Please e-mail Don with your questions or comments.  
Incline Village Real Estate Blog Daily Updates For the Incline Village MLS

Previous Blog Entries:
Feb. 2008

March 31 , 2008
We had a veritable tidal wave of activity on the Incline Village real estate market today.  With four new listings (one of which is a repeat), five price reductions and one property closing escrow, there is a lot of food for thought.  I managed to squeeze in an hour of skiing at Mt. Rose and conquered 9000 vertical feet, half of it in the trees.  It seems that after enjoying the sunshine and a few broken clouds yesterday, overnight a couple of inches of snow fell on the summit andmost of it blew over to the Slide Mtn. Side.  Providing just enough of a coating over the firm base below, you could carve turns pretty much anywhere the snow had blown in.

Getting back to the business at hand on the Incline Village real estate scene, the only price reduction that strikes my fancy today is the condo at #198 Bitterbrush.  While the other price adjustments were a measly $10,000 or $20,000,  the seller of this condo is showing that he is serious about wanting to get an offer dropping the price from $699,000 all the way to $625,000 in one fell swoop.  This nicely updated two bedroom, 2.5 bath, 1412 ft.² Lakeview condo in Incline Village features slab granite counters, tasteful furnishings and a two car attached garage.  Anyone looking in the Bitterbrush complex will want to take a gander at this property pronto.

The property in Incline Village that closed escrow today is a duplex at 1022 War Bonnet.  The final selling price of $457,000 reflects both the lack of a garage (and probably the inability to ever construct one) along with the current condition of the building.  The buyer has a property with some very good upside potential on their hands, so we'll have to see if this becomes a remodel project or a tear down further down the road.

Taking a further look at the new listings on Incline Village MLS, we've got what appears to be a very cute condo at 211 Lark court.  With three bedrooms, 1.5 baths, and just under 1400 ft.² of living space to go along with a one car garage, this low elevation condo is just a short walk from the Village Shopping Center.  The asking price of $580,000 appears to be pretty reasonable at face value, so I'll have to check this place out.

Anyone considering higher elevation homes may wish to peruse the property at 965 Jennifer.  Based on dollars per square foot and a reputedly private location, this could be one of those rare gems at high elevation that's worth the drive.  Only $799,000 gets you 2344 ft.² divided into three bedrooms and two baths situated on approximately one third of an acre.  With a level driveway, this home in the snow belt is relatively easily accessible from Highway 431.

If you live in Crystal Bay then you might want to consider purchasing one of the 12 lots that came on the market today for a mere $25,000.  This will give you full IVGID privileges and you can go to the beach anytime you want.  For people who own property in Crystal Bay this is the absolute best solution to getting full access to the Incline Village beaches.

March 30, 2008
If you are shopping for a higher priced and high quality property, then today's Incline Village real estate update holds absolutely nothing for you.  So, the high rollers in the crowd can enjoy the evening off while those in search of a fixer upper or teardown at low elevation will want to focus their attention on today's commentary.

We've got three new listings, one of which is a repeat on the Incline Village MLS on this blustery Sunday.  I thought I saw couple of people surfing on the lake today and it would have been possible with the waves rolling in along the North Shore.  It was one of those rare days where the surf resembled the North Shore of Hawaii much more closely than the North Shore of Lake Tahoe.

First up on the hit parade is the fixer upper/tear down fourplex located at 820 Southwood Blvd.  Constructed in 1965 and consisting of four units each containing two bedrooms, one bath and 813 ft.² of living space, the listing agent proffers the idea that this may present a development opportunity for condos on the site.  I respectfully disagree, it is almost impossible to take a multiunit building that is not a condo and turn it into a condo without jumping through the hoops constructed by the TRPA and Washoe County.  Maybe IVGID can buy this building, gut it completely and turn it into a nice large dormitory for the seasonal help that works at the Diamond Peak Ski Area and the beaches.  Or maybe some philanthropist with a bulldozer will scrape the lot to make a very nice park right in the heart of town.  The asking price of  $929,000 is something I will have to analyze further after seeing the property.

The other new listing is a low elevation home for sale in Incline Village in the Mill Creek subdivision.  The house at 171 Mayhew Circle is adjacent to Forest Service land and is situated on over 4/10 of an acre.  Built in 1977, this three bedroom, two bath, 1390 ft.² home with a two car detached garage offers an excellent development opportunity.  From the pictures, it looks to me like the best use of this property would be to construct a new home that fits in with the high quality estates in the area.  Priced at $894,500, those of you seeking a property within walking distance of Lakeshore will want to scope this one out further.

March 28 - 29, 2008
The only action on the real estate scene in Incline Village on Saturday were 2 price changes, 1 up and 1 down.   Since neither one gives me an ounce of excitement, I'm going to enjoy the evening while you peruse the update from Friday which is below.

There was a fairly healthy amount of activity on the Incline Village real estate market today.  We have one new listing, five price changes and one property closing escrow for your viewing enjoyment. 

I was rather surprised to see 2 price increases today, very often this is a move just to draw attention to the listing for properties that have not seen much showing activity in the recent past.  I'm not really sure as to what the motivation would be for a seller to increase the price of a property during the month of March, especially when it has not sold after being on the market for many months.  But I gave up mind reading a long time ago.

The condo for sale in Incline Village that closed escrow today is #256 Ski Way Ridge.  The final sale price of $435,000 is a very reasonable for this two bedroom, two bath 1224 ft.² end unit that had been remodeled.  Prices appear to have stabilized in this complex which features underground parking and an elevator that will whisk you close to your condo.

I am looking forward to previewing the home for sale that is our sole new listing today on the Incline Village MLS.  950 Fairway Park Drive is a three-bedroom, three bath, 1440 ft.² home that is located right on the 10th fairway of the Championship Golf Course.  This remodeled property sits on .158 acres of land and features a one car detached garage.  The asking price of $849,000 makes this quite possibly the least expensive single family home on the golf course in Incline Village.

We have two properties on our Incline Village real estate update today that are relatively significant and make both of these places worth a closer look.  Our big mover today is the beautiful new home for sale at 558 Dale Drive.  Dropping $215,000 down to the new asking price of $2,985,000, no expense been spared in this dramatic Lakeview home.  High quality materials have been used throughout and there is even an elevator for hauling those groceries up to the top floor.  At the new asking price, this home now competes head to head with the stunningly remodeled Lakeview home at 587 Tyner Way.

The other notable price reduction is for the condo at 2 - 21 Forest Pines, which received a $23,000 adjustment and is now priced at $575,000.  This is a three bedroom, two bath, 1168 sq. ft. end unit that is being offered fully furnished.  The condo has been upgraded with forced air gas heat ( replacing the original electric baseboards that were in all the condos in this complex) and a gas fireplace.  If you are looking for a condo in Incline Village within walking distance to the beach, this one is definitely worth a look.

March 27, 2008
It looks to me like the one new listing and one price reduction on the Incline Village real estate market today are showing a return to sanity on the part of sellers.  Our new listing is #19 Creekside West which came on the market back in 2005 at $550,000, was pulled off in May of 2006 and is now being offered at a much more reasonable $435,000.  This is a beautifully remodeled property within walking distance of shops, restaurants and the beach. 

I'm glad to see that #85 Incline Crest was reduced nearly $25,000 and at the new price of $350,000 merits some attention.  The real activity on the Incline Village real estate scene is my calendar since I spent the day showing property to two different clients, lining up more showings for tomorrow, and working on the website along with all the usual tasks.  I am hoping to actually take the day off on Saturday, so if you're planning to come up weekend to look at the homes and condos for sale in Incline Village, let's do it on Sunday!

March 25 - 26, 2008
I just listed 111 Bitterbrush, a very nice 2BR, 2BA, 1232 sq. ft. condo.   I'm dashing off to the MLS tour, so here's a link to the Virtual Tour.  $520,000  More info to come...

The past 48 hours have brought a lot of activity on the Incline Village real estate market and for this agent in particular.  I spent a great deal of time yesterday doing all of the set up activities needed for my new listing at 111 Bitterbrush along with lining up all of my showings for two different clients who are coming in on Thursday.  So let's get right to the action.

The Incline Village MLS brings us four new listings, five price reductions and three properties going into escrow.  The nice weather has brought many people out to look at properties during this Easter holiday week and they are not shy about writing offers on the better values among the homes and condos for sale in Incline Village. 

First up, is my new listing at 111 Bitterbrush.  Featuring very nice Lake and Mountain Views to go along with two bedrooms, two baths, 1232 ft.² of living space a garage and a carport, the asking price of $520,000 for this end unit puts this right in line with recent sales.  The property is being offered furnished, subject to a few exclusions.  The quality of the interior and location in the complex lead me to believe this property will draw a lot of interest in the near future.

Congratulations to my friend who is the owner of the house at 755 Judith for getting an accepted offer.  Priced at $978,000 this is arguably the best value in the Jennifer subdivision under $1 million.  Dropping down a notch, with an asking price of $799,000, the home for sale at 521 Sugarpine also went under contract.  And rounding out the day's activities at nearly twice the price, the five-bedroom property at 746 Mays Blvd. offered at $1,550,000 received an acceptable offer.  This history of this centrally located property near the Village Shopping Center is proof that if your asking price is too high, that eventually when you reduce it to fair market value savvy buyers will show up on your doorstep.  So, my advice to sellers is price your property near fair market value to begin with and you will get a lot more interest than trying to reach for the stars.

The other exciting new listing is the freestanding condo at 101 Red Cedar - #4.  I will be showing this property on Thursday and I'm very excited to see the interior and the setting since the $1,049,000 asking price makes it appear to be a very good value.  The 2617 ft.² of living space is carved up into five bedrooms, and three bathrooms plus a loft.  There is a one car detached garage and it appears that you walk across a little bridge over a creek to get to the property.  I don't think anyone will mind carrying their groceries a few extra steps if the setting is as nice as it looks in the pictures.

Out of the four price changes on the Incline Village real estate update today, only one really catches my eye as an outstanding value.  The owner of #56 Woodstock has a couple of properties on the market that look like short sales.  Dropping $32,000 to the unbelievably low price of $270,000, this two bedroom, two bath, 997 square-foot condo is within walking distance of shops, restaurants, library and the hospital if you should need it.  Granted, lenders will have to agree to the terms of the short sale but that's far better for them than dealing with a foreclosure and the risks that would entail.  If you have been contemplating purchasing a condo in Woodstock or All Seasons, and you don't mind the fact that this is a two-story property, please contact me right away as I expect it will draw offers at this price.

March 24, 2008 
We've got a really quick update on the Incline Village real estate market today.  For some inexplicable reason this is the quietest Monday in quite some time. 

With two new listings for low end condos that are only marginally exciting and one odd 10K price increase, I can see most of you heading for the exits already.  Some of you may wish to look at #33 Coeur-du-Lac which got a major price cut on Sunday. Only 599K for a 3BR, 2BA, 1200 sq. ft. condo one block from Lake Tahoe.

#7 Northwood Estates is the more deluxe of the two properties with an asking price of $460,000 for this three bedroom, 2.5 bath, 1716 ft.² condo.  This end unit features a few upgrades such as ceramic tile counters in the kitchen and baths and dual pane windows.  #14 Country Club Mall is the latest offering in this complex across the street from the Hyatt Hotel and Casino.  Considering that #3 is down to $450,000 I'm scratching my head over the asking price of $520,000 on this one.  If there were any pictures of the interior I might be able to give you an educated guess as to why there is such a big price difference, but for now I will have to pass.

March 22-23, 2008 
While a large percentage of America was preparing their dinner fixings for the Sunday festivities of Easter, the Incline Village real estate market was roaring ahead at full speed.  We've got four new listings, two price reductions, two properties going into escrow and one property closing escrow on another spectacular spring day at Lake Tahoe.

The properties for sale in Incline Village that went into escrow included #96 Bitterbrush with an asking price of $499,000 and at the opposite end of the spectrum the stunningly remodeled home in Crystal Bay at 240 North Lake Drive offered for $3,550,000.  I think with the snow melting so quickly and properties now clearly visible, sales activity will start to pick up as we move later into spring.  Many buyers have been waiting around to see if prices in Incline Village would collapse across the board, and they have not.  We see pockets of weakness in certain areas, especially for those tiny high elevation homes and low end condos that are not in great demand.  However, quality properties in good locations continue to bring a fair price as buyers seek out the best combination of all factors and swoop up the good values.

I'm beginning to think the owner of #3 Country Club Mall is getting really anxious to sell as they whacked the price once again and we are now down to $450,000 for this mixed-use property.  If you want to live upstairs in the condo and work downstairs in the commercial space, the price is now getting rather attractive.  I view this as a very long term investment not a quick buy and flip. 

If you have been looking at the condos for sale in Incline Village, then you can skip the rest of today's update since all I have for you are four houses.  Ranging in price from $625,000 up to nearly $1.8 million, the Incline Village MLS brings us a lot of variety today.  Those of you looking for a little bit of privacy under $800K may want to check out the new listing at 861 Jeffrey which is only 625K.  Situated on a tiny lot but next to forest service land for that endless open space feeling, this 1560 ft.² home features three bedrooms, 2.5 baths and a one car attached garage.

Next up is what appears to be a livable tear down at 1075 Flume.  Priced at $899,000 and built in 1963, this low elevation home for sale in Incline Village sits on a lot that is just over one third of an acre.  Located in the highly desirable Mill Creek subdivision, I anticipate someone will buy, scrape and rebuild.  Leaping $700,000 higher we come to the stunning home in the woods at 890 South Dyer.  With over 3000 ft.² of living space and built in 1995, while sitting on a .42 acre lot, this three bedroom, 2.5 bath home with a three car attached garage features spacious everything.

I can only beg the listing agent of the home at 114 Vue Ct. to either give me a key or provide me with more pictures since this one really whets my appetite.  With six bedrooms, four bathrooms, 3959 ft.² in which to roam around, a panoramic Lakeview, located next to a creek and supposedly remodeled, I just have to see this place!!  Priced at $1,799,000 this could be the low elevation Lakeview property that a few of my buyers have been seeking.

March 21, 2008
I had another busy day showing property, getting a listing agreement signed for a condo in Bitterbrush that you will read more about next week and lining up my showings for Saturday.  While other Incline Village real estate agents are wondering when the phone will ring, I continue to work with buyers and sellers every week.  It's fascinating looking at this market and seeing how about a dozen people have built a year-round business and I'm glad that I have joined that group.

The Incline Village MLS real estate update brings us three new listings, two properties closing escrow and two price changes on this sunny Friday at Lake Tahoe.  The home located in the beautifully secluded setting at 1021 Saturn Court sold for exactly the price I told the listing agent it would when it first came on the market.  Although I was laughed at when I said the place was worth $750,000 and the listing price was $995,000, I guess the buyer who got their offer accepted was reading my mind.  The seller should be thrilled that he got exactly fair market value for this property that needs some TLC.  With over 2600 ft.² of living space and located next to a creek, this property is buffered by open space and the forest.  It will be interesting to see what the new owner does with this property.

#213 Mountain Shadows sold at $395,000 showing that condos in this complex continue to hold up around the 400K mark.  This inside unit has gas heat, a gas fireplace and some nice updating here and there.

The price reductions on the Incline Village real estate scene have been worthy of comment just about every day and today is no exception.  I thinks someone with a little vision could purchase the place at 1347 Zürich which is now a short sale with an asking price of $490,000, and turn it into a pretty decent vacation property.  Located in Upper Tyrolean Village, and featuring four bedrooms, three bathrooms and just under 1800 ft.² of living space, this is one of the larger chalets.  I'm not sure if you could squeeze in a garage in front of the place, that's between you, the homeowners association and the TRPA. 

#44 Coeur Du Lac took a $50,000 hit and at $549,000 is one of the more reasonably priced three bedroom, two bath condos within a block of the beach.  This complex features a swimming pool and sauna to go along with ample parking for your cars and boats.  For less money than a two bedroom McCloud and with 400 ft.² more living space, even though this place could use some updating its definitely worth a look at the new asking price.

Two of the three listings are repeats today and once again I hope the listing agent for one of these properties is not trying to game the system by failing to use the auto population feature on our MLS.   Fortunately, I thought one of these properties was a repeat even though it showed no history and I was able to confirm this by looking at the historical data for withdrawn and expired listings. 

The only actual new listing on the Incline Village real estate market today is the Lakeview home at 575 Tyner Way.  It's likely a tear down or remodel opportunity for this two bedroom, two bath, 1320 ft.² home located on .27 of an acre.  With a street to street lot, great views of Lake Tahoe and a location on the quietest part of Tyner Way, I will have to check this out sooner rather than later to see if the $1.1 million asking price is commensurate with the lot and the Lakeview.

March 19 - 20, 2008
Another spectacular day greeted us on the North shore of Lake Tahoe and the past 48 hours gives us just enough action on the Incline Village real estate market to satisfy everyone's appetite.  With two new listings (one of which is a repeat), two price changes and two properties going into escrow for me to have to analyze, along with a continuing education class today, plus showing property each of the last two days, I've been one busy guy.

It was only a matter of time before somebody realized the value in the gorgeous remodel at #2 Third Creek.  This three bedroom, 2.5 bath inside unit near the tennis courts, clubhouse and swimming pool is arguably one of the most beautifully remodeled condos ever seen in the complex.  With an asking price of $939,000 it will be interesting to see where the final sale price lands.

Checking out the price reductions on the Incline Village MLS, the ginormous six bedroom house with a drive in workshop at 595 Knotty Pine was reduced $50,000 today and now offers a lot of bang for the buck at $1,649,000.  Situated in a neighborhood where the homes go up to $6 million, someone with a little vision could really make this property into a very special place.

The least expensive property to come on the market in a very long time at 999 Lakeshore also took a 50K hit today and is now a much more reasonable $935,000.  You're not going to get a view at this price although the property has been partially updated.  With two bedrooms, three bathrooms, 1204 ft.² of space and the potential to take the open area upstairs and create a 3rd bedroom, this inside unit may be worth a look especially if you want a slice of the private beach and a chance at a buoy.

I normally don't talk about repeat new listings in this column but I'll make an exception today since I like both the property and the listing agent.  513 Lucille is one of the better values in the Woods subdivision.  With over 3100 ft.² of living space, this four bedroom, 3.5 bath home features a three car attached garage situated on over 6/10 of an acre.  Easy access to everywhere all year round and a floor plan that is set up in what is effectively two wings to afford maximum privacy for the occupants make this a great property for either full time living, a vacation home or vacation rentals.  The asking price is $1,495,000.

March 18, 2008
We've got one new listing and five price reductions on the Incline Village real estate market to activate your cerebrum today.  I am not too excited about the new listing which is a fixer-upper in Incline Crest, so let's move right along and attack those price redeployments.

A quick aside before we dive into the MLS news, I spent this afternoon learning Dreamweaver.  So, I would like to ask for your patience during the next couple of weeks while I hone my skills with this software.  I am going to be doing the updates and building new pages from start to finish completely on my own instead of creating all the text and pictures and then sending the information off to my web designer.  The program is very sophisticated and has a lot of nuances that I am just beginning to learn.  If you find any broken links or formatting problems, please let me know so that I can fix them.  It's a good thing I have a basic understanding of HTML or I would be completely lost.  After having used Microsoft FrontPage for the past nine years, it's a quantum leap for me to learn the Dreamweaver software.

Anyone shopping for a condo in Mountain Shadows will want to run, not walk to #163.  At the new asking price of $420,000 I cannot show you a better value in the complex.  The seller has made steady price reductions in an effort to demonstrate that they are seriously motivated to sell this property.  Nicely updated and very tastefully furnished, this three bedroom, 2.5 bath, 1360 ft.² end unit will likely be the next condo to sell in Mountain Shadows

#25 McCloud dropped $10,000 today and is now priced at $569,000.  Having been on the market approximately 1 month the seller is sending a signal that he would like to see some activity.  All of the other price reductions today are for homes for sale in Incline Village ranging from $875,000 up to $1,450,000.  The big mover among the three is the home located at 678 - 14th Green which received a $100,000 haircut.  Frankly, I felt this property needed a trim sooner so I'm glad to see the seller is moving in the right direction.

I may have a couple of new listings coming up in the next week or 10 days, so stay tuned to this column for further details.  I am encouraging sellers to market their properties at a fair price and not to reach for the stars in 2008.  If you are a buyer seeking a particular type of property it's always good to contact me well in advance so that I can keep my eye out for that special place you are seeking.  In the past year I have helped buyers acquire properties on five different occasions before they ever hit the MLS tour.  By keeping one step ahead of the crowd I'm able to find the best values and negotiate good terms for my clients.

March 14th - 17th, 2008
After a lackluster weekend in which there was no activity in the Incline Village real estate market, things came roaring back with a vengeance today. We had three price reductions, one property going into escrow and three transactions closing escrow on this gorgeous Monday at Lake Tahoe.

Scanning the properties that closed escrow today they run the gamut from a condo at the Racquet Club which sold at $349,000 (after coming on the market in April 2007 at $458,000) all the way to a Lakeview property in Crystal Bay at 580 Amagosa which sold at $1.1 million. In between, the often mentioned freestanding condo at 1144 Altdorf sold for an even $740,000, making it a great value among all of the Lake view properties in Incline Village with a garage.

The fixer-upper at 376 Country Club Dr. with an asking price of $975,000 is the home for sale in Incline that got an accepted offer today. I think the buyer has found themselves a great location but they do have a project on their hands.

Checking out the price reductions on the Incline Village MLS we have a monster big move of $75,000 on the downside for the little duplex at 910 Harold Drive. Now priced at only $450,000 this is the least expensive multiunit property in our community. Located right next to the Championship Golf Course and within walking distance of the center of town, you can rent one side and keep the other side for your personal enjoyment. The other price changes today are pretty minor movers so I will let you get back to your newspaper and coffee while I work on another potential listing agreement.

March 14th - 16th, 2008
I never understand why we are continually getting a bunch of new listings on Friday afternoons on the Incline Village real estate market. It's not enough time to call your buyers and get them to come up for the weekend, but like lemmings rushing to the sea we've got a whole group heading for the cliffs today. Along with a passel of new listings on the MLS we have two price reductions and one property closing escrow to stimulate your synaptic gaps.

It's with great pleasure that I am reporting the house at 581 Chico Ct close escrow at $674,000 today. This property came on the market in mid-November with an asking price just under $700,000 and I touted it as one of the better high elevation values. The new owners should be pleased with their private location and spacious interior that they can remodel to their hearts content.

The house at 600 Tyner Way was reduced $5,000 today which at just over 1/10 of 1% of the asking price is arguably the smallest percentage price reduction we've seen recently. Now priced at $4,595,000, this panoramic Lakeview home features super high quality materials throughout the new construction. I live just down the street from this property, so anytime you're in the neighborhood and would like to take a look just give me a call and I'll walk over and meet you. Don't forget to bring your checkbook.

Making a case for one of the most motivated sellers in Incline Village, the owner of #3 at 120 Country Club Mall has whacked the price again this time down to $475,000. Anyone looking at two bedroom condos at low elevation, may wish to check out this mixed-use property. Commercial space downstairs and a two-bedroom condo upstairs, just one block from the beach and across the street from the Hyatt Hotel and Casino.

Checking out the new listings for today's Incline Village real estate update, it's the two higher price properties that garner my attention. First up is a free standing condo at #23 Red Cedar. This four bedroom, three bath, 3000 plus square foot Lakeview property is priced to sell at $1,249,000. Situated rather close to Highway 28, the asking price is significantly below similar units in the complex. Definitely worth a look for you Lakeview shoppers if you don't mind a little background hum.

The stunning remodel at 1081 Tiller Drive featuring five bedrooms, five full baths, two half baths, nearly 6000 ft.² of living space and a fabulous Mill Creek subdivision address is being offered at $3,195,000. You get a large level lot of .413 acres to go along with a walk to the beach location. Arguably one of the finest homes in this part of town, if you don't need a Lakeview and you are shopping in this price range, I say put this on your shortlist.

March 13th 2008
We have two new listings to whet your appetite on the Incline Village real estate market today. While stormy skies gathered overhead and provided us with a mixture of rain, snow, and patches of sunshine it was pretty much smooth sailing for our MLS update.

Those of you looking for houses in Incline Village would do well to check out the new featured listing at the top of the page, since both of our new properties today are condos. #170 Mountain Shadows is one of the rare three bedroom, 2.5 bath, 1782 ft.² units with a sleeping loft and a garage. Priced at $565,000, this is right in there competing with #181.

The other condo for sale that came on the market today is #221 Bitterbrush. Featuring two bedrooms, 2.5 baths, a two car attached garage, 1500 ft.² of living space and a peek of the Lake, the asking price is a mindnumbing $749,900. The one interior photo is very enticing, so it will be interesting to see if the rest of the property is as beautifully upgraded as the kitchen.

Don't forget to check out the new featured listing at 859 Golfers Pass Road above today's Incline Village real estate blog entry. To my knowledge, this is the only home in town with the Deer Court floor plan that is not in the complex by the same name. And this home has 300 ft.² more than the typical Deer Court floor plan plus you get approximately one third of an acre of land which you don't get with those freestanding condos.

March 10 - 12th, 2008
For a while this afternoon the Incline Village real estate market more closely resembled a frantic final hour on Wall Street rather than a placid off-season in the Sierras. With eight new listings and three price reductions most of which came right before the closing bell, it had my head spinning along with the rest of my busy day. I spent the morning at the house at 721 Bunker Court meeting all of the various home inspectors, signed a new listing agreement this afternoon for the house at 859 Golfers Pass Road and shot pictures along with the virtual tour, then did another listing presentation later this afternoon. Along the way I squeezed in replies to phone calls, e-mails and the usual marketing work that one has to do every day to follow up with your buyers and sellers.

Our MLS system which is called MLXchange is once again not operating properly, so I can't provide you with the links to the properties in Incline Village that I would normally write about today. There was 1 new listing (a repeat), 1 price reduction for a resale in Incline Creek Estates and the house at 880 Freels Peak went into escrow. Congrats to the listing agent for 880 Freels, she's one of the hardest working and top producing agents in town. Hopefully, I'll be able to give you a more in-depth commentary on the Incline Village real estate market on Thursday.

With both new listings on the Incline Village MLS on Tuesday being repeats and only 1 of 3 price reductions having any significant interest to me, it's going to be a quick update. #43 White Pines, a very nicely remodeled 4BR, 3.5 bath condo with a 2 car attached garage dropped 40K down to 599K. The only other big news of the day is that I raced in the annual slalom event up at Mt. Rose. Not sure of my final result as I had to spend the rest of the day working on various projects, so I'll check my time in the morning. Enjoy the real estate commentary from Monday below.

After a rare weekend off to celebrate my birthday, this Incline Village real estate agent is back in the thick of things with today's update and market analysis. We've got two new listings, four price reductions and two properties going into escrow on the Incline Village MLS.

At a combined price of just under $10 million, the last remaining property in the hands of the family that used to own the Ponderosa Ranch is where we will find the parcels that went into escrow today. This is the only horse property that I know of in Incline Village, making it a very rare and special opportunity for anyone who is a fan of the equines. My congratulations to the listing agent and his associate for their hard work marketing the beautiful main house and adjacent parcels with spectacular lake views.

Our new listings today includes a repeat at 706 Martis Peak and the sort of new listing for the house located at 808 Ophir Peak. This three bedroom, 2.5 bath, 3158 ft.² home in the Lakeview subdivision is situated on a lot in excess of one half acre. I will have to check out this property since every now and then you find a great investment opportunity in this neighborhood. I am not sure if this home has a private setting or backs up to one of the condo complexes on Southwood, and that's the main reason I need to scope it out.

The home for sale in Incline Village with the eye-popping price reduction today ( and a necessary one at that) features a $401,000 redeployment for the elegantly remodeled property located at 925 Jupiter Drive. With nearly a gazillion square feet if you include all of the storage space and garage areas ( plenty of room for that car collection of yours), there are so many options with how you could use the lower level that only Walt Disney could do justice to the space. Game room, home theater, wine cellar, home gym, indoor swimming pool, the aforementioned car collection, Mr. Toad's Wild Ride, there is so much space at ground level you can let your imagination run amok. All of the rooms are huge in this four bedroom, 3.5 bath home featuring beautiful lake and mountain views and a new asking price of $2,499,000.

March 7 - 9th, 2008
It's not every day that you see a condo in Incline Village reduced nearly 20%, but that is exactly the case with #341 Burgundy Hill. The seller is clearly motivated when they whack $76,000 off the asking price and reduce the price for this lake view condo down to $399,000. This unit has been tastefully updated with granite counters, new carpet and a few other nice touches. I cannot show you a better value in this price range among all the condos for sale in Incline Village. Featuring one-bedroom plus a sleeping alcove, two full baths, 1064 ft.², underground parking and an elevator practically to the front door, this will likely be the next condo to sell in either the Burgundy Hill or Ski Way Ridge complexes.

Every single one of the new listings on the Incline Village MLS today is under $500,000. If my Crystal ball is correct, it looks like there may be one or two investors trying to unload some of their low-end holdings. I will have to call the listing agent who put five of the eight listings on the market as I have a feeling that there is a story behind the seller (or sellers) of these properties. If you have been looking in the Pine Brook, All Seasons, Woodstock or Bitterbrush complexes, then today's new listings are right up your alley.

Quite possibly the most attractive of the new listings is the remodeled condo located at 1324 Tirol C-15. With two bedrooms, two baths, 1024 ft.² of living space and views of the Diamond Peak Ski Area the listing agent says "bring all offers". The asking price of $485,000 and the apparent motivation of the seller makes this property worth a closer look for anyone seeking a place in Upper Tyrolean Village.

I am looking forward to having most of the weekend off since my birthday is on Saturday, March 8. If you try to contact me this weekend it will take a little longer than normal for me to respond to your e-mails and phone calls concerning the properties in Incline Village. Since I will be out of town until Monday, I would greatly appreciate it if you could hold off on any extraneous communications over the weekend. This is actually only the third weekend in the past year that I am not showing homes are condos in Incline Village and Crystal Bay, so it's going to be nice catching a little breather down in the foothills. I don't ski on the weekends anyways, so enjoying a little bit of warm weather and being able to see flowers bloom will be a nice contrast to the 6 feet of snow sitting in my driveway.

March 6th, 2008
It's going to be a very quick update on the Incline Village real estate market today as we have just one new listing and one property going into escrow. Since I'm not super excited about the new listing due to the lack of text and pictures, I'm going to skip ahead to the big news which is the property that went under contract.

I have never repeated an entry in my daily MLS updates but I feel in this case it is absolutely necessary that everyone have a chance to read the exact text that I wrote for the update on February 16 and 17. In that blog entry I highly touted the new listing at #13 Lodgepole Park as being the best value at low elevation. That is the property that went into escrow today, so you can see that high-quality properties at low elevation (if they are priced correctly) will always draw a lot of interest and a relatively quick offer. Below is the original Incline Village real estate blog entry for this property.

Our highlight of the day is the new listing in the rarely available Lodgepole Park Complex. Built in 1996 and located just two blocks from the beach, #13 is a three bedroom, 2.5 bath, 2632 ft.² freestanding condo. These units feature high-quality materials throughout and excellent construction. When you combine that with the fabulous low elevation walk to anywhere location you can see why these units change hands very infrequently. The asking price of $1,250,000 is right in line with the most recent sales and I anticipate this property will draw a lot of interest over the holiday weekend. If you like the Country Club Villas across the street from the Hyatt, then I would urge you to take a look at this new listing sooner rather than later. I can't show you a finer freestanding condo at low elevation.

*The absolute most important thing in the real estate business for any agent is your credibility. I rarely suggest that a property will sell quickly unless I believe it has all the right attributes and a very fair asking price. In those instances where I suggest that a property will draw a great deal of interest, I urge all buyers who are seriously looking at these low elevation, high-quality properties to contact me or risk missing out on the best values each year.

March 5th, 2008
We have three relatively significant price reductions as our only action on the Incline Village real estate market today. Our big mover of the day is the $60,000 price reduction for the recently updated three bedroom, 2.5 bath, 1504 square-foot freestanding condo at #76 Incline Crest III. Now priced at $515,000 this property is sure to get some more interest at the new price point. I hold the record at $474,000 for the most expensive property ever sold in this complex, but that was a much smaller unit at just over 1100 ft.² and it was in the most beautiful setting right next to the Creek and had been remodeled top to bottom with high-end materials.

Sliding $24,000 down to $475,000 is #5 Glenrock. This is a three bedroom, 2.5 Bath, remodeled end unit situated next to the 15th hole of the Championship Golf Course. Most of the properties in this complex are freestanding condos, so this is a rather unusual attached unit. The complex features a swimming pool and clubhouse and is very popular in the summertime. This 1680 ft.² unit is in one of the better locations with a modicum of privacy due to its proximity to the golf course.

Last up on the hit parade for today's Incline Village MLS update is 225 Pinecone Rd. Getting a redeployment of $45,000, this four bedroom, three bath, 1635 ft.² home was originally built in 1964 and has been remodeled. The new asking price of $1,250,000 is a move in the right direction. In my opinion this house is really a tear down and it is really up to a buyer to determine what the lot is worth.

March 4th, 2008
It was a super busy day for this Incline Village real estate agent as I was able to pull the deal together and put 721 Bunker Court into escrow late this afternoon. I would like to thank the listing agent for operating in such a timely and professional manner. Many of you will remember that I wrote about this property when it first came on the MLS just a couple of weeks ago. With an asking price of $1,250,000 and featuring a lot at just under 3/10 of an acre to go along with over 2800 ft.² of living space, this beautifully situated property backs up to the Mountain Golf Course and open space for one of the most pristine and private settings anywhere in Incline Village.

Our daily update for the Incline Village real estate market brings us 2 price reductions, two properties going into escrow and one transaction closing escrow. #89 Mountain Shadows is a nicely remodeled and tastefully furnished three bedroom, 2.5 bath, 1360 ft.² condo with two decks on opposite sides of the property so you can catch the sun any time of day. The final sale price of $410,000 is very reasonable for the quality and location of the unit and I think both the buyer and seller should be pleased with the outcome.

The other condo for sale going into escrow today is the elegantly remodeled three bedroom, three bath property located just one block from the beach at #21 Village Highlands. Priced at $1,499,000, this is arguably the most beautiful three bedroom condo within walking distance of the beach.

Checking out the two price reductions on the Incline Village MLS today, #3 Country Club Mall was reduced a smidgen under $500,000 to the new asking price of $498,000. The bigger mover with a $27,000 haircut is the duplex located at 1043 Tomahawk Trail. Now priced at $598,000, each unit contains three bedrooms, two bathrooms and over 1400 ft.² of living space, but there are no garages. The property is fully leased and the annual gross rents appear to be just over $33,000.

If anybody has suggestions for how I can gain weight I would be thrilled to hear them. Skiing yesterday knocked another 2 pounds off, and I really need to put on about 10lbs. before summer backpacking season rolls around. Sorry, I can't slow down my metabolism. I enjoy working out, skiing and doing squeezing in all sorts of athletic endeavors too much to just let myself be a couch potato for a couple of months.

March 2nd, 3rd, 2008
The past 48 hours brings us just a smattering of activity on the Incline Village real estatemarket. As soon as I learn Dreamweaver rest assured that I will be doing updates every single day like in the past. But, with a dearth of activity late in the off-season it seems like one update every 24 to 48 hours is sufficient at the present time. To paraphrase the New York Times slogan, at Inside Incline we provide you with "All the news that's fit to publish using the finest electrons possible".

I am sorry that there is no link to the price reductions today there's some kind of a problem with the MLS. Send me an e-mail if you would like me to attempt to e-mail the price reduction information directly from the MLS to you. I could not e-mail it to myself, so no guarantee that the system will be working properly.

The Incline Village MLS brings us 2 new listings, two price reductions and three properties going into escrow in the past two days. Let's take a look at the properties that went into escrow since all of them are at the lower end of the market and give us some insight as to what the value shopper is looking for. At the high end of the low end we have the tear down house at 172 Tramway fetching an asking price of $599,000. Most likely the buyer has some development plans for the property because I can't see how you could actually fix up this home which was built way back in 1964. 1022 War Bonnet is the lowest priced duplex in town at $499,000 and actually appears to get breakeven cash flow with only 20% down; truly an Incline Village real estate anomaly. #256 Ski Way Ridge which is a corner unit two bedroom, two bath, 1224 square-foot condo with underground parking has an asking price of $465,000 and also got an accepted offer today. The low-end has been the weakest part of our market lately, but each of these properties presented a special buying opportunity.

Both price changes today show me that these sellers are quite motivated and really do wish to get an offer for their respective properties. The seller of #139 Third Creek has finally positioned their property in line with the most recent comparable sales. I am very pleased to see this three bedroom, 2.5 bath, 1801 square-foot condo which backs up to the Creek, has finally come down from the dreamland price of $970,000 to the eminently reasonable asking price of $895,000. This property came on the market in June 2007 and had it been priced in euros, would be worth about 20% more today than when it was first listed. I think if you wanted to take globalization to the extreme, then sellers should be allowed to price their property in whatever currency they want. If you live in Europe, why should you be forced to price your property in dollars, why not euros. If you live in China, why can't you price your property using the Yuan ( I think that's the right currency). And if you live in Russia, there's no way that Putin is going to let you take money out of the country so just hang onto those rubles and rent a vacation home when you want to come to Tahoe.

The other big price reduction on the Incline Village real estate scene on this stunningly beautiful Monday in March is for the freestanding condo located up a gazillion steps at 1511 Tirol Dr. I love the listing agent and I know she gets a great workout going up to do showings and check on the place. If the TRPA would let you put in a chairlift, I think you could sell tickets just for the view. Dropping $100,000 and now priced at $599,000, this four bedroom, two bath, 1768 ft.² freestanding condo has spectacular Lake and mountain views and affords tremendous privacy.

I would like to be able to give you some insight on the home for sale in Incline Village located at 839 Donna Drive. But, without a microscope I really can't discern much from the pictures. Please make sure you go visit your ophthalmologist if you are suffering from eye pain after taking a look at the photos in that listing. I am much more intrigued by the condo that just came on the market at #62 Forest Pines. This is one of the rare 4 bedroom units in the complex and it is located very close to the pool and clubhouse, which could be a good or a bad thing depending on how you feel about that location. Priced at $649,900 this is arguably the lowest priced 4 bedroom condo within one block of Lakeshore. I am looking forward to previewing this property so I can give you a full report as to how much updating the place needs. Condos in this complex generally perform quite well on a vacation rental program, so if you have been looking at a two-bedroom McCloud in the $600,000 range you may want to fit this one into the mix.

February 29 - March 1st, 2008
I have been very busy working on a couple of new listing agreements along with showing homes and condos for sale in Incline Village the past few days. Check back later today or tomorrow for more information about my newest listing located at 341 Pine Place. This is a very rare property where you have just won house on the entire cul-de-sac. Buffered by national forest service lands to one side and a seasonal Creek, this perfectly level street at low elevation affords one of the best locations in all of Incline Village. Featuring three bedrooms, two baths, a one car garage, over 1800 ft.² of living space inside a completely remodeled home, the asking price of $989,000 makes this an eye catcher.

The activity has been rather light the past couple of days, so I only have one new listing and two price reductions to report for Friday's Incline Village real estate update. The new listing is a tear down located in one of the more unique settings at 1690 Pinecone Circle. This quiet little U-shaped street has a semiprivate beach for property owners and the asking price of $2,095,000 reflects the premium for enjoying this level of privacy. Anyone who would prefer to avoid the regular beach crowds in the summertime will enjoy this pleasant little strip of sand and the spectacular panoramic Lakeviews that accompany it. Just to be clear, there is no view from the house, you will need to walk down the street to the beach to enjoy that gorgeous Lakeview.

Both price reductions on the Incline Village MLS are for quality properties at low elevation. I cannot show you a more beautifully remodeled condo under $375,000 than the elegant little number at #59 Incline Manor. With two bedrooms plus a full bath crammed into 756 ft.², this little gem has a carport right outside the front door and is an end unit within walking distance of the Village Shopping Center. The new asking price of $364,900 should put this on the radar screen for anyone seeking a low elevation two bedroom property in Incline Village.

#195 McCloud was slashed $25,000 down to $610,000. This two bedroom, two bath, 1111 ft.² upper unit on the Incline Way side of the complex has been partially updated and tastefully furnished. Featuring a one car detached garage and within walking distance of the Incline Village Recreation Center and the beach, McCloud shoppers will want to put this one under the microscope for a closer look.

February 2008          Current Blog Entries