year ago, a positive sign for our market.

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