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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     September 2008

Daily Blog Update - October 31, 2008
As winter descends on Incline Village the real estate market brings us one new listing, three price reductions, one property going into escrow and two properties closing escrow today.  It looks like by the time the weekend is over, we could actually see our first real accumulation of snow at Lake level since last spring.  But the weather should not be bad enough to detour any buyers from coming up this weekend and taking advantage of some of the great opportunities in our current market.

The only new listing on Incline Village MLS today is an outstanding condo in Stillwater Cove the premiere lakefront community on the North Shore of Lake Tahoe.  Situated in one of the finest locations in the complex just a stone's throw from the clubhouse, this two bedroom, 2.5 bath, 1586 ft.² condo also comes with a panoramic Lakeview.  The asking price of $1,949,000 is not for the faint of heart, but if you want luxury lakefront living at its finest I would recommend checking out this remodeled property.

Low elevation condo shoppers will want to take a look at the outstanding price reduction of the day with a $50,000 slashing for #4 L'Ermitage.  This three bedroom, 2.5 bath, 1600 ft.², two-story condo within walking distance of the beach and the Village Shopping Center is now a bargain at only $499,000.  So what if you don't have a garage, this is a great condo community that has been gentrified over the past few years and the new asking price makes this a steal!

The stunning new construction at 527 Sugarpine finally got an accepted offer today.  I guess the new asking price which was nearly $2.5 million below the original asking price became a pretty big incentive for some savvy buyer.  The two properties that closed escrow today were in the $1.6 million to $1.8 million price range showing that the strongest sector of our market continues to be the mid-high end and the high end.

Time to enjoy the Halloween festivities, and considering the spooky weather this evening it's a perfect night for all the witches, ghosts and goblins.

Daily Blog Update - October 30, 2008
Besides the Super Deal Alert in the headlines today, we've got a rare lakefront condo, with a garage, on the Incline Village real estate update today.  In the Crystal Shores West condo complex there are only seven units out of approximately 50 that have a garage.  This particular seller owns #45 and #49 and whichever one sells first they're going to keep the other.  #45 is an end unit that is in mostly original condition but very well maintained and #49 is an inside unit that has been beautifully remodeled.  Priced at $2.2 million and $2.3 million respectively, these are such rare properties that I will be absolutely stunned if one of them does not go into escrow well before Thanksgiving, and quite possibly over the coming weekend.

When you consider that out of all of the lakefront community condos in Incline Village, less than 5% have a garage and even fewer are actually right on the water with panoramic Lake views you begin to realize just what a special property this is.  If you have always wanted a lakefront condo in Incline Village with a garage then call me at 775-831-7000 and I'll give you more information and make arrangements for you to see the property.  You'll be kicking yourself if you miss out on this one!

The complete wrapup on the Incline Village real estate market brings us the two new listings mentioned above, 4 price reductions and the home at 821 Donna Dr. closing escrow today for the very reasonable sum of $830,000.  This three bedroom, two bath, 1889 ft.² home is situated on just under one half acre in the centrally located Woods subdivision.  I thought this house would sell somewhere around 825K, so looks like the crystal ball  is still shimmering.

Anyone looking for a superb deal in the Lakeview subdivision will want to check out the nearly $100,000 price reduction for the home at 706 Martis Peak.  Now priced at only $899,000, this four bedroom, three bath, 2355 ft.² home is situated on a nearly level lot that's just over one third of an acre.  At this price you've either got the best deal in a very livable, remodeled home within a short walk of Lakeshore Drive or a fantastic development opportunity if you want to build your dream home in this part of town.

Daily Blog Update - October 29, 2008
It looks like the calm before the storm on the Incline Village real estate market today and I'm not talking about a prelude to any serious sales activity.   It looks like we might have an actual winter storm arriving in the Lake Tahoe basin in the next few days and whether we get just a dusting or a real accumulation depends on factors out of my control.

The major headline on the Incline Village real estate scene is that the local Coldwell Banker franchise was sold today.   It doesn't affect me since I don't have any plans to work at their office, I'm pretty darn happy being at Lakeshore Realty which is considered the premiere boutique firm on the North Shore of Lake Tahoe.  Whether this will have any impact on the Incline Village real estate market remains to be seen and that's all I'm going to say since I had a pretty acrimonious relationship with the former franchise owner over issues concerning broker responsibility.  We'll see if the new owner has a different business philosophy...

We've got 3 aces on the Incline Village MLS today with 1 new listing, 1 price reduction and 1 property falling out of escrow.  Not sure why 521 Sugarpine fell out, but at 599K it's pretty much priced at lot value for this 3BR, 3Ba, 1,880 sq. ft. fixer / tear down on a large .73 acre lot.  Bring your architect, TRPA Consultant (Gary Taylor is a great guy to know) and your imagination to this woodsy lot in the Ponderosa subdivision.

The big price reduction of 200K for the 4BR, 4 full bath, 2 - 1/2 bath, over 5000 sq. ft. lake view home at 558 Dale Dr. finally brings it into the price range I thought it would sell for when I first saw this property in 2007.  I loved the architecture and interior quality, but the original asking price of $3.6 mil. was about $1 mil. too high in my original estimation.  Now, we're in the ballpark at $2,675,000 for this stunning home which features high-end everything.

Our only new listing on the Incline Village real estate update is for the spacious 7BR, 5BA, 4,480 sq. ft. home at 564 Ponderosa.   The asking price of $1,495,000 looks pretty good on paper and I think this place could make a super vacation rental based on the low elevation location, versatile floor plan and ability to sleep lots of bodies.   The magic number for bringing in serious vacation rental $$ is being able to provide beds for 12+ people.  With 7BRs, I think that's pretty much a given for this place.

Daily Blog Update - October 28, 2008
It looks like the Incline Village real estate market is finally settling into the more typical autumn pace.   We had 2 new listings, 3 price adjustments and 1 property going into escrow today.   This week could be an anomaly, or we may have seen the majority of big price reductions and future decreases may come in dribs and drabs, not the flood we saw during the summer and early fall.

Both new listings merit a closer look within their respective sectors.  68 Mountain Shadows is a nicely updated 3BR, 2.5 BA, 1,360 sq. ft. condo priced at only 435K, making it very competitive in this complex.

650 Village Blvd. came on the Incline Village MLS at $1,495,000 today and is one of my favorite properties in this part of town.   With 4BRs, 3.5 baths, 3,147 sq. ft. a lot well over 1/2 acre and a great floor plan this is on my short list in the $1.5 mil. price range.  

Congrats to the listing agent of 680 Wilson Way for getting an accepted offer on their listing.   This is a good value in the 3BR category at the asking price in the mid 400s due to the end unit location, nice interior and ample size at 1,551 sq. ft.

Checking out the price changes on the Incline Village real estate scene today we've got a nice big 100K price break for the Lakeview subdivision home at 864 Ophir Peak.   Now offered at $1,050,000, this is a fixer upper / tear down development opportunity depending on your frame of reference.  Totally livable as is, bring your vision and your checkbook 'cause this is now one of the better values at low elevation in this price range.

634 Village Blvd. is now down close to lot value in my opinion at the new asking price of only $699K.   The original asking price of 888K in Oct. 2006 was a bit of a stretch, so it looks like the seller really wants to see this property in escrow at this juncture (if not sooner).  914 Jennifer St. also got a big whack, 160K on the downside and is now much more palatable at 789K.   

Daily Blog Update - October 27, 2008
Not a lot of action to report on the Incline Village real estate update for this gorgeous Monday at Lake Tahoe.  I guess the lemmings took offense to my comments about last Monday's glut of price reductions, as we didn't have any today.   Just 2 new listings and 1 property closing escrow is all that the Incline Village MLS has to offer.

Congrats to my comrade at Lakeshore Realty for representing the buyers of 579 Jackpine.   The final sale price of $1,825,000 makes a lot more sense than the original asking price of just under $2.4 mil.   I think the buyer will be very happy with the location and quality of this beautiful property and I wish them many years of enjoyment.

We had 2 new listings today on the Incline Village real estate market, both are repeats, but #40 Woodstock came back on at only $260,000 as a short sale.   Quite possibly the best value in a 2BR, 2BA condo at low elevation at this price.   Centrally located, walk to everything and the ER at Incline Hospital is just a hop, skip and a jump down the street when you need emergency care. (We have a great ER, I speak from personal experience)

#25 McCloud came back on at $499K after being a FSBO briefly.   The seller appears to be quite motivated, so McCloud shoppers will want to put this one on their short list.

Daily Blog Update - October 26, 2008
The only action on the Incline Village real estate market on this glorious Sunday are 2 price reductions that are part of a 10 day sale by one of the local agents.  A couple of other agents tried this tactic recenlty without much success, so we'll see what happens this time as buyers are rather particular in our current market. 

The more attractive of the two price alterations today is the $95,000 adjustment for the house at 327 Winding Way.  This three bedroom, 2.5 bath, 2677 ft.² home sits on an expansive nearly half acre lot with easy access everywhere.   I think someone with a little vision could do some remodeling and make this a very special place, and the new asking price makes that much more viable.

Daily Blog Update - October 22 -25, 2008
Fortunately, the Incline Village real estate market did not create an overwhelming amount of work during my trip to Yosemite.  We had a total of three new listings, 12 price reductions (only three of which are really significant), three properties going into escrow and one property closing escrow while I was enjoying the backcountry.

Before we delve into today's Incline Village real estate update, I must tell you that this is an absolutely incredible time of year to travel in the High Sierra.  The two snowstorms we had in early October freshened up all of the major creeks so I had a supply of clean running water everywhere that I went.  The aspens and willows are at the peak of their seasonal color change so the canyons were lined with groves of bright yellow and orange.  I was the only person backpacking in this part of the world, making it an incredibly quiet and peaceful trip, probably the last chance to get away on a backpacking journey in 2008.

Our one property that closed escrow is the condo at #18 White Pines.  The final sale price works out to $291 per square foot for this three bedroom, 2.5 bath, 1440 square-foot condo with a two car attached garage.  The property have been very nicely remodeled and the listing agent handle both sides of the transaction.

Scanning the price reductions on the Incline Village MLS the big movers include the house located at 418 Pat Court which was reduced $50,000 down to $595,000 keeping it highly competitive with one of my favorite fixer-upper properties around the corner at 420 Winding Way.  The beautiful free standing condo at 275 Deer Court was reduced $100,000 putting it head-to-head once again in direct competition with my listing at 859 Golfer's Pass Road (very similar floor plan, same builder). 

The stunning home at 992 Trap Court took a $600,000 plunge and is now priced at $2,995,000.  I'm a little shocked that the TRPA ever permitted a house to be built over a stream, but you can't argue with the gorgeous setting, stunning architecture and beautiful use of high-quality materials throughout this place.  If you've been seeking that super-high quality home in a private setting with a true mountain feel, this is now a pretty good value in the $3 million price range.

Of the three properties that went into escrow while I was hiking through mountains and canyons two of them were given very favorable write-ups in this blog just prior to my departure.  The freestanding condo in Sierra Bouquet went into escrow after being on the market just a few days.  My guess is the buyer is someone who has been looking at property for quite some time and when they saw this particular place hit the market at such an incredibly good price they acted decisively and got exactly what they have been looking for.  Buyers need to be decisive in 2008 if they want to scoop up the best values before some other sharp individual beats them to the punch.

The other property for sale in Incline Village they got an accepted offer is the unique Tudor style home at 121 Rubicon Peak Lane.  The recent massive price cut, down to what I consider significantly below fair market value caused a serious buyer to make a legitimate offer that was accepted by the seller.  I don't think you'll see another property in the $1.5 million price range in the Lakeview subdivision that will be as good of a long-term investment as this one anytime soon.

Our new listings run the gamut from another mixed-use property at #14 Country Club Mall, to a cute little house that appears to be very reasonably priced at only $649,000 up at 562 Antler Court all the way up to $4,395,000 for a stunning lakefront condo in Stillwater Cove.  Forgive my brevity, but that's it for today's Incline Village real estate update.  I have to prepare for a dinner meeting and tomorrow morning's property showings and get ready for the week ahead.

Daily Blog Update - October 21, 2008
A thousand pardons to my regular readers, but today's Incline Village real estate update is going to be relatively brief as I am preparing for a late-season backpacking trip to a remote corner of Yosemite.  So let's get right to the action as we've got three new listings (2 of which are repeats) and five price adjustments on Incline Village MLS today.

The biggest price change today is for my listing at 859 Golfer's Pass Road which had $100,000 removed from the asking price and is now only $1,199,000. This makes it significantly less expensive than the properties nearby in Incline Creek Estates and well below the recent sale prices of the similarly designed freestanding condos in Deer Court.  Plus you get the added benefit of nearly 1/3 of an acre that has been beautifully landscaped into an elegant low-maintenance yard with colorful trees, stone walkways and pleasant seating areas.  Click Here to See the Virtual Tour

Our only new listing on the Incline Village real estate market on this sunny Tuesday is the fixer upper/tear down at to 74 Tramway.  Priced at $725,000, this three bedroom, two bath, 1500 plus square foot home is the lowest price property in the Mill Creek subdivision.

MLS Tour Report - #83 Mountain Shadows was the standout property on the MLS tour today for you shoppers looking in the under $500,000 price range. In my opinion it is the best value in the complex .   This very nicely remodeled three bedroom, three bath condo is an end unit and features two spacious decks for your entertaining pleasure. Priced at $439,500, I anticipate this will be the next condo to sell in Mountain Shadows. 

 If you would like more information while I am away please contact the listing agent Loren Enstad at 775-831-1515 and tell him that you read about this condo on my blog. He and I have a great working relationship and in my absence he can provide you with whatever information you need about the property.

That does it for today's Incline Village real estate blog entry.  If you live in the Western part of the country, enjoy the spectacular weather we are expected to have during my absence.

Daily Blog Update - October 20, 2008
After a relatively quiet weekend for the Incline Village real estate market (I was rather busy, the MLS took a holiday), it was like lemmings to the sea with 18 price changes, three new listings and one property closing escrow on a gorgeous Monday.  Shockingly enough, 11 of the price changes were increases and only seven were adjustments on the downside.  Except for the agent who had creatively done a 10-day price reduction for two of her properties, I don't understand why the other nine places had their prices ratcheted upwards.

But its quality not quantity that counts and of the 18 price adjustments the only truly significant one is mentioned in the super deal alert a couple of paragraphs above.  831 Lakeshore is possibly unquestionably the best lakefront value in the Incline Village real estate market at the present time.  And unlike California, you can keep the general public off your private beach.

Checking out the new listings on the Incline Village MLS today, we've got a real zinger for you.  #4 Tahoe Palisades is now a bank owned property and being offered at the remarkably low price of only $499,000.  I cannot show you a free standing condo that is a better value under $750,000.  Okay, so what if you have to walk down a few steps to get to this property.  It has a wonderful end of cul-de-sac location to go along with three bedrooms, two bathrooms and 1944 ft.² of living space.  Or to put it another way, it's $40,000 less than the cheapest two bedroom, two bath 1100 square-foot McCloud condo and you have over 800 ft.² of additional living space plus an extra bedroom.

The other eye catching new listing is #3 Sierra Bouquet at 913 Southwood. This is a beautiful free standing condo with a private back yard just a short walk from the beach and the center of town.  This little development is tucked away and hardly noticeable when you drive down the street, giving you an incredible sense of privacy.

Featuring 3BRs, 2.5BA, 2,639 sq. ft, 2 car attached garage, great architecture and floor plan and a startlingly low asking price of only $1,170,000, this is a rare find. The last property to sell in this complex went for over $1.4 mil, so this is an exceptional value. 

Closing escrow today is #118 Third Creek which was written up here when it came on the market in August.  After only 37 days in the active column, this condo got an accepted offer.  Even though it is an inside unit, the wonderful location backing up to the Creek and a very reasonable asking price of $849,000 ( the property closed at $829,000)  made this an attention getter.  With three bedrooms, 2.5 baths and the obligatory one car attached garage, this is a perfect example of price 'em right and sell 'em fast.

Daily Blog Update - October 18 - 19, 2008
After a lull in the action on Saturday the Incline Village real estate market sprang back to life, sort of, with one new listing, one price reduction and two properties closing escrow.  It's pretty unlikely that the Washoe County Recorder's Office was actually open on Sunday so my guess is these properties must have wrapped things up sometime last week and just had the information entered in the Incline Village MLS today.

Getting new owners on this sunny Sunday are the fixer upper / repo at 915 Jennifer St and the cute little condo at 854 Lichen Ct. 

If you have always wanted to own a cute little cabin in the woods then #18 Mt. Rose Chalets may be just what you are looking for.  The $15,000 price alteration brings the new asking price down to $410,000 for this remodeled three bedroom, two bath cabin in one of the most private and best locations in the Incline Crest complex.

Our only new listing today on the Incline Village real estate scene is #166 Bitterbrush.  The asking price of $774,900 takes into account the spectacular panoramic Lakeview.  This is the larger two bedroom floor plan featuring 2.5 baths and a loft giving you approximately 1500 ft.² of living space.  I'll have to check this one out and see how it compares with the other Bitterbrush condos currently for sale.

I may be going on a 4 day backpacking trip this week.  I am hoping to get out of town on Wednesday through Saturday and climb the Matterhorn.  Not the one in Switzerland, the one in the northeast corner of Yosemite known as Matterhorn Peak due to the resemblance of the Swiss variety when viewed from a particular angle.  If I do venture off into the wilderness there will be a note posted on the home page of this website in a day or two.  With the spectacular weather holding this late into autumn it is a rare treat to be able to camp out between 9,000 and 10,000 feet and enjoy the scenery without the normal summer crowds.

Daily Blog Update - October 17, 2008
It was a memorable end to a rather nondescript week as we had three properties go into escrow, two properties close escrow and one rather breathtaking price reduction on the Incline Village real estate scene.  Shedding $300,000 off the asking price, the stunning custom home built in 2007 at the corner of Lakeshore Drive and Pinecone Circle is now a mere $6,650,000.  With over 7800 ft.² of elegant living space, this six bedroom 6.5 bath home sprawls over one of the most beautiful level parcels within walking distance of a semiprivate beach.  Anyone living on the street gets to use a shared pier and ownership of a private buoy along with a nice chunk of sand.

Taking a look at the properties that got accepted offers today on the Incline Village MLS we've got the fixer upper/tear down at 521 Sugarpine and a freestanding condo that has been on the market for quite a while and seen a few price reductions at 1347 Zürich.  I personally like this property quite a bit, it was built just a few years ago and they packed a lot of quality and usability into a fairly small space along with a nice attached garage.

Rounding out today's Incline Village real estate update are the closed escrows for the Lakeview home at 324 Wassou which closed at $1,190,000 and the cute condo in L'Ermitage #38 which sold for the very reasonable sum of $525,000.  This is a two bedroom, 2.5 bath, 1540 square-foot condo with a one car attached garage located on Southwood Blvd. in a condo community that has been undergoing a gentrification process over the last few years. 

Daily Blog Update - October 16, 2008
It looks like we've got lakefront property in the news once again on the Incline Village real estate update as my broker at Lakeshore Realty has put one of his own condos on the market.  Leading things off today is #18 Crystal Shores East which is an exceptionally beautifully remodeled three bedroom, three bath 1440 ft.² property right down by the water.  You'd be hard-pressed to find a better location or nicer Lakeview among the condos for sale in Incline Village at the present time.  Priced at $1,850,000 I anticipate this property will get a lot of interest (and it has a great vacation rental history, too).

Checking out the price reductions on the Incline Village MLS on this summerlike Thursday, there are two big movers for your viewing enjoyment.  967 Cinnabar got the nearly $200,000 downward adjustment that it needed and is now much more attractively priced at $1,175,000. 

The spacious home with a filtered Lakeview at 507 Lodgepole had nearly $100,000 shaved off the asking price and is now offered at $1,099,000.  This 4BR, 3BA, 3,136 sq. ft. home has been partially remodeled, offers one of the more private settings at low elevation and is adjacent to a stream (1st Creek, I think).  The new asking price is nearly $400,000 below where this property originally came on the market in the summer of 2007.  Something tells me this one will be getting a lot of showings and possibly an offer before Halloween.

Daily Blog Update - October 15, 2008
After a full day of activity for this Incline Village real estate agent, it's time to take a quick look at the 1 new listing and 5 price alterations on the day.   83 Mountain Shadows looks like a worthwhile opportunity at the $439,500 asking price.   Nicely remodeled, 3BR, 3BA, end unit with 2 decks, could be the best new listing in the complex in awhile.

We've got a couple of fair sized price reductions on the Incline Village MLS today, both near the lake.   650 Lakeshore is a stunning piece of new construction that was reduced $255K down to $4,595,000.  109 Slott Peak (near Lakeshore) is a beautifully remodeled home and the 100K slicing down to $2,295,000 should help to draw some showings.

Daily Blog Update - October 14, 2008
Anyone in the audience shopping for Incline Village real estate may wish to come up this week to look at property.  We are experiencing just fabulous autumn weather and with the demise of the stock market, many sellers would be happy to liquidate their real estate holdings and increase the cash position on their personal balance sheets.

The Incline Village real estate update for this sunny Tuesday brings us three new listings (2 of which are repeats), 4 price adjustments and one property closing escrow.  After quite some time on the market and numerous price reductions, the panoramic Lakeview fixer-upper at 898 Tyner sold for an even $1.5 million.  Arguably one of the finest views of Lake Tahoe anywhere on the North shore and also one of the strangest interiors I have ever seen.  I'm sure the buyer has a vision for this property and they got it at a very good price which will enable them to do whatever work they wish and have a solid long-term investment.

Checking out the only actual new listing on the Incline Village MLS today, weve got a fixer upper/tear down at 542 Silvertip.  This three bedroom, 2.5 bath, just under 2000 ft.² home was built in 1965 and is situated on a .372 acre lot in the Ponderosa subdivision.  The asking price of $620,000 appears to be relatively close to lot value so those of you seeking a development opportunity may wish to drive by this location and check out the lay of the land.

The high rollers in the crowd will like two of the big price changes today for luxury properties at low elevation.  Receiving a $350,000 redeployment is the stunning piece of new construction at 1087 Oxen Road which is now on the market at $2,950,000.  I would be hard-pressed to show you a finer property currently on the market in the Mill Creek Subdivision.  If you would rather spend about $2 million more for an even larger home, then maybe the gorgeous estate at 549 Ponderosa will be more to your liking.  Now priced at $4.7 million, this 8500+ square foot home on a .62 acre lot boasts six bedrooms, six full baths, two half baths, three fireplaces, 1000 bottle wine cellar, and every high-end finish imaginable in a mountain style home.

My appointment calendar is already full for this Sunday with one client coming in the morning to look at property and a listing appointment in the afternoon.  If you would like to come up and look a property this weekend, Saturday is still available on my calendar.  There are a lot of good values on the Incline Village real estate market in late 2008 and many motivated sellers wanting to strike a deal.  When you look at how our local real estate has performed in the last 10 years versus the stock market, the overall rate of return has been far better owning a quality Lakeview or low elevation property in Incline Village than rolling the dice on Wall Street. 

Daily Blog Update - October 13, 2008
The start of a new week brings a change to warmer weather and a flurry of activity on the Incline Village real estate market.  With four new listings, five price changes and one property going into escrow we've got a little something for everyone at every price point across the board.

I don't normally lead off with a repeat listing, but when the price drops over $2 million and the property changes agents, then I think 453 Lakeshore belongs in the headlines.  I can't show you a better value in a lakefront property under $6 million, and the new asking price of $5,850,000 is far lower than I ever thought I would see this property on the market for.  Anyone shopping for a lakefront property at Tahoe will want to run, not walk to check this place out.

It looks like we have a little more competition in the Bitterbrush complex as #173 came on the market today.  This is a two bedroom, 2.5 bath, 1400 plus square foot condo with a loft and a Lakeview.  The property appears to be nicely updated and well furnished.  The asking price of $614,500 puts this in the ballpark with the other condos in Bitterbrush that have similar floor plans.

The home for sale at 522 McDonald Drive hit the Incline Village MLS today with an asking price of $899,000.  It looks like a lot of house for the dollars with four bedrooms and 4.5 baths spread out over nearly 3300 ft.² of living space.  Built in 1964, the MLS information says the property has been remodeled but you would never know it from the pictures.  I'll have to traipse through this place and see just what it really looks like.

We've got a few pretty hefty price changes on the Incline Village real estate scene today.  Starting from the top and working down, the home for sale near the championship golf course at 996 Wedge Court dropped $425,000 and is now priced a little bit under $3.1 million.  The new listing at 746 Eagle that came on the market today is ago was reduced $105,000 to $1,995,000, which I find rather curious since there are no photos of the property and no one can see it for another nine days.  I'll have to check in with the listing agent and get the story behind this one, especially since the only pictures of the creek next to the property. 

The beautifully remodeled Lakeview home at 968 Mica Ct. had a $200,000 adjustment and is now a veritable bargain at $1,795,000.  Anyone shopping for a Lakeview property in the $2 million price range will definitely want to check out this elegant home.

If you are looking for a good long term investment with a lot less volatility than the stock market, now is a good time to contemplate writing an offer on one of the great values in the Incline Village real estate market.  Most sellers have gotten a healthy dose of reality and buyers can find what they are looking for at a reasonable price unlike during the feeding frenzy of 2005.

Daily Blog Update - October 12, 2008
We've got 3 price reductions as our only action on the Incline Village real estate market on Sunday and one of them is a stunner.   The grand Tudor style property at 121 Rubicon Peak in the Lakeview subdivision dropped a whopping $455,000 down to $1,495,000. This is a 6BR, 4.5BA, 4,779 sq. ft. home on a .45 acre lot and it's been refurbished.  Beautiful lot, oversized garage, short walk to Lakeshore, at this price they obviously want it sold ASAP.  In my opinion,  I think the property is way under fair market value at the new asking price and I also think it would do superbly as a vacation rental if you're looking for extra income.  Click here to see the Virtual Tour and call me for more info.

Daily Blog Update - October 10 - 11, 2008
As winter descends on the Lake Tahoe basin, or at least makes a brief appearance to remind us of what is around the corner, we have a significant amount of action to report on the Incline Village real estate market for the past two days.  Friday and Saturday bring us a total of five new listings, 15 price reductions and two properties falling out of escrow.

Without sounding too egocentric, the most important of all the price reductions is for my listing at #182 McCloud where the seller has whacked the price all the way down to $539,000.  This two bedroom, two bath upper unit recently had the baths upgraded and new slate tile installed in the entry hall and the condo is being offered nicely furnished.  Wonderful location backing up to open space and a nice woodsy/mountain feel when you are out on the deck.  This is now the best value in McCloud for an upper unit.  So, if you've been waiting for a quality property just a short walk from the beach at a very good price please contact me and let's make my sellers happy.

Gazing across the expanse of price reductions, those of you shopping for a condo in a lakefront community will be pleased at the $75,000 adjustment for #7 at 1000 Lakeshore.  Now priced at $1,100,000, this three bedroom, 2.5 bath, end unit has been tastefully updated and is worth a look. 

One of my favorite compatriots in the Incline Village real estate business convinced two of her sellers to temporarily lower the prices for their condos in Third Creek.  I now consider both of these properties to be very good values and since one is a two bedroom and the other a three-bedroom, Third Creek shoppers have no reason to be sitting on the sidelines.  #38 which is a two bedroom, 2.5 bath, 1505 ft.² remodeled condo near the pool and clubhouse is now $683,000.  When you add up the location, quality of the interior and the desirable floor plan, I think the new asking price makes this very competitive with the other two bedroom condos in the complex. 

#127 Third Creek is situated in a nice cul-de-sac location and features three bedrooms, 2.5 baths 1800 ft.² of living space and a new asking price of $825,000.  According to the listing agent these new prices are only good for the next 10 days, it sort of looks like they are applying a retail store pricing strategy in an effort to sell these properties.  I think it's kind of novel and in my opinion both properties offer good values at their new asking prices.

We can skip the rest of the price reductions since none of them get my motor revving and move on to a quick perusal of the new listings on the Incline Village MLS.  McCloud shoppers looking on the Village Boulevard side of the complex may wish to consider #141.  Priced at $585,000, this two bedroom, two bath upper unit features an updated kitchen with granite counters and refurbished baths.  I do need to check out the location, because it could be one of the better ones in the grouping that is closest to the beach.

The Lakeview home at 578 Valley Drive priced at $1,300,000 looks like it offers pretty good bang for the buck at over 2800 ft.².  If you don't mind the upslope driveway,  I think it's worth checking out this four bedroom, four bath home on just over one third of an acre.  The property is just a short distance away from some of the best local hiking trails in the Mt. Rose Wilderness.

Rounding things out for today's Incline Village real estate update are the two properties that fell out of escrow.  It looks to me like we may finish the week with a net of zero properties going into escrow since 665 Martis Peak and 398 Willow Court are no longer under contract. 

On a more positive note, my personal level of activity has picked up significantly in the past week and I am working with a couple of buyers in an effort to put together offers in the near future.  And I continue to work on finding new listings, if there is anyone out there shopping for a Lakeview fixer upper/tear down, please contact me as I may have something of interest for you coming up soon.

Daily Blog Update - October 8 - 9, 2008
Sprinting through the Incline Village real estate update for the past 2 days, we have a total of 1 new listing, 7 price changes and 1 property going into escrow as we gaze at winter on the weekend horizon.

Our new listing on the MLS is for a bank owned Raquet Club condo, that at only $329K is definitely price worthy.   Getting an accepted offer is the 6 unit fixer / tear down at 398 Willow Ct. which gets my vote for a bulldozer job (blowing up buildings is just so urban).  Great location, near everything, would be nice to see a quality multi-unit building go in as a replacement for this structure from the Pleistocene Era.

It looks like one of the big listing agents in town got 3 of their sellers to drop their prices today.   925 Jupiter is now a veritable bargain for those who don't mind the hum of Hwy 431 at the new price of $2,375,000.   Big house with big lake views and room for your car collection in the basement / garage area that is measured in thousands of sq. ft.

If you'd rather be near the lake instead of just looking at it, the closest condo to Incline beach got a 60K haircut and is now only $1,135,000.   You get the added bonus at 165 Village - #6 of looking right into the backyard of one of the top drag racers in the world.  This property is now priced to sell and I would anticipate a lot of interest this coming weekend.   

Daily Blog Update - October 7, 2008
Since my usual wit fails me this evening, all I can say is we have little to report on the Incline Village real estate update on this glorious Tuesday at Tahoe.   With 3 price reductions and 1 property closing escrow, the market didn't distract me from enjoying a nice hike through the neighborhood today.

Anyone shopping for a low elevation home under $1 mil. will want to check out 145 Selby in the Mill Creek subdivision.   This property fell out of escrow recently and with the $21,000 price reduction today the seller is clearly sending a message with the new asking price of only 949K.   This remodeled 3BR, 2BA, 1,599 sq. ft. home sits on .445 of an acre.  It's got lots of coverage if you'd like to build your own mini-mansion on this level lot.

Daily Blog Update - October 6, 2008
It was another manic Monday on the Incline Village real estate scene with five new listings, three price alterations and one property closing escrow.  Congrats to the buyer of 101 Red Cedar #4.  At $949,000 they got an excellent value for this well situated five bedroom, three bath, 2617 ft.² freestanding condo that is next to a creek, in a beautiful woodsy setting, with a nice peek of the Lake.

We've got two big movers on the price reduction front on the Incline Village MLS.  #46 Third Creek lost $43,000 off the asking price and is now much more palatable at $655,000.  I guess it just depends which interior and floor plan you like better, because #46, #43 and #6 are now all delightful alternatives within the Third Creek complex.

One of my favorite properties on the Championship Golf Course at 571 Putter lost $100,000 from its waistline and is now priced at $2,650,000.  This very spacious 5,612 ft.² home boasts four bedrooms, 4.5 baths, one of the nicest settings on the golf course tucked away on a private little cul-de-sac.  Wonderful architecture, great property for entertaining, tons of level parking and a listing agent who is a pleasure to deal with.

The new listings today run the gamut from a cute little Lakeview condo on Lariat Circle under $500,000 all the way up to a home on the uphill side of  Lakeshore Dr. priced at $2,150,000.  I am most intrigued by the property and 1560 Vivian Lane which is priced the same as the home on Lakeshore.  This is a livable tear down that offers a wonderful development opportunity on a large level a lot.  If you own property on the street you're part of an association that has a semiprivate beach along with a buoy and shared pier.  Arguably one of the nicest streets in town, anyone looking for a low elevation property on which to build your dream home will want to scope this one out.

If you have always wanted a Lakeview condo under $500,000, thenI recommend checking out the property at 624 Lariat Cir.  At only $489,000, this two bedroom, 1.5 bath, 1080 square-foot property comes with a one car garage.  Just a short walk up the street you'll find the start of hiking trails that will lead you back into the National Forest.

Daily Blog Update - October 3 -5, 2008
With the aspens changing color and the first dusting of snow on the highest peaks, the Incline Village real estate market begins its move into the autumn/winter season.  The level of activity on the Incline Village MLS continues to plod along at a slow but albeit steady pace, as the past 72 hours bring us 2 new listings, 2 price reductions and three properties going into escrow.  It's always nice to see more properties getting accepted offers than new listings, so let's hope this trend continues for the next eight weeks until things roll off after the Thanksgiving holiday.

Leading off the action on today's Incline Village real estate update is the lowest-priced panoramic Lakeview property in Incline Village, priced at $799,000, at 1447 Berne Ct which went into escrow.  This is a good example of a property going through several price reductions and when the price finally gets close to what I call "speculative level" the property gets an accepted offer.

The other properties going into escrow are both at low elevation and include the short sale at 223 Robin Drive and the very quaint home on a nice lot in the Lakeview subdivision at 665 Martis Peak.  Again, both of these properties went through price reductions until hitting a level attractive enough to induce a successful offer.

Neither of the new listings gets my blood flowing today so let's scoot over to the price alterations and see what the MLS has to offer.  We've got two big movers that are now coming onto my radar screen at their new asking prices.  898 Lake Country Drive was reduced $80,000 and now fetches a new offering price of $1,495,000.  This is an absolutely beautiful freestanding condo with almost 3200 ft.² of living space that backs up to a year-round stream and lots of open space for a feeling of endless privacy.  This particular property has numerous upgrades including slab granite, custom cabinets and an oversized deck from which to enjoy the beautiful scenery.

Making a $101,000 move to the downside, the new asking price of $1,399,000 for the Lakeview home at 811 Jeffrey puts this closer to the sweet spot.  I really like the location of this property on a quiet cul-de-sac and the interior provide you with that true mountain feel.  With five bedrooms, 3.5 baths and over 4100 ft.² to roam around in, Lakeview shoppers will want to check out this property before someone else snaps it up.

Even though the overall pace of activity for the Incline Village real estate market in 2008 has been noticeably slower than in the recent past, good values are still being acquired on a regular basis as evidenced by properties getting accepted offers nearly every day this week.  We are not seeing the feeding frenzy that existed in 2004 and 2005, but there is still a cohort of savvy buyers ready to step up to the plate when the property they seek hits the price point they've been waiting for.

Daily Blog Update - October 2, 2008
With all eyes focused on the vice presidential debate, it was a rather lackluster day on the Incline Village real estate scene with two price reductions, one property going into escrow, one property closing escrow and all three of the new listings being repeats that had expired recently.

It's not everyday that you see a $1 million price reduction on the Incline Village MLS, but that is exactly what we have today for the stunningly beautiful home located at 336 - 5th Green on the Championship Golf Course.  The new asking price of $6,900,000 puts this in the $700 per square foot category which is actually quite reasonable for this quality of construction and the superb location.  Most people shopping in this price range will normally be looking at what would be considered an entry-level lakefront, so if you'd rather have a quality property instead of a fixer-upper at this price point, then I highly recommend taking a look at this gorgeous home. 

And speaking of lakefront properties, we just had a nice $50,000 price redeployment for the condo located at #33 - 999 Lakeshore.  This remodeled two bedroom, two bath, 1284 square-foot condo is not actually on the water but it is located in a gated lakefront complex with a private sandy beach.  The new asking price of $974,000 is right in the ballpark for anyone considering a condo in a lakefront community.

Congrats to the listing agent who handled the property at #19 Incline Crest, he got this into escrow in less than two weeks and it sold for 97% of the asking price.  This is a cute little cabin that had been completely rebuilt from the ground up in 2003 and priced right for a quick sale.

Daily Blog Update - October 1, 2008
I took a little bit of time off from the Incline Village real estate market on Wednesday morning to enjoy a hike on Mt. Rose on what could be the last summer day at Lake Tahoe.  It appears that the first winter storm of the season will come barreling in Friday night or Saturday and we could see anywhere from a dusting up to a foot of snow in the Lake Tahoe basin by the time the weekend is over.  And it looks like the only typhoon we can expect would be the one from the Pacific not one provided by the Incline Village MLS, as we had just three price reductions, one property going into escrow and one property closing escrow today.

The fixer upper / tear down at 566 Ponderosa, closed escrow at the very reasonable price of $550,000.  This three bedroom, two bath, 1220 ft.² home is situated on a lot just under 4/10 of an acre in a very desirable neighborhood. 

The property going into escrow today is the home for sale at 898 Tyner which got an  accepted offer for what is now the second time.  This panoramic Lakeview fixer-upper is a contemporary style and the $1,795,000 price tag is much more attractive than the original asking price (which if my memory is correct was around $1 million higher back in 2007).

Those of you seeking a high elevation bargain may wish to take a look at the property that is now a short sale at 889 Tyner Way.  Who knows if the new asking price of $889,000 is what the lenders will really accept.  All you can do is throw an offer at them and be patient.  This is a three bedroom, two bath, 2088 ft.² home with a filtered Lake view, over-sized three car garage on a large nearly one half acre lot.

Recently, there have been a couple of late-night price changes that have missed this update.  Why anyone would be doing a price change after 10 p.m. I have no idea, because no one is going to see it on the MLS Hotsheet.  Third Creek shoppers may wish to take a look at #6 which has broken the $600,000 barrier on the downside.  This is the lowest price we've seen for a two bedroom condo in the complex in about four years.  If you don't mind having an inside unit instead of an end unit, then take a look at this one pronto because I don't expect it to be around after the coming weekend.

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