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
January 2009 February 2009 March 2009 April 2009
February 2008 March 2008 April 2008 May 2008 June 2008 July 2008
August 2008 September 2008 October 2008 November 2008 December 2008
Daily Blog Update - May 30 - 31, 2009
While the Incline Village real estate market was not a frenzy of activity this weekend, I was quite busy doing open house, showing property and working on another new listing. The Incline Village MLS brings us a total of four new listings (two of which are repeats), one price adjustment and one property going into escrow.
Getting an accepted offer is the Lakeview condo at #334 Burgundy Hill. Priced at only $329,000 this is a one bedroom, two bath, 1064 ft.² condo with radiant hydronic heat and a nice south facing deck from which to enjoy that lovely view of Lake Tahoe. This property will set the benchmark for the Burgundy Hill and Ski Way Ridge complexes for the upcoming 2009 summer selling season.
Moving in the right direction is the $100,000 price reduction for the home situated on the Mountain Golf Course at 807 Snead Ct. This is a four bedroom, four bath, 2494 ft.² home at the end of a cul du sac in a very desirable neighborhood. The new asking price of $1,050,000 makes this much more palatable for anyone shopping for a golf course property.
Checking out the new listings on Incline Village real estate scene we've got what is supposed to be a remodeled home at 557 McDonald. I wish there were more interior pictures so I could give you a better analysis, so I guess I will have to just hope that this property is on the MLS tour on Tuesday. Priced at $965,000 and located on nearly 1/2 acre adjacent to a year-round creek, you'll find 2685 ft.² living space divided up into four bedrooms, 2.5 baths and a family room for your entertaining pleasure. Nice low elevation location and just a short jaunt into the center of town make this property worth a look for anyone shopping in the Woods subdivision who wants to keep the price tag under $1 million.
Daily Blog Update - May 29, 2009
After taking a three day mini-vacation down the east side of the Sierras, this Incline Village real estate agent is back in action bringing you the latest news direct from the MLS. We've got five new listings, six price reductions and two properties closing escrow scattered in between the occasional thunderstorms on Friday.
Working our way from high elevation down to low, we start things off at 947 Dorcey Dr. This three bedroom, 2.5 bath, 2062 ft.² home on a large level lot is offered at $729,000 which is $260,000 below the asking price when this property originally hit the market in the summer of 2006. This property was on and off the MLS in 2006 and 2007, and now it looks like the seller has pegged a much more realistic number on this place. Worth a look if you are shopping in this price range, especially if you have a family because there is a pretty nice yard for kids to play in.
A little bit further down the mountain and commanding a much higher asking price at just under $1.8 million is the gorgeous home located at 710 Birdie Way. Just a stone's throw from the Mountain Golf Course, this five bedroom, 3.5 bath, 3828 ft.² home was built by one of the best local contractors for his own family. You will find high end finishes throughout the property to go along with the quiet cul du sac location.
Dropping down to an elevation below 7000 feet we find the tastefully remodeled home at 567 Valley Dr. This four bedroom, 3.5 bath, 2618 ft.² home features peeks of the lake, an outdoor hot tub and a great floor plan. You've got the option of one level living since the master suite is on the entry level along with the powder room, living, kitchen and dining areas. Downstairs you'll find a spacious family room with a sliding door out to the deck and hot tub, laundry room, three more bedrooms, two baths and ample closet space. This home in Incline Village also has an oversized two car garage connected to a short level driveway and under the garage is one of the most gigantic storage spaces I've seen in recent memory. Priced at $1,149,000 this should be on the radar screen for anyone shopping in the under $1.2 million price range.
The two noteworthy price changes today on the Incline Village real estate scene are both low elevation properties, one for you condo shoppers and one for you luxury home buyers. Breaking under the $700,000 price point for the first time in several years is the three-bedroom, 2.5 bath, two story condo at #161 McCloud.
At the upper end of the spectrum we have the gorgeous newer construction completed in 2007 at 1555 Pine Cone Cir. It's not everyday that you see $1 million whacked off the asking price of a property for sale in Incline Village but that is exactly the case with this low elevation luxury home. You get access to a semiprivate beach to go along with six bedrooms, 6.5 baths, 7850 ft.² of living space and a deluxe interior that rivals the high-quality properties on Lakeshore Drive.
Closing escrow today on the Incline Village MLS is the bank owned property at 996 Tyner Way. Regular readers of this column will remember this property as the one that had twentysomething offers when it came back on the Incline Village MLS as an REO at $355K. Whether this property just needs some work or is a tear down is something that the new owner will have to decide based on their own evaluation. Those factors along with the upper nosebleed elevation resulted in the final sale price of $460,000 for a home that in mint condition would be worth somewhere around $1.2 million.
Wrapping up the action on the Incline Village real estate update today is the sale of 914 Jennifer St. The closing price of $640,000 is very fair for this upper elevation home with overwhelming amounts of stone tile flooring and a rather unusual floor plan. I think that the buyer got a very good deal and some people in the audience will consider it an amazing deal when you take into account that the original asking price for this property was over $1.1 million back in the summer of 2006.
This should be a good example for all sellers that if you don't price a property correctly from the get-go you'll end up going through multiple price reductions and you might end up changing listing agents one or two times. I think all sellers need to evaluate their property in relation to current market conditions and ask a price that is appropriate for 2009, not 2004 or 2005. If you dramatically overprice a property in Incline Village or Crystal Bay you will scare away the agents and buyers instead of creating the necessary level of excitement to generate showings and offers.
I've put together proposals for a few sellers recently where we have not been able to agree on the price, so this Incline Village real estate agent won't be getting those particular properties as listings. I can only wish the best of luck to the ultimate listing agents on these places where the sellers and I did not see eye to eye on the asking price for the property.
Daily Blog Update - May 28, 2009
Just a quick synopsis of the Incline Village real estate market today as we have 4 new listings (all repeats) and 5 price changes to consider. The only excitement on the new listing front is the change of agents and big 48K price slashing for #22 at 1000 Lakeshore. This 2BR, 2BA condo is now a bargain at 450K and it comes with a 1 car garage. If you've been waiting for a good deal on a "walk to the beach" condo, check this one out before it disappears.
It was another spectacular day on my mini vacation along the east side of the Sierras. For the first time I had a chance to take the detour east of Big Pine and drove up to see the world's oldest living things; the Ancient Bristlecone Pine Forest. Only a handful of people were up at the trailhead at 10,000' and it was quite a special experience to wander among the oldest trees on the planet. Living in a very stark landscape and getting exposed to extreme temperatures and weather, these hardy trees really give you a perspective on our short, mortal lives here on earth. Dramatic views of the Sierras rising up to 13,000+ feet to the west and approaching thunderstorms made for quite a spectacle!
Daily Blog Update - May 27, 2009
This Incline Village real estate agent took a little break and drove down Hwy 395 to Mammoth Lakes. It was a spectacular ride down the east side of the Sierras today with stops at the ghost town of Bodie, Mono Lake, June Lake and then arriving in Mammoth. The ski area is still open, but the town is pretty empty with this being the shoulder season after the Memorial Day holiday.
The Incline Village MLS brings us 5 new listings, 4 price changes and 1 property going into escrow today. The news that dwarfs everything is the new listing at 84 Third Creek.
I was stunned to see this 3BR, 2.5BA, end unit come on the market at a price of only 698K which appears to be way under fair market value. We have not seen this low of a price on a 3BR in Third Creek in over 4 years. If you have any interest in this property please call me pronto at 775-831-7000.
Even though I'm traveling on the east side of the Sierras until Friday or Sat., I still have sporadic cell coverage, but little access to e-mail. So, ignore my outgoing phone message and leave me a voice mail and I'll return your call as soon as possible. If you've been waiting for a great deal in 3rd Creek, don't hesitate on this one.
Click Here to See the Detailed MLS Info
Daily Blog Update - May 26, 2009
We are going to breeze through the Incline Village real estate update tonight as I'm wrapping up some work and getting prepared for a mini vacation. It's time for a late spring journey south On Hwy. 395 along the east side of the Sierras to enjoy one of the most spectacular drives in North America. Since I started working at six this morning and were now pushing 9 PM, I think it's time that I pack some clothes and get prepared for the morning departure.
The Incline Village real estate market brings us one new listing, three price reductions and two properties closing escrow today. I would like to congratulate the new owners of the lovely home situated at 591 Rockrose. This is a beautiful home in a woodsy spot next to Second Creek that was a bank owned property. The final sale price of $775,000 appears to be a bargain on paper, I just hope they remember to use the heated driveway feature.
I'm not sure what it is about steep driveways, but competing for the downhill ski slope competition is the other property that closed escrow today at 937 Jennifer St. The final sale price of $490,000 is a realistic fair market value for this property considering the location and the potentially difficult access in the wintertime.
High end Lakeview shoppers may wish to consider scouting out the property at 405 Tracy Ct. which got a mammoth $700,000 price reduction today. Now reduced to just under $5 million, this five bedroom, 6413 ft.² property is worth a look when you're in the neighborhood checking out my listing not too far away at 905 Tyner.
Rounding out the action on the Incline Village MLS today is a new listing that will also appeal to the individual who is seeking a high elevation Lakeview home. Priced at $3.7 million, the 4 bedroom property at 590 Pinto Ct. is situated on a quiet cul-du-sac at the upper reaches of Lower Tyner (around 7200'). OK, time to pack some clothes and get some shuteye before that journey down the highway on Wednesday morning. I'll try to post some pictures along the way if my 3G card is working properly.
The next update will be on Saturday night or Sunday, but if possible I'll provide updates each night in between, Internet connections permitting.
Daily Blog Update - May 25, 2009
Just one property going into escrow today on the Incline Village MLS. The general real estate market took a bit of a breather on this Memorial Day holiday. After knocking out some work early this morning I actually had time to go on a hike and then late in the day enjoy some time at the beach.
Getting an accepted offer today is #4 Mountain Shadows. Priced at 464K, this is a nicely remodeled 3BR, 2.5BA, 1,280 sq. ft. condo. One of the better quality units in the complex, this will be a benchmark property for 2009 in Mtn. Shadows.
Daily Blog Update - May 24, 2009
It was a busy day for this Incline Village real estate agent as I was out showing property this morning and meeting with a prospective seller this afternoon. The MLS brings us just 3 price changes, none of them mind numbing.
The only real action to report on this gorgeous holiday weekend is the $24,000 reduction at #348 Burgundy Hill. Now priced at only $495K, this is a 2BR, 2BA, lakeview penthouse condo. I can't show you a better view at this price anywhere in Incline Village or Crystal Bay. Yes, the HOA dues are kind of high, but I think this association is trying to avoid the big assessment that hit the folks next door at Ski Way Ridge by banking some $$ for long term capital expenses.
Daily Blog Update - May 22 - 23, 2009
We have a healthy dose of action to report on the Incline Village real estate market for the past two days. With four new listings, a total of seven price alterations and one property going into escrow it's nice to see a little bit of activity to start the holiday weekend.
While South Lake Tahoe and Tahoe City might see a significant amount of tourist traffic over Memorial Day, most of the people coming to Incline Village are property owners opening up their places for the summer season. I'm not sure how well the other Incline Village real estate agents did at their open houses today, but I took a little bit of time off to hit some golf balls and enjoy this beautiful summer weather.
Getting an accepted offer today is my broker's own personal listing at #18 Crystal Shores East. This is a beautifully remodeled 1440 ft.² lakefront condo with a spectacular panoramic Lake view. Featuring three bedrooms, three full bathrooms and a location that 99.9% of us can only dream about, it also makes a fabulous vacation rental property.
Checking out the price reductions today on the Incline Village real estate scene we've got a 50K slashing down to $290,000 for the property that holds Ernie's Bakery at #65 Country Club Mall. If you've got a little more change jingling in your pocket, then you have a choice between a moderate elevation property with a very steep driveway or a high elevation home with a short level driveway.
The three bedroom, two bath, 2200 ft.² home at 664 Tyner was reduced $102,000 and is now much more palatable at $788,000. I never understood the original asking price of $999,000 on April 1, 2008, because I know my personal residence is worth more than this place and I don't have a million dollar home.
Panoramic Lake view shoppers will want to take a close look at 807 Jeffrey Court. At just under $1.2 million, the $100,000 price reduction for this property shows that the seller means business. You get three bedrooms, two baths, 2016 ft.² of refurbished living space and a very easy driveway for a high elevation home. Perched at the end of a quiet cul-du-sac, anyone looking for a Lakeview home in Incline Village or Crystal Bay at a reasonable price will want to check out this property.
Luxury buyers will be pleased to see the very substantial price reductions for the properties at 732 Lakeshore and 936 Lakeshore. The new construction at 732 is absolutely stunning and this is a wonderful place for entertaining. The walk to Burnt Cedar Beach is just a stones throw away. At only $4,650,000 I think you would be hard-pressed to purchase the land and rebuild this gorgeous home at that price, so I don't see the developer making a killing on this one. Originally priced at $6,500,000, anyone shopping in the $5 million price range for a property in Incline Village will want to put this on their short list.
Taking a quick look at the new listings on the Incline Village MLS, I put #31 Third Creek back on the market today. Priced at $1.1 million and now with HOA approved conceptual drawings for the addition of a third bedroom, luxury condo shoppers will be interested in sauntering through this property. The kitchen was completely gutted and remodeled a few years ago and looks brand-new with custom cabinets, high end appliances, and slab granite including a solid backsplash. The living room features imported Italian slate behind a gas log fireplace that is the largest one I have seen in a condo around these parts. Hardwood floors, 2 decks, 2 person jetted tub, steam shower, and arguably the best location in the Third Creek. If you are a condo shopper, call me for a look and to you agents in the audience "Bring me an Offer!"
Those of you who have been waiting for a spacious home in a private setting at high elevation may wish to drive up and check out the setting at 564 Matchless Court. Priced at $1,275,000, this five bedroom, 3.5 bath, 4113 ft.² home sits tucked away in the far corner of a very private cul-de-sac off Saddlehorn. Surrounded by Forest Service Land, this is one of the most private settings you will find for a single-family home in Incline Village.
Daily Blog Update - May 21, 2009
We had 3 new listings and 2 price changes on the Incline Village MLS today, but the only really exciting news is my new listing at 905 Tyner higher up the page. If you zoomed past the info on this spectacular panoramic lake view home, you've got another chance to see the MLS Info and Details
Everything else pales in comparison today and I've got a bunch of other new listings and 3 buyers coming into town this weekend, so I better wrap up today's blog entry and get back to burning the midnight oil.
Daily Blog Update - May 20, 2009
A bit of a breather for the Incline Village real estate market today as we had just 2 new listings and 1 minor price change. Third Creek hunters will want to take a look at #63 which came back on the market at only 810K. With over 2500 sq. ft, this 3BR, 2.5 BA condo on the creek is looking for some TLC.
Originally priced at $1,150,000 in June 2007 (which was a real dreamland number), the new price gives you plenty of room to drop in some $$ and make this into a special place. Lots of nice raw wood and a creekside setting give this place a real mountain feel.
While the market was slow to provide much news, this Incline Village real estate agent was busy working on another new listing and getting ready for my 4 buyers coming in over the next 5 days. Plus, I'm training hard for my upcoming backpacking trip in June. Looks like I might have to pare it back to 4 or 5 days from 9 as originally planned, but at least the snow is melting fast enough to give me a good chance of having clear trails.
Daily Blog Update - May 19, 2009
It was a busy day for this Incline Village real estate agent as I dashed around on the MLS tour in the morning and then spent the afternoon hiking around Emerald Bay and Eagle Lake. I have a very close childhood friend visiting from the East Coast and I'm trying to squeeze in a little bit of time off this week to show them the sights and some of our spectacular scenery here at Lake Tahoe.
The snow is completely melted off for the hike from the Eagle Falls trailhead all the way into Eagle Lake. There are lovely waterfalls to view along the way, but the wildflowers have not sprouted just yet. This is a wonderful time of year to come and explore around Emerald Bay before the summer crowds arrive.
Catching up on the Incline Village real estate update we have one new listing and two price reductions to report for this breezy but gorgeous Tuesday. Creating a little bit of competition in the Lake Country development of freestanding condos is the beautiful property located at 859. Featuring three bedrooms, 2.5 baths, 2750 ft.² of living space and a very nice interior, this freestanding condo is being offered at $1,235,000. Whether you like this property or the one that came on the market yesterday is simply a matter of personal choice because they are both high quality properties being offered at fairly reasonable prices.
Getting a $45,000 price redeployment down to $1,150,000 is the spacious three bedroom, three bath, condo at #6 Village Highlands. Located at the lower end of Village Blvd., just a hop skip and a jump from the beach, this is a very livable property that someone with an eye for updating could make into a truly spectacular place. You get a two-car garage but not a lot of guest parking, so during the busy season just tell everyone who visits to park on the street or get to know someone at McCloud who will give you a guest parking pass.
For less than the price of the aforementioned condo you can get an equally low elevation and even larger single-family home at 1069 Mill Creek. Now priced at only $939,000 this home features a gigantically oversized garage in which you can park a bus, one of the largest master suites I've ever seen at somewhere around 800 ft.² and a mostly remodeled interior with a mountain/rustic feel. Great low elevation location, it's just a question of whether you'd like this place as is or would put a few finishing touches on the property.
Daily Blog Update - May 18, 2009
The Incline Village real estate market is off to a roaring start this week with three new listings, six price adjustments, one property going into escrow and two properties closing escrow on this sunny Monday. Getting an accepted offer is my own listing at #58 Royal Pines. This is a four bedroom, 3.5 bath, 1752 ft.² condo with a two car attached garage and it is being offered furnished at the asking price of $449,000.
Closing escrow today on the Incline Village MLS are the remodeled house in the Mill Creek subdivision at 145 Selby which sold for $790,000 and the freestanding condo at #21 Montclair right across the street from the Champ Golf Course which settled at $370,000. Congratulations to all four agents involved with both of these transactions. They are all dedicated, hard working, full-time real estate agents who contribute a lot of time and energy for various causes in the Incline Village community.
Checking out the price reductions on the Incline Village real estate scene today we've got a $50,000 slashing for the little cabin at 202 Wheel Rd. Now priced at only $549,000, this property which is also in the Mill Creek subdivision presents an interesting redevelopment opportunity. Great location, in a very quiet spot in the neighborhood with a seasonal creek running along the edge of the property. Arguably the lowest priced property in many years in Mill Creek.
Losing $120,000 off the top line is the remodeled high elevation home at 929 Dorcey. Oozing Tahoe charm, this is a three bedroom, two bath, 1980 ft.² home with a two car attached garage that is situated on a lot of just over 2/10 of an acre. The new asking price of only $677,000 shows that the seller is very serious about wanting to see an offer on this property.
Maybe you would like twice as many bedrooms and a lower elevation location. In that case it might be worth your while to take a look at the 6BR home at 416 Country Club Dr. The new asking price of $999,000 is $91,000 below the old offering number. This property would make a fantastic vacation rental in my opinion due to the floor plan and ability to sleep large numbers of people quite comfortably. The home is very livable and a new buyer can enjoy it as is or put their own finishing touches on the place.
The highrollers in the crowd will want to take a look at the stunning new construction at 521 Crossbow. This fabulous 7800 sq. foot home features five bedrooms, seven full baths, one half bath, incredible high end finishes throughout and a panoramic Lake view for your visual enjoyment. The builder is Ira Rodman who is extremely well known and respected for his high quality construction and ability to sense the best way to develop a Lakeview property. Now asking $5,595,000 for this gorgeous place, anyone shopping in the $5 million plus range for Lakeview homes will want to take a look at this quality piece of new construction on the east slope of Incline Village.
Our new listings run the gamut today from what appears to be a fixer upper/tear down at 672 Lakeshore (which is the most expensive of our new listings at just under $1.7 million) to a panoramic Lakeview home at 1014 Apollo priced at just under $1.2 million. Sandwiched in between at $1,250,000 is the beautiful freestanding condo at 876 Lake Country. I've always liked this development just a block from Country Club Drive and this particular unit has one of the best locations in the complex backing up to a year-round creek and forest land. If you're out shopping in this price range, you will definitely want to take a look at this beautiful property.
Daily Blog Update - May 16 - 17, 2009
We have just a smidgen of activity to report on the Incline Village real estate market this weekend. I think most people were enjoying the spectacular summer like weather with the hottest temperatures of the year all around the Lake Tahoe basin and northern California. I had the good fortune to spend some time taking the tour at Thunderbird Lodge on Saturday and then enjoyed a boat ride from Tahoe City down to Emerald Bay on the Tahoe Gal on Sunday.
But now it's back into the fray as I have a fairly busy week ahead and need to catch up on the Incline Village MLS state of affairs for the past two days. The most interesting new listing for your viewing enjoyment is in a lakefront community. #7 Crystal Shores East is a three bedroom, 2.5 bath, 1600+ Sq. foot condo with filtered lake views and access to a private pier that is just for this complex. Priced at only $1,450,000, this is one of the better values on paper that I've seen in a lakefront complex in quite some time.
There are two fairly exciting price changes to contemplate on our Incline Village real estate update. Lakeview shoppers will want to take a look at 1000 Apollo which is now only $1,449,000. This is a lovely three bedroom, 3.5 bath, 2247 ft.² home surrounded by what seems like endless forest service land for a wonderfully private feel. I know the owners of the property across the street since I represented them when they purchased their house earlier this year. So you don't have to worry about having rowdy neighbors destroying your serenity when you come to visit Tahoe.
If you've been poking around the lower elevation properties and are looking for something rather unique, then the place at 648 Martis Peak might just be beckoning you. Dramatically reduced by $375,000, this short sale offering features a main house and a guest cabin. You'll find a total of five bedrooms, three full baths, two half baths, 3621 ft.² in which to roam and a four car attached garage. If the bank really will accept the new asking price of $1,250,000, then this is a very good opportunity in the Lakeview subdivision.
Daily Blog Update - May 15, 2009
As the summer heat rolls in to start a beautiful weekend on the north shore of Lake Tahoe, we have two new listings, six price alterations and 1 property going into escrow today on the Incline Village real estate market.
If you've been shopping for a good value and don't mind high elevation homes, then I recommend you take a close look at 826 Ellen Court. This three bedroom, 2.5 bath, 2918 ft.² home came on the MLS in November 2007 at $1,288,000. The owner handed it back to the bank and once again their loss is your gain. The new asking price of only $644,900 is less than it would cost to build this place, not including the land. The neighbors are relatively close by, but that's really the only weakness that I see with this property. I anticipate a lot of interest in this place at the low asking price. So, please contact me pronto if you're interested in getting ahead of the crowd on this one.
Those of you with about $4.5 million in your budget may wish to take a look at the 5720 ft.² Panoramic Lakeview home at 671 Fairview. Boasting five bedrooms, 4.5 baths, a spectacular east slope setting and a large street to street lot of 1.2 acres, this is one property I've got to preview as soon as I get a break in the action. It might only be the middle of May, but this Incline Village real estate agent has been working at a full on summer pace for the past two weeks.
Bargain hunters shopping for condos in Incline Village have two properties in the price reduction section that are worth some greater contemplation. #254 Ski Way Ridge was whacked $30,000 and is now the lowest priced property in town with garage parking at $239,000. This is a one bedroom, two bath, 1064 ft.² condo with a sleeping alcove, so the place is designed to sleep six people. Located less than 1/2 mile from the Diamond Peak Ski Area and about 1 mile from the beach, this property is priced at a level we have not seen since 2004.
Maybe you need a little more space and would prefer a three bedroom, 2.5 bath, 1360 ft.² condo? Then #132 Mountain Shadows might be on your wish list. The new asking price of only $309,000 for this partially refurbished and tastefully furnished condo, with a peek of the lake, makes this the best value in the complex at the present time. All of the other price reductions were nice to see, but I feel those other four properties need to continue moving in the right direction before they merit any electrons in this column.
Congratulations to the listing agent for getting an accepted offer on the home at the end of the cul-de-sac at 433 Valerie. The new asking price in February of $949,000 was much more desirable than the original opening number of $1,175,000 back in April 2007. This three bedroom, two bath, 1812 ft.² home has an interesting floor plan that affords a lot of privacy to the owner and the guests by separating the bedrooms on different levels. Nice quiet location, I think the buyer will be pleased.
Daily Blog Update - May 14, 2009
There was not a heck of a lot of action on the Incline Village real estate market on this sunny Thursday. We had just two new listings, both of which were repeats, three price changes and one property going into escrow. It looks like we are going to have spectacularly warmer weather this weekend, so anyone who wants to come up and look at property or property owners who wish to do some yard work will have the perfect opportunity.
Leading things off today on the Incline Village MLS update are two fairly significant price reductions that should make these properties more appealing to the buyers in the crowd. #13 McCloud which is a very nicely remodeled two bedroom, two bath, upper unit in a good location on the Village Boulevard side of the complex got a $20,000 shaving and is now $539,000.
The Lakeview lot at 584 Amagosa in Crystal Bay was slashed from $495,000 to just under $350,000. Bring your architect and your imagination if you'd like to construct your own special residence on this panoramic Lakeview parcel.
Closing out today's Incline Village real estate scene is the home going into escrow at 449 Fairview. I've been at this property several times and it does have some good potential. It will be interesting to see where this Lakeview home finally closes escrow because the interior was still a work in progress although parts of the place have already been nicely remodeled.
Daily Blog Update - May 13, 2009
As one old time Incline Village real estate agent told me when I first started in the business years ago," anything that can happen will happen no matter how long you're selling real estate, there will always be new experiences." Let's just say he was right...
The Incline Village MLS brings us 1 new listing, 3 price adjustments and 1 property going into escrow today. Up at 925 Tyner you'll find a cute 3BR, 2BA, home on a smallish .18 acre lot. Sliced up into 1216 sq. ft., the asking price of only $559,000 looks pretty good on paper when you take into account the 2 car garage. This house is on the upslope raising the question, "what's the driveway like???"
I'm not sure why the lots on Pine Cone Circle had one go up and one go down, just bring $4.9 to $5.6 mil. with you if you want to build your own spot on the water.
Getting an accepted offer is the chalet at 1351 Zurich. The price reduction to $325K on March 27th must have sparked some interest and now this 2BR, 2.5BA, 1400+ sq. ft. property is in escrow and hopefully it will sail along smoothly since it's a short sale.
Daily Blog Update - May 12, 2009
Headlining the news on the Incline Village real estate scene on this sunny Tuesday is my sale of 606 Lakeshore that closed escrow today. Not Lakeshore Drive in Incline Village, but a piece of beachfront property in Marla Bay at that address. I represented the buyers who have been searching for the ideal NV Tahoe property for many years. After looking at a variety of single family homes, we were able to negotiate a price of only $1.8 mil. for this property (asking price of $2,250,000) where they can build their own place down by the water. Make sure you take a look at the photos of the view on the MLS info sheet, it's truly spectacular! Oh, and there are already approved plans for a nice house!
Along with my transaction closing escrow, I also listed a stunning panoramic lake view home for just under $4 mil. that you'll be reading more about in a few days. I need to shoot some photos, but you're being forewarned that this elegant property has one of the finest lakeviews of any piece of real estate in Incline Village and Crystal Bay. The interior finishes are gorgeous throughout and it has a great floor plan. If you have been waiting for a luxurious lake view home and want to get ahead of the crowd, please give me a call at
775-831-7000 or send me an e-mail.
There were 2 price changes today on the Incline Village MLS and low elevation shoppers will want to run and take a look at #58 Village at Incline. The seller may be running out of patience before the summer crowds arrive as they lowered the price again today to only 499K. This is way below any sale in the past 4 years in the complex, for a nicely refurbished 2BR, 2.5BA, 1588 sq. ft. condo across the street from the Hyatt Hotel and Casino. I highly recommend that you take a look at this condo if you have any interest in being within walking distance of the beach and at this place you get a garage, too!
Daily Blog Update - May 11, 2009
It's either the calm before the storm for the Incline Village real estate market or a lot of sellers have taken my advice and decided to hold off on putting their properties on the MLS in 2009. One of my sellers might be renting their property on a 1 year lease rather than taking the 4 to 1 odds against getting an offer this year.
So, it's another quiet day with just 1 new listing and 1 property going into escrow. Getting an accepted offer is the little 2BR, 2BA, 1100+ sq.ft. PUD at #32 Cedar Crest. The latest asking price of 319K is much more realistic than the orginal number of 425K back in Nov. 2007. I hold the record for selling the highest priced unit in the complex at 474K, but that was a stunning high end remodel for a place next to the creek and with a peek of the lake. A one of a kind property in a very quiet and private setting that reeked of Tahoe.
The new listing today on the Incline Village MLS is in the upper nosebleed section at 977 Dorcey. This short sale looks like a bargain if you don't mind the deep winter snow. Inside 2554 sq. ft. you'll find 4BRs, 3 baths, a loft, family room, game room and a lot of furniture and personal belongings to look past to figure out if this is the place for you. The asking price is only $575,000, so this place could go quick based on the $ per sq. ft. math exercise.
I went on a brief hike Saturday on the Tahoe Rim Trail to the lookout off Hwy 267 near Brockway Summit. The snow is all melted off on this south facing section of trail, and when you get to the overlook the panoramic view of the entire Lake Tahoe basin is just spectacular! It's only 1.5 miles and maybe 500 vertical feet to the overlook, great spot for a picnic lunch among the granite slabs and boulders.
Daily Blog Update - May 9 - 10, 2009
Very little action to report on the Incline Village real estate update for the weekend. We had just 2 new listings (both repeats) and 1 minimal price reduction. So, instead of filling today's blog entry with some mindless wanderings I'd like to ask all of you to visit the web page for my cat Spumoni and say a prayer for him. He passed away 3 years ago on May 10, 2006 at the age of 14 and is missed very much every day. Click Here for Spumoni
Daily Blog Update - May 8, 2009
As the beautiful spring like weather continues here on the north shore of Lake Tahoe, the Incline Village real estate market brings us three new listings (2 of which are repeats), one price change, one property going into escrow and two properties closing escrow.
Those of you shopping in the under $400,000 range, may wish to take a look at #15 The Cedars. This is a three bedroom, 2.5 bath, 1620 ft.² condo with an attached two-car garage priced at $398,000. Located directly across the street from the post office and the Village Shopping Center, it's also just a short walk down the street to Burnt Cedar Beach. It looks to me like the interior could use some updating, but that's to be expected at this relatively reasonable asking price.
Our amazing price reduction of the week of over $400,000 which represents roughly 30% of the previous asking price, is the panoramic Lakeview top of the world freestanding condo at 1442 Berne Ct. If you drive to the very highest part of upper Tyrolean village and then make a left-hand turn and go up until you reach a crown of land, you've arrived at this dramatic Incline Village property. Featuring three bedrooms, 2.5 baths, 2300+ Sq. feet of living space and an owner who is willing to carry some paper, the new asking price of only $979,000 makes this an incredible value for a panoramic Lakeview property. Even at this price I expect some buyer will write an offer trying to beat the seller down further as is the nature of things today. But this is truly a one-of-a-kind location and it's hard to believe the asking price is now under $1 million.
The beautifully remodeled freestanding condo at 1372 Tirol Dr. (also known as the Deer House), closed escrow at $720,000 today. With five bedrooms, three baths, slab granite, raw wood and stone in abundance everywhere this was a high-end remodel and expansion that unfortunately turned out to be a rather unprofitable project for the sellers/contractors. Three very nice couples had purchased this property and did a wonderful job of expanding and remodeling the place. Unfortunately the project was completed right as real estate sales all over the country began their dramatic drop a couple of years ago. So, even though it had wonderful mountain views, a good floor plan and a high-quality interior, the high elevation location was not favorable to a property priced well in excess of $1 million. The final asking price of $799,000 (after many price reductions) drew some interest and the lucky buyer got themselves one heckuva good deal at the final sale price.
Getting an accepted offer today is the lovely panoramic Lakeview home at 505 Alpine View. Priced at $3,295,000, our market continues to see most of the action at the high end and the lower end, with few takers among the moderately priced properties in town.
Daily Blog Update - May 7, 2009
It feels like summer has returned for this Incline Village real estate agent as I was working in the office this morning and showing property to two different buyers this afternoon. Along the way I was setting up my new listing on the MLS today. #6 Incline Villas is my latest offering to hit the condo market.
For less than the price of a two-bedroom McCloud, you can buy a nicely furnished, three-bedroom, three bath, 1580+ ft.² two-story condo right next to the Championship Golf Course. There is a fireplace in the master suite and another fireplace in the living room. The asking price of $495,000 shows you that the seller is extremely realistic and wants to sell this property pronto.
Here Is a Link to the Virtual Tour
Closing escrow today is the rare bank owned property in the Lakeview subdivision at 623 Ophir Peak. The final sale price of $701,000 is quite a bargain even if you have to add in demolition and rebuild costs. I think the new buyer will most likely tear down and put up a rather large and high quality structure on this property rather than attempting to remodel this three bedroom, two bath home that was built back in 1973, prior to the modern building code.
Low elevation shoppers looking for a bargain in a one-bedroom condo close to the beach may wish to check out #47 Coeur du Lac. Priced at only $322,000, this is a short sale that the current owner paid $470,000 for just a couple of years ago. Their loss is your gain, but only if you can be happy in 753 ft.². On the plus side, the complex does have a pool and a nice woodsy feel just a block from Lakeshore Drive.
Daily Blog Update - May 6, 2009
We have a very fast update for you on the Incline Village real estate market today with just 1 new listing (a repeat), 1 price change and 1 property closing escrow on the MLS. Selling for an even 420K is 115 Bitterbrush. This is a well maintained 2BR, 2.5BA, 1412 sq. ft. lakeview condo with the usual vertical floor plan.
Losing $65,000 of excess weight is the fixer / tear down at 864 Ophir Peak. Now priced at 985K, this might be the least expensive property in the Lakeview Sub. Lots in the neighborhood are worth at least 900K, so this place is worth a look for you contractor and project oriented types.
I've got 3 new listings hitting the airwaves in the next couple of days, stay tuned for further details in upcoming columns.
Daily Blog Update - May 4 - 5, 2009
It's been a busy couple of days for both this Incline Village real estate agent and the MLS. On the personal front, I'm lining up showings for three different buyers later in the week and working on several new listings. The scorecard on the MLS brings us 8 new listings, 2 price alterations and one property going into escrow the past two days. Since three of the new listings are repeats we can whiz past those and move on to the newest action on the Incline Village real estate scene.
Leading things off on the new offerings is the older home at 508 Jensen Cir.priced at only $499,000 and situated on a large nearly level lot. This is a four bedroom, two bath, 1700+ Sq. foot home that was originally built back in 1965. Folks from New England might consider that to be a moderately newer home while that is pretty much ancient construction by Lake Tahoe standards. The property looks pretty livable so it's a question of whether you see this as a bargain that you can update or something ready for scraping and replanting.
Moving up the food chain with an asking price of $1,250,000 is #45 at 1000 Lakeshore Dr. Located very close to a private sandy beach, you'll find a three-bedroom, three bath, 1440 ft.² condo. This particular property even has a fairly nice Lakeview which is quite unusual because most of the units in this complex don't have that luxury. Some families hold on to units in this complex for generations, so if you have always wanted to live in a lakefront property this one may be worth a look.
Maybe you would like a little more space in which to roam around, then the house at 505 Alpine View priced at $3,295,000 could pique your interest. Boasting just under 4900 ft.² of living space, this four bedroom home has a Lakeview to go along with a high end remodel that was completed in 2003.
Low elevation shoppers of Incline Village properties may wish to check out 194 Tramway. This is a short sale that was radically reduced down to $995,000 a saving of $250,000 off the previous asking price. Although it's pretty close to Highway 28, there is a berm behind the property that helps to cut the noise. And at this new price, you are getting a lot of bang for your buck. 3299 ft.², five bedrooms, three baths, plus a three car garage on a level .416 acre lot.
Getting an accepted offer is the short sale at #6 - 870 Southwood. The bargain basement price of just under $165,000 for this two bedroom, 1.5 bath, slightly over 1000 square-foot condo makes this work either as an investment property or even a primary residence.
Daily Blog Update - May 2 - 3, 2009
It was a rare rainy day on the North Shore of Lake Tahoe on Saturday. This Incline Village real estate agent was busy showing property and working on a new listing while dodging the rain drops (wish it was snow, but it's rain all the way up to 8500').
The MLS brings us 1 new listing, 6 price changes and 2 properties going into escrow today. Our new listing is a spacious 4000 sq. ft, 3BR, 3.5BA home at 74 Shoreline Circle. The asking price of 3.5 mil. makes this seem pretty stratospheric on a $ per sq. ft. basis, so I'll have to see if the high end remodeled interior and view justify nearly $900 per sq. ft.
Getting accepted offers are the fixer upper / tear down at 610 - 2nd Creek and the little end unit condo at 21 Creekside West. The buyer has a project on their hands, but it's a good location in the complex and the new asking price of $255K is a lot more reasonable than when this orginally hit the market in October 2006 at 399K.
Getting a nice 155K price slashing is the free standing condo at 16 Country Club Villas. This 3BR, 2.5BA property near the Hyatt is now $1,090,000, but you can still snag another unit in the complex for only $1 mil. or maybe less.
The nicely updated 3BR house at 327 Woodridge Way got a 53K reduction off the asking price and is now only $695,000. Good views of Rifle Peak, easy access all year 'round and an attached 2 car garage make this piece of Incline Village real estate worth a closer look.
And wrapping up the action among the properties for sale in Incline Village is the 25K adjustment for 195 McCloud. This 2BR, 2BA, unit on the Incline Way side of the complex is now down to an even $500,000 and priced appropriately.
Daily Blog Update - May 1, 2009
It was a rather raucous Friday for the Incline Village real estate market as we had properties expiring and being relisted on and off throughout the day. After sorting through the morass it looks like we have a total of seven new listings (which includes a few repeats) and one price alteration.
Coming back on the market at the new lower asking price of only $799,000 is my listing at #250 McCloud. This is a beautifully remodeled and fully furnished three bedroom, 2.5 bath, 1720 ft.² condo in a wonderful location backing up to open space. Upgrades include new appliances, hardwood floors, extensive use of granite, tile and other high-end finishes throughout. This is far and away the nicest three-bedroom condo for sale in McCloud and arguably the highest quality low elevation condo in this price range.
Click Here to See a Virtual Tour
It's not often that I get excited about a higher elevation condo but the property at 941 Divot Dr. has certainly piqued my interest. This four bedroom, three bath, 1964 ft.² property has been remodeled and sits adjacent to forest service land. Priced at only $599,000 and boasting a two-car attached garage, this is not a short sale or a bank owned property, just a motivated seller who has decided to price their property very reasonably. I recommend that anybody shopping in this price range take a look at this property sooner rather than later because I don't think it will be around too long.
2BR McCloud shoppers may wish to take a run over and look at #129. This new listing came on the market at only $539,000 and is in the grouping closest to the beach on the Village Boulevard side of the complex.
I have been extraordinarily busy the past few days working on a couple of other new listings which should be coming on the market during the next week. Stay tuned for further details and keep your eyes out for the links to the virtual tours that will be posted just as soon as these two places are ready to go..
January 2009 February 2009 March 2009 April 2009
February 2008 March 2008 April 2008 May 2008 June 2008 July 2008
August 2008 September 2008 October 2008 November 2008 December 2008