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

June 30, 2008
After working a 16 hour day (I guess the summer season really is here), this Incline Village real estate agent is a bit too fatigued to write a coherent update tonight.  My apologies to all the regular readers, you'll get a double dose when I combine the daily updates for Monday and Tuesday on the night of July 1.  In the past 24 hours I wrote an offer, received an offer on one of my listings, had another listing presentation, printed the July newsletter (the web site version will be uploaded late on Tues. or Wed.), visited all of my listings to prep them for the onslaught of visitors and handled the usual tasks.

Looks like an interesting MLS tour on Tuesday, plus I'm showing property, having another listing appointment and I'll submit my TRPA site assessment application in anticipation of remodeling my own house in Incline Village in 2009.

 I'd like to thank Peter Demolski of Tahoe Tile and Stone for doing wonderful work at my clients condos at 48 McCloud, 182 McCloud and 250 McCloud.   If you need a good person to do any kind of tile or granite installation, Pete and his brother Kai are two of the best around.  Kudos to Steve Phillips and his crew for all of their hard work on the ancillary tasks that made all of these installations go so smoothly.

June 29, 2008
It looks like the calm before the storm as we had only two price changes today (one significant and one rather feeble) and no other activity on the Incline Village real estate market.  The $100,000 price reduction for the remodeled home at 1069 Mill Creek shows me that the seller is seriously interested in parting with this property.  If you have been looking for a low elevation home in Incline Village with lots of room to park your cars, boats and other adult toys, (oooopppsss, I mean grown-up toys), this one is worth a closer look.

June 28, 2008
We are going to breeze rather quickly through today's Incline Village real estate update as I have very little news to report and an incredibly busy day coming up on Sunday.  I am showing property to two different buyer clients, meeting with another client to write an offer and then doing floor time in the afternoon.  So, if you are trying to reach me by phone on Sunday I highly recommend that you wait until after 1 p.m. or you'll only get my voice mail.

The Incline Village MLS brings us four new listings (3 of which are repeats) and 2 price alterations on this hazy Saturday evening.  A quick digression, if you live in California or northern Nevada, then you probably have been experiencing a lot of smoke and haze in the atmosphere during the past week.  We had a beautiful day here at the lake on Friday, but on Saturday we once again suffered the effects of the wildfires raging across California.  Hopefully, we'll get some stronger winds coming up from the south and maybe even an afternoon thunderstorm on Sunday (with lots of rain and no dry lightning) to help alleviate the smoky skies.

There is one eye-popping new listing on the Incline Village real estate scene today and that would be the free standing condo located at 1458 Glarus Ct.  With an asking price of $2,500,000, this six bedroom, 4.5 bath, 3,608 ft.² home features a four car garage to go along with one of the most spectacular views of Lake Tahoe that you will find anywhere on the North shore.  You really get a "Top of the World" feeling when you saunter onto the deck of this property located in the far reaches of Upper Tyrolian Village.  This is certainly not a "walk to the beach" type of property, but it does offer you a nice sense of privacy to go along with the fabulous Lake views.

For some inexplicable reason the price was increased $45,000 up to $1,195,000 for the partially remodeled home at 678 - 14th Green.  The price changes on this property resemble a pinball game and only the owner and their listing agent knows for sure why the various price changes have occurred.

A little bit easier to understand is the $125,000 price reduction for the very nicely remodeled Lakeview home at 543 Knotty Pine.  Now priced at $2,600,000, this four bedroom, 4.5 bath, 4,187 ft.² home on three levels features a gourmet kitchen and four decks from which to enjoy the sunshine and views of Tahoe.

If you are planning to come to Incline Village this summer to look at property and would like my assistance, please contact me as far in advance as possible as my calendar is filling up quicker than I ever imagined.  As of this writing, my broker and I are tied (along with 1 other agent) for #2 in the number of transactions sides in 2008 (I've already done seven sides for approximately $7 million in sales, so much for a slow market for this real estate agent). 

June 27, 2008
It's been a very busy week for this Incline Village real estate agent and today was no exception.  I was occupied with doing preparation for my three listing presentations coming up over the weekend and working on the advertising and promotional pieces for the summer.  It seems like the month of June really flew by and the Fourth of July holiday is just around the corner.  The town is starting to fill up with summer vacation visitors and I anticipate by Monday we will be in full summer mode on the North Shore of Lake Tahoe.

The Incline Village real estate scene brings us five new listings, two price reductions, two properties going into escrow and two transactions closing escrow.  It looks to me like all of the new listings are repeats so let's zoom ahead to the really big news today which is the $500,000 price reduction for the beautifully remodeled Lakeview home located at 1005 Apollo Way. 

I was astounded to see the beautiful house at 1005 Apollo drop half a million dollars today.  I think for personal reasons the seller needs to sell quickly.  This is the best lakeview value in the $2 mil. price range.  The link below will take you to the MLS info.

RES - Detail View

If you have any interest in this property, please contact me promptly.  I anticipate the new price of $2 mil. for this 5BR, 4.5 bath, 5000 sq. ft. home will result in an offer (or multiple offers) very soon.

Both properties that closed escrow today will help to nudge the median price higher for the first six months of 2008.  The gorgeous home at 648 - 14th Green closed at an even $1.8 million today.  Located on the championship golf course, this four bedroom, 3.5 bath, 4530 ft.² home features open beam cathedral ceilings, enormous windows to soak up the view and a lovely remodeled kitchen.  The other home that sold today was touted as a "Super Deal Alert" on this website when it hit the market on April 25th.  160 Pine Cone Road was absolutely the best value in the Mill Creek Subdivision when it was listed at $1,375,000, and the final sale price of $1,350,000 should make both the buyer and the seller very happy.

The properties that went into escrow today include the fixer upper on the championship golf course at 919 Driver with an asking price of $1,295,000 and the very nice home at 1077 Sawmill priced at just under $1.7 million.  While the low-end bargain hunters may have dominated the first few months of the year, the value shoppers in the moderate price ranges (by Incline Village standards) are starting to engage in a lot more activity as we enter the summer season.

June 25 - 26, 2008
For the first time in quite awhile we had a day with no activity on the Incline Village real estate market.   Just because there were no new listings, price changes, etc. does not mean I got the day off.   Quite the opposite.   I worked on 3 new listing presentations that I will be having in the next 4 days and continued to push ahead with the details of the condo I have in escrow.   It was also a good day to work on the summer advertising projects and write the July newsletter (which my broker at Lakeshore Realty needs to review before I can publish it).  The Incline Village MLS update from Wed. is below.

It was another extraordinarily busy day for this Incline Village real estate agent and the six new listings, one price reduction, one property going into escrow and two properties closing escrow are somewhat ancillary to my busy activities today.  I was busy working on my deal in escrow for the condo at #198 Bitterbrush along with doing a listing presentation and preparing for another listing presentation coming up in a couple of days.  On top of that, I'm still working on the print advertising for the summer and a special promotional piece that will find my competition scratching their heads and wondering what I'll be doing next that they didn't think of first.

The really big news today is that my listing at 1049 Apollo Way closed escrow at the very reasonable price of $1,200,000.  I represented both the buyer and seller on this transaction and was able to walk the tightrope while keeping this transaction moving along.  It is never easy to do dual representation and I am very pleased that the communication between all parties was maintained at a high level throughout this transaction as we had a number of unusual issues crop up during the escrow period.

Checking out the new listings today on the Incline Village real estate scene, the real eye catcher is #89 Third Creek.  This is a beautifully remodeled three bedroom, 2.5 bath, 1596 ft.² end unit that backs up to the Creek. Even though you are close to Northwood Blvd., the property is exceptionally quiet due to the large amount of trees and foliage that block the road.

This condo has a very rare floor plan with one bedroom and a half bath on the entry level along with kitchen, living and dining areas. You have French doors that take you out to a private patio area surrounded by trees, flowers and the sound of the Creek all year 'round.  Upstairs you have two master suites.  The condo comes with a one car attached garage.  This complex has every amenity you could want including a swimming pool, tennis court, spa, sauna, gym and clubhouse.  Priced at only $868,000 this is the least expensive three bedroom condo in the complex and it has a better location and nicer interior than the other properties currently on the market.

So, even though this unit is approximately 200 ft.² smaller than most of the other three bedroom condos in the complex, all of the other positive factors make this property very attractive.  Please contact me if you would like more information or wish to view this property.

I would like to offer my congratulations to the listing agent of the stunningly beautiful house located at 643 Second Creek which went into escrow today.  I know how hard she has worked at marketing this property which features over 5700 ft.² of living space and one of the most elegant interiors you will ever find in Incline Village.  This gorgeous home even has a French wine cellar hidden behind an antique clock on the lower level.  You would be hard-pressed to find a more beautiful home with a European flavor anywhere on the North Shore of Lake Tahoe.

June 19 - 24, 2008
We are looking at a marginally exciting day on the Incline Village real estate scene with five new listings (four of which are repeats) and two properties closing escrow.  There were no price changes or properties going into escrow today on the Incline Village MLS.

I normally don't talk about repeat listings, however today I am going to make an exception since I just put #31 Third Creek back on the market at $1,100,000 which is $50,000 below the asking price in 2007.  This is arguably the most beautiful two bedroom condo you will ever see in this complex.  Nearly every part of this property has been remodeled with the finest high-end materials.

You'll find a gourmet kitchen with slab granite everywhere, the finest appliances, hardwood flooring, custom cabinets with built in electrical outlets and under cabinet lighting.  The master suite is enormous and features its own gas log fireplace along with a two-person jetted tub, steam shower and a very private deck overlooking the trees and creek.  The seller is very motivated so all of you buyers out there who have been looking for a high-quality property at low elevation will want to take a look at this place.

Third Creek is the only complex in Incline Village that features a tennis court, swimming pool, spa, sauna, gym and clubhouse.  The development has a reputation for being the best managed and most well maintained condo complex in the village.  I can't show you a better condo in this price range anywhere in the Incline Village real estate market.

The two properties that closed escrow today include my favorite high elevation home located at 915 Jennifer St which was touted here a couple of months ago.  The final sale price of $735,000 for this three bedroom, two bath, 2,344 ft.² home on a .275 acre lot should make both the buyer and seller happy (the original asking price was $749,000 and the property was on the market only 62 days).

The other property that closed escrow today is the REO located at 659 Tyner Way.  The asking price was $680,000 for this fixer-upper containing 1,976 ft.² of living space that was divided into three bedrooms, two baths and a hot tub room along with lots of closet space.  The final sale price of $689,000 is right about where I thought this property would sell which is approximately $200,000 below the asking price of the house next door at 657 Tyner.  Too bad the bank was not smart enough to accept the $700,000 all-cash 10-day close offer that I brought to them nearly 3 months ago.  They left $11,000 on the table plus the time value of money.  So much for the drive-by appraisal of $850,000 which won my award for most ignorant valuation in the first quarter in 2008.

Incline Village Real Estate Blog Entry - June 23, 2008
I was kind of hoping that I could ease back into life as an Incline village real estate agent after my all too brief backpacking trip in Yosemite.  It's almost 10 p.m. and I'm burning the midnight oil with a lot of work ahead of me from today's activities.  So, it's going to be a really brief Incline Village MLS update as we ponder three new listings, two price reductions, one property going into escrow and one property closing escrow.

If you are looking for anything under $1.7 million today, I don't really have anything to offer under the new listings category.  All three of these beautiful homes have the full MLS data sheets for your perusal at the link above.  I would like to apologize to everyone in the crowd but I'm not going to comment any further on these properties since I really need to get back to dealing with the new listing presentations scheduled for later this week, the new listing I am putting on the MLS tomorrow, all of the details for the condo I have in escrow and then catching up on writing the July newsletter.  (and that's only a fraction of what faces me in the next 48 hours)

Many of you may wonder why some times you see the full-blown MLS data sheet with every little detail about the property when you click on the new listings and price changes links while other times you just see a truncated version with a few lines of information and you can click through eight pictures.  The reason for this is due to the limitations of how our MLS works via e-mail capability when I try to send what are called "cross properties".  We have different property categories such as houses, freestanding condos, condos, land, investment property, commercial, etc.  Each category is maintained separately in the MLS database.  When you want to combine listing information from two different categories into an e-mail the software is not sophisticated enough to combine the full-blown data sheets and instead you get the truncated version.

The four links above will take you to the information for today's activity.  If you would like to know more about any of these properties, please feel free to contact me and I'll do my best to answer your questions in detail.  Now back to entering that new listing for Tuesday...

Please pardon my absence from the Incline Village real estate market the past few days.  I just returned from a spectacular backpacking trip in Yosemite where I hiked the Grand Canyon of the Tuolomne from Tuolomne Meadows all the way to White Wolf in 3 days.  Around 32 miles with over 3700 feet of elevation gain on the final day.   The scenery in this incredible canyon is even more dramatic than in Yosemite Valley, and you don't have any cars, development of any kind and very few people hiking on the trail.  I'll try to get the photos up later this week so that all of you can enjoy the beauty.

Since I just returned from Yosemite, I'm going to do a quick summary on Monday morning for the past 4 days.   In my absence there were 15 new listings (6 of which were repeats), 5 price changes, 2 properties went into escrow and 1 closed escrow.

There are two listings on the Incline Village real estate scene that really jumped out at me, #122 McCloud each is a very rare three bedroom, 2.5 bath two-story condo near the beach and the house located at 939 Jupiter.  Both sellers appear to be quite motivated as they have priced these properties very aggressively, so I anticipate a lot of interest especially with the onslaught of summer visitors about to arrive.  The McCloud condo is priced at only $785,000 which is by far the lowest asking price we've seen for a three bedroom unit in the past three years.  I'll be absolutely stunned if this property is still on the market after the middle of July.

The remodeled home for sale at 939 Jupiter features three bedrooms, 2.5 baths, a two car attached garage, over 2100 ft.² of living space and a very private setting next to the Creek and open space.  No view of the mountains or Lake, but at the asking price of only $1,088,000, the peacefulness and serenity in the trees make this a very worthwhile home for you shoppers to take a look at.

Sorting through the price changes, we've got three big ones for you to contemplate, and two of them are for new construction.  The stunning home at 970 Mica Ct was reduced $100,000 down to $2,595,000.  Arguably one of the most beautiful pieces of new construction anywhere on the Incline village real estate market, I can't say enough about the architecture, floor plan and the quality of materials at this property.

The home for sale at 236 Allen Way also received a $100,000 haircut and is now priced at $1,495,000.  I know the listing agent quite well and she is working very hard with her sellers to price their properties in line with current market conditions.

The other piece of new construction that received a large price alteration is the gorgeous place at 732 Lakeshore.  With the latest reduction of $249,000 down to $5,250,000 this home is going head to head in competition with the property located at 620 Martis Peak.  Built by John Crinion, this spacious and elegant piece of Incline Village real estate is located just a short walk from Burnt Cedar Beach on one of the most pleasant sections of Lakeshore Drive.

June 18, 2008
This is going to be a really short commentary on the Incline Village real estate market tonight.  I am packing madly to go on a backpacking trip on Thursday morning after putting a property into escrow today at #198 Bitterbrush.  It's been quite a lengthy negotiation as both sides went back and forth several times until he finally reached an agreement.  I had to order all the inspections today, open escrow and handle a number of details related to the transaction prior to my departure.

So, I'm not going to give you much in the way of my usual wit and humor except to say that there were five new listings (four of which were repeats), two price reductions, two properties going into escrow and one property closing escrow today.  The only other big news is the significant price reduction at 101 Red Cedar - #20.  This beautiful freestanding condo with a very nice Lake view was reduced $146,000 today and is now $1,449,000.

June 16 - 17, 2008
I will need all of my creative literary talents today as it was not exactly the most stellar of performances for the Incline Village real estate market.  With only one rather pedestrian new listing and four price reductions (only one of which really catches my eye), those of you who want to avoid your spouse by using the excuse that you need 30 minutes to read my blog are going to have to dream up something better tonight.

The new condo for sale on the Incline Village MLS today is #68 Woodstock.  Priced at $419,000, this looks like a well maintained three-bedroom, three bath, 1,243 square foot unit.  Offered fully furnished and turnkey, those of you seeking a relatively inexpensive vacation rental may wish to take a gander at this property near the center of town.  Since this is an upper unit, you won't have to worry about hearing loud footsteps on top of you in the middle of the night, it will be your renters who can disturb the neighbors instead.

Gazing across the parade of price changes, the $200,000 redeployment for the stunning panoramic Lakeview home located at 551 Silvertip is the highlight of my day.  Now  priced at only $4,395,000, this 7,475 ft.² home that was built in 2005 features five bedrooms, five full baths, two half baths, a three car attached garage and a lot that is just under one half acre.  This is one of my favorite streets in all Incline Village and the real estate values in the Ponderosa subdivision continue to do extraordinarily well due to the wonderful low elevation location and the plethora of Lakeview homes in the neighborhood.

With the official start of summer just a few days away the Incline Village real estate market is moving full speed ahead.  We had 7 new listings ( three of which were repeats), and four price alterations on the Incline Village MLS today.

Just listed at 10 pm is the condo at 2-38 Forest Pines.   Here's the link to the MLS info, I'd already finished today's column when this listing hit the MLS.

Moving $200,000 southward, the stunningly remodeled home at 1081 Tiller Dr is now a smidgen under $3 million.  Located just one block from the Lakeshore Drive, this five-bedroom home features over 3900 ft.² of living space, five full baths, two half baths, a three car attached garage and a level lot of .413 acres.  High quality finishes throughout make this a wonderful place for you to go for remodeling ideas if you can't afford the $2,995,000 price tag.

I normally don't get too excited about a new listing in Mountain Shadows, but #117 could be a little gem.  Priced at $499,000 this three bedroom, 2.5 bath condo has been given a complete overhaul.  And since it is an end unit, I think it will generate a lot of interest as we head into the summer season.

Rounding out the commentary for today on the Incline Village real estate scene is the remodeled golf course home at 911 Driver Way.  When this listing agent says "MUST SEE", I take them at their word and will put this at the top of my preview list.  Priced at $3,795,000, this 5,852 ft.² home is sure to satisfy the most discriminating tastes.

Not much action to report on the Incline Village real estate scene on Saturday and Sunday.  The only new listing is a repeat (88 McCloud), the price reduction is hefty for the house at 561 McDonald and we had one property go into escrow.   Congrats to the listing agent of 615 Alpine View, this lakeview property has great upside potential and a wonderful east slope location.

June 13 - 15, 2008
At first glance, the Incline Village real estate market looks like it has a tremendous amount of activity to report on this sunny Friday.  With five new listings and eight price changes, you'd think I would be writing a dissertation today.  Well my friends, you would be sadly mistaken.  Five of the eight price reductions are for properties located in the Incline Creek Estates development and three of the new listings are repeats.  Since the other two new listings don't do anything for my heart rate, let's take a glance at the three price changes that will afford us some mental gymnastics.

Anyone who thinks the price of Lakeview homes are dropping only needs to look at the $100,000 price increase for the home located at 571 Dale Drive to understand how the Incline Village real estate market works.  This is a beautifully remodeled home on a fabulous street to street lot.  By removing a handful of trees the Lake view has increased significantly thereby justifying a $100,000 price increase.  So, those buyers who were waiting for the price on this property to be reduced since it's been on the market for a few months, are now staring at a $100,000 price adjustment upward.  This property is arguably the best value in the $1.7 million price range and I applaud the seller for doing this defensible space work that also opened up some more lakeview and increased their property value.

The extremely motivated seller of the luxurious new construction at 620 Martis Peak whacked the price another $300,000 down to the incredibly good value of $4,495,000.  With six bedrooms, 6.5 baths, over 7100 ft.² of living space, lake views, a three car attached garage and over one half acre of land, anyone shopping for a quality home in the Lakeview subdivision will want to take a look at this property if it fits in your budget.

The seller of the house at 728 James Lane is showing us their desire to move the property with a $53,000 price reduction for this Lakeview subdivision home.  Now priced at only $1,097,000 this is arguably one of the best values in the $1.1 million price range anywhere in town.  The home has been remodeled and sits on a large nearly level lot.  A great place to live now and in the future, or if you've got a little fatter wallet than myself you could consider tearing the place down and building something really special just a couple of blocks from Lakeshore Drive.

June 12, 2008
It's been another super productive day for this Incline Village real estate agent.  I was able to knock off a number of marketing projects today including the first draft of a new promotional piece that will strike fear in the hearts of my competition.  It would not be prudent to reveal anything further except to say that I will be producing a publication that will make other people raise their eyebrows once again and think, "just what is Don doing now?"

Today's Incline Village real estate update brings us one new listing, one price reduction and one property closing escrow.  Congratulations to my broker and my other most favorite agent in town for quickly putting together the transaction for the golf course home located at 981 Fairway.  This four bedroom home on over one half acre of land features over 4100 ft.² of living space and a superb setting with fabulous golf course views.  The final sale price of just over $1.7 million should make both buyer and seller happy.

I had the opportunity to preview #36 Country Club Villas this afternoon.  Although it's a lovely property in a nice location, the $1,395,000 asking price is a real head scratcher.  When I compare it to my new listing at 859 Golfers Pass Road for the exact same price, I think getting over 600 more square feet, nearly one third of an acre of land, a large semicircular driveway plus two car attached garage, high-end gourmet kitchen with slab granite and superduper appliances, hot tub and about a gazillion other upgrades makes my listing the superior property.

Before calling it a night, the only other tidbit of interest I have for you is the significant price alteration for the panoramic Lakeview home at 250 North Lake Circle.  Receiving a $255,000 haircut, this remodeled showplace features four bedrooms, 3.5 baths, 3039 ft.² and your own little slice of Lakefront property complete with boulders.  The new asking price of just under $6 million makes this one worth a look. 

June 11, 2008
It was another spectacular springlike day on the North Shore of Lake Tahoe.  After a good night's sleep I was refreshed and ready to face whatever the Incline Village real estate market had to throw at me, or so I thought.  A most pleasant surprise this afternoon was the return of one of my new buyer clients to write an offer on a property that we had viewed on Monday.

So, I juggled a few tasks and errands in order to meet my client for a second look at the condo.  After our review of the property we parted ways for a couple of hours while I had a rendezvous with my buyers at 1049 Apollo for the final pre-closing walk through inspection.  After that it was back down to the office to write the offer for the condo and get it signed.  Like the vast majority of my clients, this buyer does not live at Lake Tahoe and will be boarding a plane on Friday night for distant lands.  I like working with clients who are decisive and willing to pull the trigger when they see a good value that meets their requirements.

Besides working on my print advertising for the summer (I only do print ads for my listings in Incline Village in July and August when there are people here to read them) the most exciting activity to report among the one new listing, one property going into escrow and one transaction closing escrow is centered around the new listing.

976 Sand Iron Drive, the property where I was struck on the head by a falling block of ice back in December 2004, is back on the market today with an asking price of $1,285,000.    Overall it's a nicely updated house on a choice Champ Golf Course lot.

(BTW, we have one heck of a good ER in Incline Village, they stapled me back together and had me out of the hospital in less than an hour.  I went back a few days later for a CAT scan and they said they couldn't find anything, I'm not sure if that's a good or bad thing when it comes to looking at your brain). 

In my opinion, when it comes to marketing a property everyone who is going to make money off the transaction such as the owner, agent, broker, etc. have a moral obligation to ensure the safety of anyone showing the property.  Unfortunately, not everyone agrees with me on that issue.  As far as I'm concerned, safety is everyone's responsibility. Especially in a small town like Incline Village where we all have to work together and help each other out if we're trying to make a living all year 'round and not just in the summertime

June 9 - 10, 2008
It's been an intensely long but extraordinarily productive day and I am now officially laying claim to being the busiest Incline Village real estate agent.  With five properties scheduled on the MLS tour this morning (one a last-minute scratch), and showing property from 2 p.m. until 8:30 p.m. this evening it's a little bit later than normal for me to do the usual commentary, but I persevere.  Thank goodness, I can catch a little bit of a breather as we had three new listings, only one price reduction and one transaction going into escrow today on the Incline Village real estate scene.

The price change today doesn't exactly shake my tree, so let's jam on to the new listings where #106 McCloud is the highlight of the day.  Priced at only $585,000, this is arguably the best location of any two bedroom, two bath unit in the complex.  There is even a peek of the Lake and that is extraordinarily rare with McCloud condos.  Since the unit above, #107 sold at $577,500 just a couple of months ago and it was on the market a very, very short time), I urge anyone looking for a lower McCloud condo in a super location to contact me pronto.

Congratulations to the listing agent of #16 Village Highlands for getting their property into escrow today.  I love the floor plans of these units, they are some of the most spacious and well laid out and with the best mountain feel of anything within walking distance to the beach.  The asking price of $1,195,000 made this very competitive with the other low elevation condos of this size and quality.  The sale appears to be contingent upon the buyer selling another property, as the MLS data status change is not to "Contingent" but rather under what we call the "Reserve Clause".  So, if any of you out there are interested in this same property, you can still write an offer and if your offer is better than what the seller has currently accepted, the buyer will have 72 hours (or some other amount stipulated in the contract) to remove the reserve clause.  If they don't, you are now in first position to acquire the property. 

Monday brings five new listings and five price reductions.   You high rollers in the crowd may find something appealing in the $2,000,000-$5,000,000 price range. 

It looks like we've got more inventory in The Pointe than at any time in recent memory with #11 coming on the market at $1,575,000.   This inside unit features a pano lake view to go along with 3BRs, 3BA, 2,794 sq. ft. of living space, spa, pool, tennis court, an underground parking garage and an elevator.   If you're looking for a luxury condo, it doesn't get much better than The Pointe.

I don't normally talk about repeat listings on the Incline Village real estate market, but the house at 906 Ace Ct came back on the market with a new agent and a very reasonable price. I'd be hard pressed to show you a better value in the $1.7 mil. price range.   My clients bought the place next door at 612 - 14th Green, so you know that you'll have nice neighbors.   Elegantly remodeled, spacious rooms, great floor plan, Champ GC frontage and an end of cul-du-sac location make this 5BR, 4Ba, 4,125 sq. ft home on a .6 acre lot a winner.

If you've got $5.5 mil. burning a hole in your pocket, then the tear down at 500 Gonowabie may be up your alley.  Panoramic lake view and a .46 acre lot that a mountain goat would love are what greet you at this property in Crystal Bay.

Of the 5 price reductions on the Incline Village MLS on Monday only 1 is worthy of ink or electrons.  The stunning home at 1054 Lakeshore Dr. was slashed $250K down to $5.5 mil.  Words cannot describe this elegant 8100+ sq. ft. showplace with 5BRs, 6.5 Baths, a .76 acre lot and super location at the eastern end of Lakeshore.  

June 4 - 8, 2008
It looks like another week of frantic action for this Incline Village real estate agent.  I've got five new listings on the MLS tour on Tuesday morning and I'm showing property all afternoon to a new buyer client, so I guess I better get a good nights sleep and just hit you with the basic details.

I just returned from a glorious trip to Yosemite where the weather was absolutely perfect and the crowds relatively benign.  I mitigated dealing with the tourists by going backpacking and spending as little time as possible traveling through developed areas of the park.  The original game plan was to hike in towards Snow Creek Falls from Tioga Road and camp out a long the southwest edge of Mount Watkins.  Due to the snow cover and the trail being mostly obscured, I decided it was better to hike in towards 10 Lakes which are the headwaters of Yosemite Falls, rather than become a search and rescue victim.

For the second half of my trip, I drove down to Yosemite Valley and spent the night in a redwood cabin in Curry Village.  On Saturday, myself and a friend rode the 1:30 p.m. shuttle bus up to Glacier Point so we could arrive at the optimum time to view Half Dome and the snowcapped peaks of the High Sierra in the distance to the east.  This time the trek was around The Panorama Trail and back down to the valley with a side trip to camp out for the evening along Illillouette Creek.  We had complete solitude on Saturday night, but when we rejoined the main trail on Sunday it was almost like a parade for the remaining 7 miles to the finish line.  As much as I enjoy the spectacular scenery and incredible views that are visible only from the top of Panorama Cliff, it's more pleasurable to seek out those places that rarely receive visitors each year.

Here is a very quick recap of the action, on Tuesday night I will try to delve into the details of the last six days on the Incline Village real estate market.  While I was away, there were only three properties that went into escrow and one property that closed escrow.  Over the past week we had a total of 20 new listings but eight of them were repeats for a net total of 12 actual new properties coming on the market.  Total inventory crept up slightly to 455 properties when counting houses, condos and freestanding condos for sale in Incline Village.

May 30 - June 3, 2008
Update for June 3, 2008 - We had four new listings on the Incline Village MLS today and two of them were mine.  Since I am madly packing the rest of the gear and food for my trip to Yosemite, this is going to be one brief Incline Village real estate update.  Click here to see the MLS info in detail for both of my properties which are very desirable condos with extremely motivated sellers.   The updates for the past few days are below.

NEWS FLASH
I am leaving on a backpacking trip in Yosemite on Wed. 6/4 and will not return until Monday night 6/9.  During that time I will not have any access to voice mail or e-mail and will not be able to update this web site.   The last update before my departure will be on Tuesday night, 6/3.   You'll get a comprehensive recap of all the action on the Incline Village real estate market shortly after my return.  

It's been a super long day and I still have to work on 2 listings that will hit the MLS on Tues. morning. Check back on Tuesday evening for the info on 260 Ski Way Ridge and 182 McCloud.   Both have motivated sellers and are priced very competitively.

We've got 5 new listings and 3 price changes today. Gotta get back to working on my new listings, so my apologies for the lack of commentary on today's Incline Village real estate scene.

NEWS FLASH - JUNE 1, 2008 - 4:22 p.m.
I am leaving on a backpacking trip in Yosemite on Wed. 6/4 and will not return until Monday night 6/9.  During that time I will not have any access to voice mail or e-mail and will not be able to update this web site.   The last update before my departure will be on Tuesday night, 6/3.   You'll get a comprehensive recap of all the action on the Incline Village real estate market shortly after my return.  

It's been an incredible past 6 weeks with nearly $7 million in sales and 7 sides of transactions.   I'd like to thank all of my buyers and sellers and the folks at First Centennial Title Company for their hard work coordinating with me all the escrow details.  In the past week I've picked up 5 new listing agreements (2 of these properties will hit the MLS on Tuesday).  So, a little break to enjoy the waterfalls and wildflowers is just what I need for a few days.

In my absence, if you need assistance with any of my listings or have questions about Incline Village real estate, please contact Lana Nelson at Lakeshore Realty at
775-831-7000 and she can assist you.

The Incline Village MLS update for Sunday brings us 2 new listings and 2 price reductions on what appears to be the onset of summer.  I'm frantically trying to get ready for my trip, so it's a relief that the only item of interest is the cute end unit at #5 Woodminster that came on the market at $399K.  Woodsy setting, great location, looks like it needs updating, but what would you expect at that price? 2BR, 2BA, 1056 sq. ft., 1 car detached garage and frontage near a year 'round stream make this worth a look.  

It's been a couple of incredibly busy days on the Incline Village real estate scene for both this agent and the market in general.  I am pleased to announce that my listing at 609 Woodridge Circle closed escrow on Friday at the very fair price of $940,000.  I represented both the buyer and the seller of this 4BR, 2.5BA, 2,330 sq. ft. lakeview property on 9/10ths of an acre, in what was a private transaction.  So, any of the Incline Village real estate agents reading this column can rest assured that they are not hallucinating, the property never was on the MLS.

I had been working with this particular buyer for a few years and we finally found just the right property to suit their needs now and into the future.  One of my skills is keeping an eye on the market for my buyer clients for particular types of properties whether or not they are ever listed on the MLS.  My newsletter goes out to almost 20% of the property owners in Incline Village.  These owner comprise the choicest properties in the $500,000-$3,000,000 price range.  I  pride myself on being able to search out the best properties for my buyer clients and negotiating a fair price and favorable terms.

Checking out the action on the Incline Village real estate market for the past 48 hours we've got eight new listings (most of which are repeats), seven price reductions and one property going into escrow.  Congratulations to the team that I affectionately call "Run DMB" for putting the house at 749 Jennifer St into escrow.  This Lakeview home without a garage had been reduced to $749,000 and with some updating and soundproofing could really be a special place.

The best price reductions for your consideration today offer properties from two very motivated sellers.  Lunging $500,000 southward is the beautiful mansion at 691 David Way.  One of the finer homes at low elevation the new asking price of just under 3.5 million makes this one an eyecatcher for anyone shopping in the Lake view subdivision.

Not to be outdone on a percentage basis, the $200,000 price redeployment for the freestanding condo at #253 Deer Court brings this beautiful property to the much more reasonable asking price of $1,295,000.  If you have been shopping in this particular gated community, this is one of the choicer units in the complex with lots of high quality upgrades.

February 2008      March 2008     April 2008      May 2008     July 2008    August 2008