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INCLINE VILLAGE REAL ESTATE BLOG
Please e-mail Don with your questions or comments.
Incline Village Real Estate Blog Daily Updates For the Incline Village MLS
February 2008 March 2008 April 2008 May 2008 June 2008 July 2008
August 2008
May 28 - 29, 2008
I just listed 2 condos today, please check out the virtual tours by clicking the links below. Both of my sellers are very motivated and they have done a nice job preparing their properties for sale. The links for the new listings, price changes and closed escrows for Wed. 5/28 are above. The links for Thursday's activity on the Incline Village MLS are are few paragraphs below.
The Lake view condo at 99 Bitterbrush has been completely remodeled from top to bottom. I would be hard-pressed to show you a finer quality condo anywhere in Incline Village near the asking price of $675,000. High-end appliances, slab granite, hand scraped hardwood floors, remodeled baths, the list goes on and on. The beautiful furnishings in this condo are negotiable.
#288 Ski Way Ridge is by far the least expensive penthouse unit currently on the market. Priced at only $525,000, this condo is designed to sleep six or more people. The location less than one half mile from the Diamond Peak Ski Area makes this highly desirable for you skiers in the crowd. The underground parking garage is a very nice feature, making winter time access incredibly easy. And with an elevator taking you from the garage practically to the front door of your unit, this is one of the more conveniently located properties you will ever find in Incline.
99 Bitterbrush Virtual Tour
288 Ski Way Ridge Virtual Tour
Overall, the Incline Village MLS brings us four new listings, three price reductions and one property going into escrow today. I don't want to steal the thunder from my new listings, so let's move along to the price reductions because a couple of them are very noteworthy.
First up is the spectacular property with two homes located at 617 Lariat Circle. Featuring a total of five bedrooms, 5.5 bathrooms, over 4400 ft.² of living space, a four car garage and nice mountain views to go along with a few peeks of the Lake, this is a great property for entertaining and extended family gatherings. The new asking price of $1,950,000 is a $150,000 reduction and shows that the seller is seriously motivated and wants to sell this property pronto. I would be hard-pressed to show you a better value in the $2 million price range anywhere in the Incline Village real estate market.
If you have been searching for a low elevation home in Incline Village or Crystal Bay in the $600,000 price range most people would tell you that you are loony. Well your ship has finally come in. We've got a short sale for the home at 223 Robin Drive.
With an asking price of only $549,000, this remodeled home which was built in 1992 has a real mountain feel. You'll find three bedrooms, 2.5 baths, 1734 ft.² of living space and a two car attached garage. For less than the price of a two-bedroom McCloud condo you can own this residence situated on .197 acres. Located just a short walk from the post office and the Village Shopping Center, this is a rare opportunity to own a single family home at low elevation at a very reasonable price.
May 27, 2008
It's another late night for this Incline Village real estate agent as it looks like the summer pace is upon us a bit early. Although one look outside would make you think that it's closer to winter than the summer solstice. Gazing past the patches of snow at 8000', we have two new listings, two price changes, one property going into escrow and one property closing escrow on today's Incline Village MLS update.
It looks like the level of activity is picking up in the Bitterbrush complex. #4 sold at $539,000. This original condition unit features three bedrooms, two baths and 1270 ft.² of living space to go along with fabulous panoramic Lake views. With some good inventory on the market at very reasonable prices in Bitterbrush, I anticipate there will be several more sales during the remainder of 2008. These condos tend to provide the least expensive Lake views and the floor plans of most of the units makes them quite desirable.
Demonstrating further the popularity of Lake view properties in Incline Village and Crystal Bay, 705 Cristina got an accepted offer today. This three bedroom, 2.5 bath, 2800 plus square foot home on the eastern slope is situated on .367 acres. Priced at $1,238,000, when I saw this on the MLS tour a couple of weeks ago I had a hunch this was one of the better values in its price range.
Checking out the new listings and price changes on the Incline Village real estate market, for the first time in quite a while we have a second property for sale in the luxurious condo development known as The Pointe. Priced at $1,595,000, #3 is another of these beautiful Lake view condos with one level living.
May 26, 2008
It's not every day that one of my listings gets to be the headlines, but I'll take advantage of the privilege on this stormy Monday. If you have been following the Incline Village real estate market for any time you know how difficult it is to find a high-quality property in a good location under $1.5 million. Well, look no further. My new listing at 859 Golfers Pass Road was built in 1996 and features a gazillion upgrades to go along with three spacious bedrooms, 3.5 baths, a family room, 2827 ft.² of living space, a two car attached garage, nearly one third of an acre and an asking price of only $1,395,000. Click here to see the virtual tour
There was one other new listing and two minor price reductions on the Incline Village MLS today. With so much work to do and so little time, I'm going to pass on any further commentary this evening.
May 24 - 25, 2008
It wasn't quite the raging blizzard that we had two years ago on Memorial Day, but it's getting to be almost like a Tahoe tradition to have snow falling from the sky the same weekend they are running the Indianapolis 500. I'm going out for a hike on Sunday morning before more snow showers attack the Lake Tahoe basin. We might even get that very rare treat of mother nature known as thunder snow.
But before I head off into the wilderness, our Incline Village real estate update for Saturday, May 24, 2008 brings us four new listings (one of which is a repeat) and one property going into escrow. It was not at all surprising to see the very reasonably priced home at 965 Jennifer St receive an accepted offer. This three bedroom, two bath, 2344 ft.² home with a two car attached garage and a short level driveway was one of the best values in its price range. The easy access driveway mitigates the high elevation location along with the fact this property is only about two blocks from the Mt. Rose highway yet sheltered from the road noise by trees and other homes.
Leading off the charge into the new listings on the Incline Village real estate market we've got what looks like a nicely updated condo at #38 Third Creek. The other two bedroom units in the neighborhood could be getting a run for the money when compared to this two bedroom, 2.5 bath, 1500 square-foot property priced at $739,000. Located in one of the most desirable spots close to the swimming pool, spa, clubhouse, tennis courts and other amenities, I'm anxious to see this property.
If you are looking for a little more room in which to spread out, then the freestanding condo at 1396 Tirol Dr may be more to your liking. Boasting three bedrooms, 2.5 baths, a two car garage, over 2500 ft.² of living space and views of the Diamond Peak Ski Area and the surrounding mountains the asking price of $869,000 sure appears to give you a lot of bang for the buck.
Those of you seeking something a bit more luxurious may wish to contemplate #4 The Pointe. Considered the finest condo development in all of Incline Village, this elegant 3BR, 3BA, 2871 sq. ft. property features a 2-sided gas log fireplace in the master suite and 2 person jetted tub for those romantic escapes. Lakeviews from the living area, a semi-private pool and spa plus mail delivered to the front gate make this a very special place at $1,695,000. Underground parking garage and elevator complete the finer touches.
May 22 - 23, 2008
NEWS FLASH - MAY 23, 2008 - 12:08 p.m.
I just listed a beautifully remodeled chalet at 1325 Zürich Lane with an asking price of only $629,000. With fabulous views of the Diamond Peak Ski Area and surrounding mountains, this three bedroom, two bath, 1404 ft.² freestanding condo has a wraparound deck with a hot tub for your enjoyment. Click here to see the MLS info. Please contact me if you would like more information or wish to view this property.
Gazing from afar one would think that with seven new listings, one price reduction and two properties closing escrow I'd have a lot to talk about on today's Incline Village real estate update. But with several repeats on the new listing side, the only other excitement I have for you is the $100,000 price reduction for the elegant home located at 643 Second Creek. Now only $1,795,000, this 5760 ft.² home features four bedrooms, 4.5 baths, and quite possibly the most authentic French wine cellar in Incline Village. Spacious rooms, elegant interior and a woodsy setting make this a Best Buy in this price range.
This was one surprised Incline Village real estate agent on Thursday morning when I found myself waking up to a late May snowstorm. It actually snowed on and off throughout the day and night on Thursday, but I was determined to go on my afternoon hike since I've been putting in very long hours all week without enough exercise. I am in training for my upcoming trip to Yosemite, so it was a good workout hauling a 30 pound pack up the steep mountainside near First Creek.
I am very pleased to announce that I closed escrow for the home located at 612 - 14th Green. During the past nine months I have worked very hard with this particular set of buyers in an effort to find just the right property. We had written offers on a number of different places and were finally able to get the price and terms we were seeking for this fabulous property right on the Championship Golf Course. The final sale price of $1,370,000 is a far cry from the original asking price of $1,795,000 and well below the asking price of $1,575,000 when we wrote the offer. Many thanks to the listing agent for working diligently with me to bring both parties together and for smoothing out a number of important details during the course of the transaction.
The Incline Village real estate update brings us three new listings and two deals closing escrow on Thursday. I will have to be brief as I wrote an offer on Friday morning and have a number of business obligations this afternoon. I guess unless I stay up very late at night to write these updates, I'm going to get pretty far behind and I don't want that to happen.
Checking out the new listings on the MLS for this snowy Thursday, we've got a repeat for the gorgeous mansion at just over $7.5 million located at 755 Burgundy Rd. If that's a little beyond your budget, then the beautifully remodeled home at 632 Woodridge Circle priced at $1,139,000 may be more to your liking. Or, if you are trying to keep it under a million, you may wish to take a look at the three bedroom, 2.5 bath, 2500 plus square foot home at 824 Geraldine which is only $975,000. It's your good fortune that all of the new listings today are in the same property category so you will get the full blown MLS information from the link above and not the truncated variety when we have properties across multiple categories.
If you have ever wondered why sometimes you'll get the full blown MLS information and sometimes just a few pictures and a very brief description it's the way our MLS system works and I can't do anything about it, unfortunately. So, when the property links go to just one category (i.e. houses or condos or freestanding condos, not two or more of these categories), then you will see the complete MLS detail.
May 21, 2008
I built a web page with photos and info for #11 Country Club Villas, the Super Deal Alert property detailed below. Here is the link to the web page. Don't delay, some other agents already have showings lined up for their buyers this coming Memorial Day Weekend.
The password for today was productivity, as I accomplished an enormous number of tasks on this gorgeous post-thunderstorm Wednesday. Tuesday evening brought the first big display of thunder and lightning to the Lake Tahoe basin in 2008. For over two hours we were treated to the most spectacular sound and light show that mother nature provides in the Sierras.
Today's Incline Village real estate update brings us 4 new listings, 2 price reductions and 2 properties closing escrow. Congratulations to the listing agent who sold #107 McCloud for the very fair price of $577,500. Located about as close to the beach as you can get in this complex and with a nice peek of the Lake to go along with a few upgrades, this property was on the market for only a couple of weeks before getting an accepted offer.
The stunning new home under construction at 916 Tyner closed at $1,950,000. Four homes are being built along this stretch of road all with filtered Lake views and fabulous architecture to go along with the high-quality interior finishes.
2-21 Forest Pines leads off the price reduction list today and the $20,000 redeployment puts the new asking price at $555,000. I think this is one of the two best values in the complex at the present time. Anyone shopping for a three bedroom, two bath condo that is close to the beach will want to take a look at this property before the summer crowds arrive. Condos in this complex do great as summer vacation rentals and with a pool and clubhouse to enjoy along with endless parking it's a great place for family and friends to gather.
Checking out the new listings on the Incline Village MLS today only one really grabs my eye which is #6 Village Highlands. Located in one of the nicest settings in the complex, this spacious three bedroom, 3.5 bath, 2350 square-foot property features two wood burning fireplaces, soaring open beam ceilings and a two car attached garage. Located just one block from Incline Beach, the asking price of $1,295,000 makes this condo worth a look.
May 19 - 20, 2008
SUPER DEAL ALERT X TWO! - For only the second time in the 2 year history of this Incline Village real estate blog we have 2 very special new listings in the same day. These properties are at opposite ends of the spectrum, one is a fixer upper house on Lower Tyner and the other is an upgraded free standing condo in the Country Club Villas across the street from the Hyatt.
Leading off today's hit parade is the rarely on the marke,t free standing condo, at 11 Country Club Villas. Partially updated with logs, timbers, granite and other mountain style touches, the asking price of $1,195,000 is relatively reasonable. The seller is motivated so don't delay on this one, it won't last long. The last property in this complex to come on the market went into escrow in only 2 weeks and it was not as nice inside and didn't have this location. Here's the link to the MLS info, I plan to shoot more pictures on Tuesday afternoon. Contact me ASAP if you have any interest in this property.
With an asking price of only $680,000, the 3BR, 2BA, 1,976 sq. ft. home at 659 Tyner Way has some great upside potential. You get a decent peek of the lake, the property has a big 2 car garage, mud room, and maybe a hot tub? (one was there the last time I saw the house prior to foreclosure). This place needs work and since the bank was foolish enough to turn down a $700,000 all cash offer with a 10 day close just before this became an REO, maybe cooler heads will prevail this time. A word to all the lenders, appraisers and agents in Reno (who are not full time Incline Village agents or affiliates). You don't know our market and the moron among you who told the bank way back when I wrote the offer that the house was worth $850K just shows that person's ignorance. The house next door at 657 Tyner is bigger, nicer, updated, better floor plan and priced at $899K. Just what were you thinking????
Overall, we had 5 new listings (3 were repeats), 6 price redeployments, 1 property going into escrow and 1 property closing escrow. The only other news worthy of comment today is the monster $145K price reduction for the remodeled home at 551 Lantern Ct. Tastefully elegant, located on a quiet cul-du-sac, this 3BR, 2.5BA, 1,876 sq. ft. property features a 2 car garage with a huge storage loft. Plenty of room to store all your athletic gear and those pesky accumulations of stuff. Now offered at only $950K, it's the best deal in this neighborhood.
The last tidbit of commentary on the Incline Village real estate market today brings us to the home at 502 Jensen Circle that closed escrow today. Originally priced at the laughable number of $799,000 (and none of us other than the original listing agent have a clue as to what inspired that asking price) the property closed at around lot value, $612,000. Fixer upper or tear down, take your choice, buyer and seller both got a fair deal at the final sale price. Congratulations to the second listing agent who got the seller to reduce the asking price to 699K and then worked with them to make the deal fly.
Way to go Bridget!
May 15 - 18, 2008
NEWS FLASH: Sunday - May 18, 2008 - 9:15 p.m. Pacific Time
I just received the Incline Village MLS info for the new listing at 1069 Mill Creek. I had a sneak preview of this property recently and it's a very good value at $1,239,000.
4BRs, 3BA, 4 car oversized garage (you could park a bus or giant RV inside), 1,000 sq. ft. master suite, nice upgrades, could use a bit more work to finish the interior. This is a low elevation gem that anyone who owns a boat or RV will want to take a look at.
The only action other on the Incline Village real estate scene on Sunday is the new listing at #21 Montclair. This 3BR, 2.5BA, 1440 sq. ft. free standing condo is priced at only $439K making it one of the best values in this price range. The regular weekly update will appear on Tuesday, instead of Monday due to my travels in the mid-west.
The Incline Village real estate updates are going to be a bit sporadic from Saturday through Monday. I'm visiting my ailing 84 year old mother in Chicago for a few days and won't be able to do my usual detailed commentary until I return to Incline on Tues.
On Friday and Saturday we have a total of 9 new listings (most of which are repeats), 2 price alterations, 2 properties going into escrow and 1 property closing escrow. My congrats to the listing agents for #66 Bitterbrush, the final sale price of $760K is right at fair market value for this rare lakeview condo with 3BRs, 2.5 baths, garage and carport.
Since none of the new listings or price changes do anything for me, I'm going to invite you to check out the links above and enjoy the update from Thursday, below. If you have not read my May Newsletter, the analysis for both buyers and sellers is very timely.
We had one of our biggest days for activity on the Incline Village real estate market in the past few weeks on Thursday. The MLS brings us eight new listings (3 of which are repeats), 1 price reduction, two properties going into escrow and three transactions closing escrow.
Taking a quick look at the three properties that closed escrow, first up is the home located at 880 Freel's Peak in the Lake view subdivision which sold for the very reasonable price of $1,150,000. Whether this house is a remodel opportunity or a teardown is in the eye of the new owner, but the location is fabulous and the nearly level .45 acre lot gives you plenty of coverage for that low elevation dream home.
The Super Deal Alert at 624 Tumbleweed (four bedrooms, three baths, two car garage, over 2300 ft.² of living space) sold at $690,000. I hope no one really wants to use this as a comp since the buyer got an incredible deal due to the seller's extreme motivation for personal reasons. This place was a rare gem and I would like to offer my congratulations to the agent who represented the buyer for moving swiftly and getting their clients a great property.
As a contrasting sale, the older and slightly smaller home at 1008 Galaxy Way (it was built in 1976) closed escrow at $820,000. With three bedrooms, 2.5 baths, and a smaller lot than the house on Tumbleweed, you can fully appreciate what a great deal the buyers of 624 Tumbleweed got on their purchase.
I am very pleased to see that the home for sale in Incline Village at 981 Galaxy Way got an accepted offer. The asking price of $789,000 was quite reasonable and I will be very interested to see what the final sale price is. The beautifully remodeled home at 1060 Oxen which had the price reduced to $999,000 last week also got an accepted offer. Both of these properties show that when a single family home in Incline Village with a good floor plan and decent location is priced close to fair market value, there is sure to be a fair amount of interest.
There are only two new listings on the Incline Village MLS that piqued my interest today. At opposite ends of the spectrum and starting out at the more moderate price point of $569,000, we have a three bedroom, 2.5 bath, 1640 ft.² chalet at 1236 Styria Way. The property is located in upper Tyrolean Village and offers fabulous views of the Diamond Peak Ski Area. This end unit looks pretty much original inside but appears to be very well maintained.
If you have a little more cash in your bank account and the nearly $8 million price tag is within your budget, then you may wish to take a look at the new listing at 727 Champagne Rd. At over 8600 ft.², this panoramic Lakeview home features five bedrooms, five full baths, two half baths, a three car garage and a lot over one acre in size. With a stunning interior and a very private setting, this is one of the more spectacular properties for sale in Incline Village and Crystal Bay.
Wrapping up the day is our one lonely price reduction for #11 Tahoe Palisades. It looks to me like the seller has finally realized that the condition of the property warrants a significant price change and the new asking price of only $569,000 makes this an eye-opener. If you're looking to take on a fixer-upper project I would have a hard time showing you a better value in this price range at the present time.
I'd like to take a moment to talk about statistics and trends, since the Incline Village real estate market is a micro-market that is not your average residential real estate area. It seems that a few of the other agents in town are putting statistics on their websites that tend to obfuscate the actual market conditions for real estate sales in Incline Village and Crystal Bay.
Lake Tahoe has a number of different real estate markets and you can't lump them all together. One website is talking about average prices at Lake Tahoe when we all know that averages are completely meaningless up here. A few very high priced properties or sales of some low end fixer uppers can skew average prices dramatically. Also, you need enough sales to determine the trend for median prices in any given year.
Take for example the sales of single-family homes in Incline Village in 2008. So far, 23 homes have closed escrow. Only four of these sales have been close to the median price for 2007. All of the other sales have been either far above the median price or far below. What this tells me is that the wealthy can afford anything and that is why we are seeing lots of high priced properties sell, while the bargain hunters are picking up the fixer uppers on the low-end where they feel they can get a greater rate of return on their investment.
The fact that only 4 homes anywhere near the median price have sold tells me that the average Incline Village buyer is waiting for a good deal and not just throwing money at anything that gets listed. Until we have at least 50 homes close escrow, we won't really know if the median price is trending up or down. Based on my analysis of the market, I don't anticipate much movement in the median price by the end of the 2008 versus 2007.
The bigger issue is the rate of sales. At the end of the first quarter of 2008 the total number of units sold (houses, condos and freestanding condos) was down 50% versus the first quarter in 2007. However, during the month of April we have seen a significant increase in sales and at the present time unit sales are down only 30% versus the first four months in 2007. A lot of agents in town are experiencing an increase in showing activity and are writing more offers. That tells me we can anticipate finishing 2008 with total unit sales close to or slightly below the total for 2007.
While we have seen a tiny uptick in the number of distressed properties in Incline Village and Crystal Bay, properties in default or some stage of foreclosure still make up less than one quarter of 1% of the housing stock. Virtually all of the property owners here have the staying power to ride out any economic downturn. We will see the occasional great value, but don't expect markdowns like you would find at Ross or other discount clothing stores.
May 13 - 14, 2008
It's been another intensely long but very productive day for this Incline Village real estate agent. I don't have much for you with today's MLS update as the 1 new listing is a repeat and of the 3 price reductions only the one for 116 Crystal Shores at 100K on the downside is worth any ink. Enjoy the update from yesterday, I'm gonna give the keyboard a rest after pounding on it heavily all day.
We've got one showstopper today headlining the Incline Village real estate update for this sunny Tuesday. The spectacular Lakeview home at 592 Tyner features 6100 ft.² of living space carved up into five bedrooms, four full baths, two half baths, game room and family room. Located in one of the nicest parts of the lower Tyner subdivision and with a seasonal Creek right nearby the asking price of $3,099,000 has this on my list to preview on Wednesday. If you have any interest in this property, please contact me as there are very few quality homes in this price range with this good of a Lake view.
This link to my listing at 74 McCloud will take you to the Virtual Tour. The link above today's update will take you to the MLS info. We closed escrow on Monday at $555,000 for this mostly original 2BR, 2BA condo.
Rounding out the offerings on today's Incline Village MLS we had a total of three new listings (one of which is a repeat), and two rather ho-hum price reductions. If you don't have $3 million in your budget for a property in Incline Village, then maybe you want to take a look at the freestanding condo located at 824 Northwood. Often referred to as the budget version of the Country Club Villas, this is actually a pretty nice property with three bedrooms, 2.5 baths, two car attached garage and just under 1900 ft.² of interior space. The loft is great as an office, extra sleeping area for guests or an art studio. The asking price of only $759,000 makes this one of the better values in this price range.
May 12, 2008
The week is off to a rousing start on the Incline Village real estate scene. We've got two new listings (one of which is a repeat), five price changes, one property going into escrow and two properties closing escrow today.
I am very pleased to announce that my listing at #74 McCloud closed escrow late this afternoon. This two bedroom, two bath, mostly original lower unit sold for the very reasonable sum of $555,000. The most remarkable thing about this transaction is that the purchase agreement called for a 35 day escrow period and we ended up closing in only 14 days. Everyone involved from the home inspectors, to the lender and the title company along with myself and the buyer's agent worked together to coordinate our efforts. (The MLS info will be posted in Tuesday's update)
The other property for sale in Incline Village that closed escrow today is the very cute place located at 578 Knotty Pine. This three bedroom, two bath, 1679 ft.² home sits up on a little knoll in the woods on a spacious .43 acre lot. The final sale price of $750,000 shows that even without a garage and only a tiny view, properties still hold their value quite well in the lower elevation subdivisions.
Checking out the new listing on the Incline Village MLS those of you looking for a remodeled chalet will want to take a gander at 1329 Thurgau Ct. The previous owner was a contractor and he did the most incredible high end remodel in this cozy 1152 ft.² freestanding condo. Featuring a very quiet setting on a tiny little cul-de-sac, this three bedroom two bath property boasts hardwood floors, custom cabinets, a spacious deck and fabulous views of the mountains and the ski area. The asking price of $639,000 may appear a little bit high on face value, but you have to see the interior to truly appreciate the quality of the craftsmanship and the superior materials used throughout.
There are two price changes that are worth consuming a few electrons in today's commentary. In the upper nosebleed section at 965 Jennifer St we have a $50,000 price reduction for this three bedroom, two bath, 2344 ft.² home with a two car attached garage and short level driveway (which is critical up in the snow belt). Now with an asking price of only $749,000 this could be one of the best values at this price point.
One of my favorite properties, the tastefully designed and partially updated home at 657 Tyner is now a mere $899,000. With three bedrooms, three full baths, a large family room, storage room, workshop, bocce ball court, chairlift swing and a two car attached garage that allows you to haul the groceries straight into the kitchen, I anticipate this property will get a lot of action in the near future.
May 9 -11, 2008
It looks like most people have plans for Mother's Day weekend that don't involve the Incline Village real estate market. With the only activity on Friday and Saturday being 2 new listings (one of which is a repeat), and two price reductions, I think everyone should get out and enjoy the sunshine after quickly perusing today's commentary.
It's taken almost 2 years, but the home for sale at 387 - 2nd Tee Drive has now finally been reduced to a reasonable asking price. The latest slashing of $135,000 brings the new offering price to $2,050,000 for this 5388 square-foot remodeled home on the eastern slope. Featuring six bedrooms, 5.5 baths, and a filtered Lake view, the spacious floor plan makes his home perfect for those large family gatherings. If you are shopping in the $2 million price range I highly recommend taking a look at this property.
The seller of #41 Northwood Estates must be getting very motivated with the latest price reduction bringing this property down to $374,000. With three bedrooms, 2.5 baths, a carport and a central location that puts you within walking distance of everything, this condo is now priced to sell.
Our only true new listing today is for an inside unit at #18 Creekside West. This three bedroom, 2.5 bath, 1332 square-foot condo has been updated and that's reflected in the asking price of $469,500. Without further adieu, I think I'll go back to getting my desk cleared off and hope that Monday brings more interesting new listings and price reductions so that I can get a little more creative in my writing.
May 8, 2008
3 new listings, 8 price reductions and a lot of sunshine are what greet us on the Incline Village real estate scene today. Three of the price reductions are big movers starting with a $100,000 alteration for the very nicely remodeled home in the Mill Creek subdivision at 1060 Oxen. This is a darling three bedroom, two bath, 1288 ft.² home just a couple of blocks from Lakeshore Drive. The new asking price of only $999,000 makes this the most livable property under $1 million in this part of Incline Village.
The beautiful new construction at 574 Chico Ct was the recipient of a $104,000 price change to the benefit of shoppers today. With 2690 ft.² of elegant living space, this three bedroom, 2.5 bath home offers a peek of the Lake on its .191 acre lot. Now priced at $1,295,000, buyers searching for a high quality home in a woodsy setting may wish to take a closer look at this property.
The stunningly remodeled home for sale at 629 Village Blvd. took a $50,000 hit and is now a very reasonable $1,525,000. If you're looking for a place that will make a great vacation rental or if you just have a large extended family, the floor plan and location make this one a winner. There is enough granite to cover one face of El Capitan and the beautifully contrasting hardwood floors will captivate the senses.
Only one new listing on the Incline Village MLS really catches my eye today. I don't usually get much of a surge in my heart rate from properties in this neck of the woods, but the new listing at 924 Wendy Lane - #A is definitely worth a look. This property is located in a tiny complex without a name and features two bedrooms, two baths, a one car attached garage and 1352 ft.² in which to stretch out. I think the asking price of $559,000 is pretty reasonable on face value especially since the property has been remodeled and you have Forest Service land across the street. It's pretty hard to get this much privacy at a relatively low elevation, and the short level driveway alone is worth something, especially if you plan to live here all year round or at least show up during ski season.
May 7, 2008
There is not a lot of excitement to report on Wednesday's Incline Village real estate update. We had four new listings (three of which are repeats), two price reductions and one property going into escrow. I think the seller of #143 Third Creek should be pleased that they got an acceptable offer since they are competing with a couple of other two-bedroom units on the market. I'm sure the wonderful location near the creek itself had a lot to do with the desirability of this two bedroom, two bath condo priced at $698,000.
May 6, 2008
It was another spectacular spring day in Incline Village and the real estate update brings us one great price reduction to brighten things even further. Since all 4 new listings were repeats, we can focus our attention on the beautifully remodeled PUD at 1372 Tirol Drive. Falling $100K down to $1,080,000, I don't think you could build this 5BR, 3BA, 2900+ sq. ft. property for the asking price. High end everything, great views of the ski area and a 2 car garage to boot.
The Incline Village MLS tour had one eye opener today. 446 - 1st Green at only 899K and situated on .76 acres has super upside potential. Sunny location, peek of the lake, gentle driveway, and a real mountain feel make this one a special value for you fixer upper seekers.
May 3 - 5, 2008
Another late night here on the Incline Village real estate scene with 3 new listings (2 are repeats) and 1 property going into escrow for your dining pleasure. I'm preparing for a long day on Tuesday, so we'll quickly gloss over the lakeview free standing condo at 1119 Altdorf Terrace before I call it a night.
With 3,491 sq. ft. of living space and a 3 car attached garage, this 4BR, 3.5 bath property is partially updated. Situated at the end of a quiet cul-du-sac, the asking price of just under $1.5 mil. has me thinking it's got a pretty darn good lake view.
It's been a rather hectic weekend for this Incline Village real estate agent. So, I want to apologize for being a day behind on the regular MLS updates. We didn't have any action on Saturday to report, so here we are catching up on Sunday on Monday.
We've got four new listings (two of which are repeats), three price reductions and one property going into escrow on the Incline Village real estate update for this springlike day on the North shore. With the streams flowing, the birds chirping and the sun quickly moving high in the sky you can feel that summer is right around the corner. There was even a brief thunderstorm on Sunday afternoon to remind us that Mother Nature is always the one in charge.
Leading off the headlines for the new listings today is the beautifully remodeled home at 794 Golfer's Pass Road. Priced just under $2 million, this 3636 ft.² home located on the fifth green of the Mountain Golf Course boasts four bedrooms, four full baths, and a two car attached garage. Situated on a level a lot that is 3/10 of an acre this home looks perfect for entertaining while offering a warm mountain feel. I think the asking price looks pretty reasonable on paper and I am very much looking forward to previewing this home on the weekly MLS tour.
If a condo within walking distance to the beach is more your style then take a closer look at #2 Alta Village. Priced at only $839,000, this three bedroom, three bath, three-story condo is located near the intersection of Southwood and Village Blvd. Featuring 2025 ft.² of living space and numerous upgrades including slate floors, granite counters and a jetted tub, anyone shopping for a low elevation condo will want to take a look at this place just 2 blocks from Incline Beach.
There were two very significant price changes on the Incline Village MLS on Sunday. It looks like the seller of 678 - 14th Green is getting more motivated having whacked the price $145,000 down to the much more reasonable number of $1,150,000. If you like stone tile, granite and natural wood, then take a gander at this property located near the Championship Golf Course.
The stunningly remodeled supersized lakefront condo at #58 Lakeshore Terrace was reduced nearly $300,000 and is now priced at $3,598,000. Words cannot describe the spectacular interior and incredible panoramic Lakeview. Those of you shopping in the lakefront complexes will want to put this property on your short list if the price is within your budget.
May 2, 2008
Even though we are in the shoulder season when there is a slowdown in the number of visitors to Lake Tahoe, we are continuing to see an up-tick in sales activity. The Incline village real estate update brings us six new listings, two properties going into escrow and for the first time in recent memory, no price changes on a Friday.
Since four of the new listings on the Incline Village MLS are repeats and the fifth one does not excite me, let's take a look at the one new listing that is sure to grab a lot of attention. #8 Village Estates is a very rare condo in a tiny, well maintained complex just a stone's throw from Lakeshore Drive.
We have not seen a condo in this complex come on the market in many, many years. With 3BRs, 2.5 baths, 2100+ sq. ft. of living space, 2 car garage and a peek of the lake, this condo will likely get an offer in the next week or two. The asking price of $1,350,000 is based on the location, floor plan and view, along with the rarity of these units. It's supply and demand at it's finest, so anyone who wants to be close to the beach in a quality property will want to contact me pronto, or risk missing out on this gem.
May 1 , 2008
It was another stunningly beautiful day on the N. Shore of Lake Tahoe. It was a glorious day for anyone looking at Incline Village real estate, especially properties with a view. I would love to have spent the day hiking or enjoying the view from the beach, but the 4 deals in escrow and the counter offer I'm involved in made me focus on the work at hand.
We've got 5 new listings (3 of which are repeats), 1 price alteration and 3 properties closing escrow. Taking a look at the properties that sold, the house under construction at 910 Tyner Way closed at the full asking price of $1,950,000. That's a pretty high price for a high elevation home, so something tells me the setting and quality of the future interior finishes are going to be pretty special.
The beautifully remodeled home at 22 Somers Loop sold for $3,500,000 once again showing that the high end is the strongest part of the Incline Village real estate market. This was the least expensive lake front home in our market and the interior remodel was both tasteful and elegant. Too bad the locals in Crystal Bay didn't all go in together to buy this place as their own private beach. So, it looks like the litigation involving the residents of Crystal Bay seeking access to Incline Village beaches lost an easy solution.
It looks like we've got a nice investment opportunity with the new listing at 466 - 1st Green. This 4BR, 3BA, 2,376 sq. ft. home was built in 1983 and looks pretty original. Huge .77 acre lot, 2 car attached garage, peek of the lake and a prestigious East Slope location make this high on my priority list to preview. I want to alert all of my buyers seeking a fixer upper, the asking price of $899,000 makes this property worth a closer look. The lot value is probably close to 900K, so I anticipate this home in Incline Village will get a lot of interest.
February 2008 March 2008 April 2008 May 2008 June 2008 July 2008
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